7433 Layton Dr · Fayetteville, NC 28314

$89,500

3 bd · 1.0 ba · 1,320 sqft · Manufactured public records · 124 Days on market

Built 1980 Est $152k · 41% under ↓ 19% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Look at the value per square ft. Around 1,300 square ft of roaming space. Why rent when you can own for potentially less than rent. Double wide manufactured at Sunset Park. Formal dining, Kitchen Dining Room Combo. Carpet and Vinyl throughout. Clean and ready to move in. Fully Fenced Yard for your pets or children. There is a back deck to enjoy your BBQ days. Very close to Ft Bragg off of Rim Rd near Cliffdale Rd intersection.

Key facts

• Formal dining
• Back deck
• Close to ft bragg

Tags

• DOUBLE WIDE MANUFACTURED
• FORMAL DINING
• KITCHEN DINING ROOM COMBO
• FULLY FENCED YARD
• BACK DECK
• CLOSE TO FT BRAGG

Property features AI

Finance

• Other: Located in SUNSET PK subdivision

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home; Residential property; Level topography
• Construction: Aluminum siding
• Exterior features: Deck; Fenced yard; Other exterior features

Interior

• Kitchen: Laminate counters (kitchen)
• Bedrooms: 6 total rooms (bedrooms and living areas included)
• Flooring: Vinyl flooring; Carpet flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating
• Interior features: Laminate counters; No fireplace
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% vs local median 4.9% in Fayetteville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: Lewis Chapel Middle (math 15% / reading 27%, grade F, #424 of 475 statewide, top 90%, 578 students, 100% FRL); Seventy-First High (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,366 students, 70% FRL) — zoned schools average 85% FRL vs 55% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 429 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $619 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; moderate 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 $78,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.87% ✓
• Cap rate: 15.49%
• Cash-on-cash: 32.84%
• DSCR: 2.46
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $151,800
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7437 April Dr	0.44mi	3/2.0	1,330 (+1%)	4mo	$155,000	$117	70
836 Richardson Ave	0.38mi	3/2.0	1,336 (+1%)	12mo	$143,000	$107	66
7433 April Dr	0.44mi	3/2.0	1,356 (+3%)	16mo	$164,000	$121	58
1213 July Ct	0.48mi	3/2.0	1,350 (+2%)	18mo	$155,000	$115	55
7325 April Dr	0.46mi	3/2.0	1,512 (+14%)	22mo	$146,000	$97	32

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: 28.1%
• Equity multiple: 2.17×
• Total profit: $29,395
• Equity at exit: $13,345

10-year hold

• IRR: 35.7%
• Equity multiple: 4.30×
• Total profit: $82,752
• Equity at exit: $7,738

Cash invested: $25,060 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,676 high
• Mortgage (P&I): −$469
• Tax from tax record: −$132 /mo · $1,584/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $686

Break-even live

Break-even rent $808

Max offer price $89,500

Occupancy floor 54%

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
581 Abbotts Landing Dr Fayetteville, NC	1.0–3.0	1.0–2.0	918	$1,525	$1.66	14d	6	0.55mi
5101 ParcStone Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1029	$1,755	$1.71	14d	12	0.58mi
7903 Cliffdale Rd Fayetteville, NC	1.0–2.0	1.0–2.0	900	$1,350	$1.50	14d	2	0.70mi
8250 Cliffdale Rd Fayetteville, NC	3.0–4.0	2.0–2.5	1405	$1,875	$1.33	23d	4	0.76mi
9330 Castle Falls Cir Fayetteville, NC	3.0	2.0	1120	$1,600	$1.43	21d	1	0.81mi
7023 Salinas Ct Fayetteville, NC	3.0	2.0	1308	$1,495	$1.14	14d	1	0.82mi
1308 Braybrooke Pl Fayetteville, NC	3.0	2.5	1810	$1,900	$1.05	23d	1	0.83mi
9329 Castle Falls Cir Fayetteville, NC	3.0	2.0	1040	$1,495	$1.44	14d	1	0.84mi
4811 Cellner Dr Fayetteville, NC	2.0–3.0	2.0	1100	$1,375	$1.25	14d	5	0.91mi
7311 Bass Dr Fayetteville, NC	3.0	2.0	1220	$1,495	$1.23	23d	1	1.00mi
1120 Braybrooke Pl Fayetteville, NC	3.0	2.5	1806	$1,800	$1.00	23d	1	1.01mi
6916 Kizer Dr Fayetteville, NC	3.0	2.0	1088	$1,375	$1.26	23d	1	1.08mi
1267 Exeter Ln Fayetteville, NC	3.0	2.0	1228	$1,545	$1.26	14d	1	1.08mi
7212 Reedy Creek Dr Fayetteville, NC	3.0	2.0	1401	$1,600	$1.14	23d	1	1.09mi
1274 Arailia Dr Fayetteville, NC	3.0	2.0	1230	$1,575	$1.28	23d	1	1.10mi
6764 Saint Julian Way Fayetteville, NC	3.0	2.0	1216	$1,775	$1.46	23d	1	1.12mi
735 Prestige Blvd Fayetteville, NC	3.0	2.0	1462	$1,500	$1.03	23d	1	1.17mi
6794 Saint Julian Way Fayetteville, NC	3.0	2.0	1345	$1,800	$1.34	23d	1	1.23mi
7281 Pebblebrook Dr Fayetteville, NC	3.0	2.0	1405	$1,700	$1.21	23d	1	1.23mi
6824 Saint Julian Way Fayetteville, NC	3.0	2.5	1591	$1,850	$1.16	23d	1	1.24mi
1222 Kienast Dr Fayetteville, NC	3.0	2.0	1122	$1,250	$1.11	21d	1	1.24mi
905 Kingscote Dr Fayetteville, NC	3.0	2.5	1566	$1,795	$1.15	23d	1	1.25mi
892 Kingscote Dr Fayetteville, NC	3.0	2.5	1566	$1,795	$1.15	23d	1	1.26mi
910 Kingscote Dr Fayetteville, NC	3.0	2.5	1566	$1,795	$1.15	23d	1	1.28mi
1011 Kingscote Dr Fayetteville, NC	4.0	2.5	1566	$1,945	$1.24	23d	1	1.31mi
1108 Patrick Dr Fayetteville, NC	3.0	2.0	1132	$1,800	$1.59	23d	1	1.32mi
1215 Patrick Dr Fayetteville, NC	3.0	2.5	1760	$1,795	$1.02	23d	1	1.33mi
1338 Kienast Dr Fayetteville, NC	3.0	2.0	1086	$1,350	$1.24	23d	1	1.35mi
5346 Greystoke Pl Fayetteville, NC	3.0	2.5	1566	$1,795	$1.15	23d	1	1.37mi
1161 Patrick Dr Fayetteville, NC	3.0	2.5	1750	$1,750	$1.00	23d	1	1.38mi
1366 Worstead Dr Fayetteville, NC	3.0	2.0	1079	$1,650	$1.53	14d	1	1.41mi
1113 Oakstone Dr Fayetteville, NC	4.0	2.5	1760	$1,750	$0.99	23d	1	1.42mi
7807 Rosewood Ave Fayetteville, NC	4.0	2.0	1600	$1,575	$0.98	23d	1	1.42mi
1549 Laurel Oak Dr Fayetteville, NC	3.0	2.0	1644	$1,900	$1.16	14d	1	1.47mi
6837 Woodmark Dr Fayetteville, NC	3.0	2.0	1450	$1,700	$1.17	14d	1	1.48mi

Listing history 15 events

1. 2026-06-15
   days on market $89,500 Active 124 DOM
2. 2026-06-14
   days on market $89,500 Active 122 DOM
3. 2026-06-13
   days on market $89,500 Active 121 DOM
4. 2026-06-10
   days on market $89,500 Active 119 DOM
5. 2026-06-09
   days on market $89,500 Active 118 DOM
6. 2026-06-08
   days on market $89,500 Active 117 DOM
7. 2026-06-07
   days on market $89,500 Active 116 DOM
8. 2026-06-03
   days on market $89,500 Active 112 DOM
9. 2026-06-02
   days on market $89,500 Active 111 DOM
10. 2026-06-01
    days on market $89,500 Active 110 DOM
11. 2026-05-31
    days on market $89,500 Active 109 DOM
12. 2026-05-30
    days on market $89,500 Active 108 DOM
13. 2026-05-02
    price $89,500
14. 2026-02-17
    price $99,500
15. 2026-02-11
    listed $110,000 Active

ⓘ 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: $1,584 · $132/mo
• Projected year-2 tax: $1,584 · $132/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $20,117
• − Mortgage interest: −$5,013
• − Property taxes: −$1,584
• − Insurance: −$448
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$2,604
• Taxable income: $7,250
• Est. tax owed @ 24.0%: −$1,740
• After-tax cash flow: $6,489/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

-18.6% since first listed

3 events — show timeline

• 2026-05-02 Price Changed $89,500 LPRMLS
• 2026-02-17 Price Changed $99,500 LPRMLS
• 2026-02-11 Listed $110,000 LPRMLS

Property tax history

+10.5%/yr

Latest (2025): $1,584 · +66.3% YoY. Source: county tax records.