202 Onie Ct · Fayetteville, NC 28314

$180,000

3 bd · 2.0 ba · 1,155 sqft · SingleFamily public records · 35 Days on market

Built 1966 0.42 ac lot Est $188k · at est.

---

Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +13.2/30.0
• ARV discount +9.5/15.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming all-brick ranch nestled on a spacious, tree-lined lot in the heart of Fayetteville! This well-maintained home offers timeless character paired with comfortable living spaces and thoughtful updates throughout. Step inside to a warm and inviting living room featuring beautiful floors, abundant natural light, and an easy flow into the adjoining flex space perfect for a home office, sitting area, or dining room. The bright kitchen offers ample cabinet storage, stylish backsplash accents, and convenient access to the laundry area. The generously sized bedrooms provide comfort and versatility, while the classic brick exterior, covered carport, and mature landscaping add curb appeal and c

Key facts

• Flex space
• Covered carport
• Mature landscaping

Tags

• TREE LINED LOT
• FLEX SPACE
• AMPLE CABINET STORAGE
• STYLISH BACKSPLASH ACCENTS
• COVERED CARPORT
• MATURE LANDSCAPING

Property features AI

Exterior

• Parking: Attached carport; One covered parking space; One carport space
• Utilities: Public water; Holding tank and septic sewer
• Home design: Single family residence; Residential property
• Construction: Brick veneer construction
• Exterior features: Lot in KENDALL subdivision; Zoned SF10 (Single Family Residential)

Interior

• Kitchen: Refrigerator; Range
• Flooring: Hardwood; Laminate; Tile; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Heat pump
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-5 ($-56/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (16.8% below list).
• Recommended offer: $150k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.9% in Fayetteville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 75/100 on livability (#45 in NC, #4,031 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F, employment D-.
• Cumberland County Schools (urban): math 32% / reading 41% proficiency, ranked #126 of 178 in NC (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Westover Middle (math 20% / reading 30%, grade F, #396 of 475 statewide, top 84%, 784 students, 100% FRL); Westover High (math 42% / reading 39%, grade F, #387 of 535 statewide, top 73%, 1,202 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 429 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,770 (16.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.83% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.11%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $188,265
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
221 Lansdowne Rd	0.69mi	3/2.0	1,145 (-1%)	2mo	$178,000	$155	65
120 Old Gate Rd	0.24mi	3/2.0	1,225 (+6%)	17mo	$185,900	$152	64
403 Lotus Dr	0.23mi	3/2.0	1,277 (+11%)	16mo	$208,465	$163	59
5615 Nix Rd	0.60mi	3/2.0	1,191 (+3%)	16mo	$235,000	$197	54
341 Lynhurst Dr	0.74mi	3/2.0	1,044 (-10%)	2mo	$193,000	$185	48
235 Lansdowne Rd	0.72mi	3/1.5	1,262 (+9%)	13mo	$182,500	$145	38
5324 Sierra Ct	0.74mi	3/2.0	1,318 (+14%)	8mo	$220,000	$167	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.42×
• Total profit: $-29,309
• Equity at exit: $26,839

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-25,267
• Equity at exit: $15,563

Cash invested: $50,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 85 Strongly Landlord-Friendly
• State North Carolina: 85 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

10-day notice; preempted; landlord-favorable but court speed varies.

Methodology + full state rankings →

ZIP-level market 28314

• Home prices YoY: -15.7%
• Rents YoY: 3.1%
• Active inventory: 429
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$944
• Tax from tax record: −$169 /mo · $2,027/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-5

Break-even live

Break-even rent $1,504

Max offer price $179,182

Occupancy floor 95%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5200 Mawood St Fayetteville, NC	3.0	2.0	1300	$1,500	$1.15	13d	1	0.18mi
295 Warton Ln Fayetteville, NC	3.0	2.0	1307	$1,325	$1.01	13d	1	0.27mi
349 Waterdown Dr #5 Fayetteville, NC	3.0	2.0	1307	$1,350	$1.03	23d	1	0.35mi
267 Waterdown Dr Fayetteville, NC	3.0	2.0	1307	$1,325	$1.01	23d	1	0.36mi
513 Lumberly Ln Fayetteville, NC	2.0	2.0	1124	$1,295	$1.15	23d	1	0.48mi
3311 Woodhill Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1195	$1,730	$1.45	13d	42	0.52mi
5591 Bellflower St Fayetteville, NC	3.0	2.0	1273	$1,575	$1.24	13d	1	0.54mi
5508 Faith Dr Fayetteville, NC	1.0–3.0	1.5–3.0	1106	$1,439	$1.30	13d	10	0.56mi
5508 Faith Dr Fayetteville, NC	1.0–3.0	1.5–3.0	1106	$1,439	$1.30	21d	16	0.56mi
230 Sawtooth Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1040	$1,550	$1.49	13d	14	0.59mi
246 Partners Way Fayetteville, NC	2.0	2.0	1100	$1,295	$1.18	23d	1	0.63mi
5725 Ivanhoe Ct Fayetteville, NC	1.0–3.0	1.0–2.0	962	$1,300	$1.35	13d	6	0.64mi
5650 Netherfield Pl Fayetteville, NC	1.0–3.0	1.0–2.0	1025	$1,410	$1.37	13d	38	0.78mi
425 Windermere Dr Fayetteville, NC	2.0	1.0	900	$950	$1.06	23d	1	0.91mi
5414 Plateau Rd Fayetteville, NC	3.0	2.0	1116	$1,595	$1.43	23d	1	0.96mi
5410 Laramie Ct Fayetteville, NC	3.0	2.0	1446	$1,600	$1.11	13d	1	1.01mi
622 Dashland Dr Unit B Fayetteville, NC	2.0	1.5	750	$940	$1.25	13d	1	1.04mi
3374 Starboard Way Fayetteville, NC	3.0	2.5	1481	$2,150	$1.45	13d	1	1.11mi
2056 Wheeling St Fayetteville, NC	3.0	2.5	1401	$1,595	$1.14	23d	1	1.12mi
3330 Harbour Pointe Pl #12 Fayetteville, NC	3.0	2.0	1401	$1,700	$1.21	13d	1	1.14mi
425 Woodstream Trl Fayetteville, NC	1.0–2.0	1.0–1.5	810	$1,330	$1.64	23d	12	1.23mi
301 Barcelona Dr Fayetteville, NC	1.0–2.0	1.0–2.0	845	$1,326	$1.57	13d	58	1.26mi
4981 Galveston Dr Fayetteville, NC	2.0	1.5	750	$1,050	$1.40	23d	1	1.26mi
4627 Keg Ct Fayetteville, NC	3.0	1.5	1272	$1,300	$1.02	23d	1	1.31mi
5713 Waterwood Dr Fayetteville, NC	3.0	2.0	1440	$1,650	$1.15	21d	1	1.31mi
1000 Antietam Crk Dr Fayetteville, NC	3.0	1.0–2.0	1059	$1,700	$1.61	23d	14	1.31mi
4916 Schmidt St Fayetteville, NC	2.0	1.0	801	$945	$1.18	23d	1	1.36mi
5761 Waterwood Dr Fayetteville, NC	3.0	2.0	1452	$1,600	$1.10	21d	1	1.36mi
1981 Wheeling St Fayetteville, NC	3.0	2.0	1400	$1,500	$1.07	23d	1	1.36mi
421 Squirrel St Unit A Fayetteville, NC	2.0	1.0	780	$900	$1.15	23d	1	1.38mi
409 Tradewinds Dr Fayetteville, NC	1.0–2.0	1.0–2.0	867	$1,195	$1.38	13d	16	1.40mi
6033 Santa Fe Dr Fayetteville, NC	3.0	1.5	1325	$1,500	$1.13	23d	1	1.42mi
812 Crescent Commons Way Fayetteville, NC	1.0–2.0	1.0–2.0	963	$1,385	$1.44	13d	10	1.45mi
600 Scotia Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1070	$1,380	$1.29	13d	29	1.46mi
4547 Chambersburg Rd Fayetteville, NC	3.0	1.5	1198	$1,500	$1.25	23d	1	1.48mi
5831 Waters Edge Dr Fayetteville, NC	3.0	2.0	1344	$1,545	$1.15	23d	1	1.49mi
1160 Windham Ct Fayetteville, NC	2.0	2.5	1200	$1,250	$1.04	23d	1	1.50mi

Listing history 23 events

1. 2026-06-18
   days on market $180,000 Active 35 DOM
2. 2026-06-17
   days on market $180,000 Active 34 DOM
3. 2026-06-16
   days on market $180,000 Active 33 DOM
4. 2026-06-15
   days on market $180,000 Active 32 DOM
5. 2026-06-14
   days on market $180,000 Active 30 DOM
6. 2026-06-13
   days on market $180,000 Active 29 DOM
7. 2026-06-10
   days on market $180,000 Active 27 DOM
8. 2026-06-09
   days on market $180,000 Active 26 DOM
9. 2026-06-08
   days on market $180,000 Active 25 DOM
10. 2026-06-07
    days on market $180,000 Active 24 DOM
11. 2026-06-03
    days on market $180,000 Active 20 DOM
12. 2026-06-02
    days on market $180,000 Active 19 DOM
13. 2026-06-01
    days on market $180,000 Active 18 DOM
14. 2026-05-31
    days on market $180,000 Active 17 DOM
15. 2026-05-30
    days on market $180,000 Active 16 DOM
16. 2026-05-14
    listed $180,000 Active
17. 2025-10-13
    listed $210,000 Active
18. 2019-04-22
    listed $71,000
19. 2019-04-22
    listed $71,000
20. 2019-04-19
    listed $71,000
21. 2019-02-28
    historical
22. 2018-04-24
    listed $71,000
23. 2018-04-24
    listed $71,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NC · Resets to sale price

• Current annual tax: $2,027 · $169/mo
• Projected year-2 tax: $2,027 · $169/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,972
• − Mortgage interest: −$10,083
• − Property taxes: −$2,027
• − Insurance: −$900
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$5,236
• Taxable loss: −$3,149
• Est. tax savings @ 24.0%: +$756
• After-tax cash flow: $700/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Cumberland County Schools
• NCES district ID: 3700011
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $44,168
• Composite: 31.0/100
• National rank: #6096
• State rank: #126 of 178 in NC

Livability — Fayetteville

• Score: 75/100
• State rank: #45
• US rank: #4031

Category grades

Amenities B- Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fayetteville, NC
• County: Cumberland County · 265,314 people
• City population: 226,118
• Metro: Fayetteville, NC
• Population (ZIP): 55,834
• Household income: $62,249
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2511.0

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 330,855 people
• By 2030: 333,523 · +0.8%
• By 2040: 335,583 · +1.4%
• By 2050: 335,325 · +1.4%
• By 2075: 342,853 · +3.6%
• By 2100: 340,698 · +3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 49% White 25% Hispanic / Latino 16% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6% Dominican 1%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 10% Korean 1% Other Asian/Pacific 1%

Political lean MEDSL · Cumberland

• 2024 margin: D (+13.4) · D 56.1% · R 42.7% · Other 1.2%
• 2008→2024 swing: -4.3pp toward R · 2008: 17.7pp · 2024: 13.4pp
• All cycles: 2024: D+13.4 2020: D+16.6 2016: D+16.0 2012: D+19.7 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.20%
• Current HPI: 231.873
• Rent YoY: ▲ 3.11%
• Metro: Fayetteville, NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

Industry mix (Fortune 500 HQ in NC)

Industry	F500 HQs	Revenue
▸Financial Services	2	$213B
▸Retail	2	$95B
▸Industrial Conglomerate	1	$38B
▸Metals / Steel	1	$35B
▸Utilities	1	$30B
▸Industrial Machinery	1	$19B

Price history

+153.5% since first listed

8 events — show timeline

• 2026-05-14 Listed $180,000 LPRMLS
• 2025-10-13 Listed $210,000 LPRMLS
• 2019-04-22 Listed $71,000 LPRMLS
• 2019-04-22 Listed $71,000 LPRMLS
• 2019-04-19 Listed $71,000 LPRMLS
• 2019-02-28 Listing Removed — TMLS
• 2018-04-24 Listed $71,000 LPRMLS
• 2018-04-24 Listed $71,000 TMLS

Property tax history

+4.9%/yr

Latest (2025): $2,027 · +30.5% YoY. Source: county tax records.