5186 Jaycee St · Stedman, NC 28391

$317,900

4 bd · 2.0 ba · 1,850 sqft · SingleFamily · 23 Days on market

Built 2026 0.33 ac lot

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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).

• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks

The Dorchester, built by A & G Residential, is a thoughtfully designed 4-bedroom, 2-bathroom home offering 1,850 square feet of versatile living space. This open-concept plan blends comfort and style, featuring a spacious kitchen adjacent to the dining area and great room — perfect for everyday living and entertaining. The split-bedroom layout provides privacy, while the primary suite boasts a generous walk-in closet and spacious bath. A fourth bedroom offers flexibility as a home office, guest suite, or playroom. With a dedicated laundry room and ample storage throughout, this home truly checks all the boxes. Located in downtown Stedman, this neighborhood is ideal for buyers seek

Key facts

• 0.33 acre lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Lot is cleared with paved road access; Lot approximately 0.33 acres; Zoned R10 (Residential District); Subdivision: STEDMAN

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; New construction
• Construction: Vinyl siding
• Exterior features: Covered patio

Interior

• Kitchen: Dishwasher; Microwave; Range; Granite counters; Pantry
• Bedrooms: Includes multiple bedrooms (5 total rooms in home)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air conditioning
• Interior features: Entrance foyer; Granite counters; Pantry; Walk-in closet(s); Electric fireplace
• Laundry & utility: Washer hookup; Laundry on main level; In-unit laundry

🏗️ New construction. The $317,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $281,200.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $318k.

Deal economics

• At list price, monthly cash flow is $-284 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (24.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (33.9% below list).
• Recommended offer: $210k (33.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#107 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• 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: Stedman Elementary (math 57% / reading 52%, grade C, #302 of 1,410 statewide, top 23%, 271 students, 99% FRL); Mac Williams Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 1,151 students, 58% FRL); Cape Fear High (math 75% / reading 47%, grade C+, #202 of 535 statewide, top 39%, 1,529 students, 50% FRL).
• Zoned-school proficiency averages 54% at this address vs 36% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 33 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($313k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,000 (33.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.75% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.33%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $281,200
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 & 218 Carol St	0.19mi	5/3.0 (+1)	1,856 (+0%)	21mo	$75,000	$40	64
419 Lake Edge Ln	0.60mi	4/2.5	1,932 (+4%)	16mo	$275,000	$142	49
6301 Emerson Grove (lot 1) Ct	0.74mi	3/2.0 (-1)	1,774 (-4%)	10mo	$314,900	$178	45
6305 Emerson Grove (lot 2) Ct	0.72mi	4/2.0	2,012 (+9%)	14mo	$344,900	$171	40
605 Bird Nest Ct	0.69mi	3/2.0 (-1)	1,742 (-6%)	19mo	$250,000	$144	37
712 Mill Bay Dr	0.70mi	3/2.0 (-1)	1,573 (-15%)	2mo	$213,750	$136	36
6204 Azelia Dr	0.70mi	4/2.0	1,618 (-12%)	15mo	$250,000	$155	34
6251 Azelia Dr	0.72mi	4/2.0	1,671 (-10%)	20mo	$263,500	$158	34
610 Bird Nest Ct	0.73mi	3/2.0 (-1)	1,648 (-11%)	16mo	$250,000	$152	29

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.72×
• Total profit: $135,073
• Equity at exit: $253,327

10-year hold

• IRR: 19.2%
• Equity multiple: 6.23×
• Total profit: $412,070
• Equity at exit: $546,310

Cash invested: $78,736 (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 28391

• Home prices YoY: 16.1%
• Active inventory: 33
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,475
• Tax est. 1.5%: −$352 /mo · $4,218/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-284

Break-even live

Break-even rent $2,460

Max offer price $240,060

Occupancy floor —

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: $70,300
• Closing costs: $8,436
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6205 Yorkie Ct Stedman, NC	4.0	3.0	2069	$2,100	$1.01	13d	1	0.80mi

Listing history 16 events

1. 2026-06-18
   days on market $317,900 Active 23 DOM
2. 2026-06-17
   days on market $317,900 Active 22 DOM
3. 2026-06-16
   days on market $317,900 Active 21 DOM
4. 2026-06-15
   days on market $317,900 Active 20 DOM
5. 2026-06-14
   days on market $317,900 Active 18 DOM
6. 2026-06-13
   days on market $317,900 Active 17 DOM
7. 2026-06-10
   days on market $317,900 Active 15 DOM
8. 2026-06-09
   days on market $317,900 Active 14 DOM
9. 2026-06-08
   days on market $317,900 Active 13 DOM
10. 2026-06-07
    days on market $317,900 Active 12 DOM
11. 2026-06-03
    days on market $317,900 Active 8 DOM
12. 2026-06-02
    days on market $317,900 Active 7 DOM
13. 2026-06-01
    days on market $317,900 Active 6 DOM
14. 2026-05-31
    days on market $317,900 Active 5 DOM
15. 2026-05-30
    days on market $317,900 Active 4 DOM
16. 2026-05-27
    listed $317,900 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,200
• − Mortgage interest: −$15,752
• − Property taxes: −$4,218
• − Insurance: −$1,406
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$8,180
• Taxable loss: −$8,388
• Est. tax savings @ 24.0%: +$2,013
• After-tax cash flow: $-1,399/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 — Stedman

• Score: 71/100
• State rank: #107
• US rank: #6799

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stedman, NC
• Population (ZIP): 5,956

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: Predominantly White (77%)
• Race & ethnicity: White 77% Black 12% Two or more races 7% Hispanic / Latino 2% Native American 2%
• Common ancestry: Slovak 4% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 46.06%
• Current HPI: 331.7099
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-27 Listed $317,900 LPRMLS