731 Ashbrook Rd · Fayetteville, NC 28314

$169,500

3 bd · 2.0 ba · 2,400 sqft · SingleFamily public records · 75 Days on market

Built 1973 Est $214k · 21% under ↓ 15% since listing

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Why this score? — see what drove the C+ 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 +22.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.7/10.0
• 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

Great brick ranch with HUGE BASEMENT. This well-maintained home features 3 Bedrooms and 1.5 baths. Large family room. Bright kitchen with newer appliances. Formal dining room overlooks beautiful yard and perfect deck for outside enjoyment. Fresh paint throughout most of house. Owners suite is spacious with walk in closet. 2 other good sized bedrooms all on main level. Basement is a hidden gem- it is basically an open room with the same footprint of the main level. Fireplace. Laundry down. Opens to large backyard. Lovely yard with mature landscaping. Convenient to Fort Bragg, shopping, dining, and schools.

Key facts

• Bright kitchen
• Huge basement
• Formal dining room

Tags

• HUGE BASEMENT
• BRIGHT KITCHEN
• FORMAL DINING ROOM
• WALK IN CLOSET
• LARGE BACKYARD
• MATURE LANDSCAPING

Property features AI

Finance

• Other: Lot is level to sloping
• Financial info: Financial details not specified
• HOA & community: HOA information not specified

Exterior

• Parking: Parking details not specified
• Security: Security features not specified
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Subdivision: MONTCLAIR
• Construction: Brick veneer construction; Basement present (full, walk-out access)
• Exterior features: Deck

Interior

• Kitchen: Includes Refrigerator, Range, Range Hood
• Bedrooms: Bedrooms not specified
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central electric air conditioning; Natural gas forced-air heating
• Interior features: Refrigerator, Range, Range Hood; One fireplace located in the basement; Full walk-out basement; 7 total rooms
• Laundry & utility: Laundry not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $159k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Douglas Byrd Middle (math 13% / reading 30%, grade F, #422 of 475 statewide, top 89%, 935 students, 100% FRL); Douglas Byrd High (math 22% / reading 42%, grade F, #445 of 535 statewide, top 84%, 940 students, 99% FRL) — zoned schools average 99% 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; 9 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 35% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($159k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% 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 $159,330 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.88%
• DSCR: 1.31
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $213,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
731 Ashbrook Rd	0.00mi	3/1.5	2,316 (-4%)	1mo	$169,500	$73	92
630 Edgehill Rd	0.44mi	4/3.5 (+1)	2,427 (+1%)	9mo	$215,000	$89	59

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: -5.6%
• Equity multiple: 0.79×
• Total profit: $-9,907
• Equity at exit: $25,273

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $14,616
• Equity at exit: $14,655

Cash invested: $47,460 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,818 high
• Mortgage (P&I): −$889
• Tax from tax record: −$205 /mo · $2,458/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $272

Break-even live

Break-even rent $1,474

Max offer price $169,500

Occupancy floor 80%

Sensitivity live

Price	-10% $368	-5% $320	+0% $272	+5% $224	+10% $176
Rent	-10% $129	-5% $200	+0% $272	+5% $344	+10% $416
Rate	-1.0pp $358	-0.5pp $315	base $272	+0.5pp $228	+1.0pp $184

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
619 Berwick Dr Fayetteville, NC	3.0	2.5	1642	$1,650	$1.00	14d	1	0.45mi
316 Rainier Dr Fayetteville, NC	3.0	2.0	1960	$2,000	$1.02	14d	1	1.15mi
405 Windermere Dr Fayetteville, NC	4.0	2.5	2006	$2,100	$1.05	24d	1	1.16mi
226 Rainier Dr Fayetteville, NC	3.0	2.0	1691	$2,000	$1.18	24d	1	1.24mi
1871 Jennifer Ln #203 Fayetteville, NC	3.0	2.0	1650	$1,600	$0.97	24d	1	1.24mi
228 Whitney Dr Fayetteville, NC	3.0	2.0	1650	$1,840	$1.12	24d	1	1.32mi
225 Woodglen Dr Fayetteville, NC	3.0	2.5	2834	$2,200	$0.78	24d	1	1.35mi
5706 McDougal Dr Fayetteville, NC	3.0	2.0	1594	$1,650	$1.04	24d	1	1.40mi
600 Faison Ave Fayetteville, NC	3.0	2.0	1802	$1,495	$0.83	24d	1	1.44mi

Listing history 5 events

1. 2026-05-11
   status Pending
2. 2026-05-07
   price $169,500
3. 2026-04-23
   price $179,500
4. 2026-03-24
   price $189,500
5. 2026-02-25
   listed $199,500 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: $2,458 · $205/mo
• Projected year-2 tax: $2,458 · $205/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $21,820
• − Mortgage interest: −$9,495
• − Property taxes: −$2,458
• − Insurance: −$848
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$4,931
• Taxable income: $598
• Est. tax owed @ 24.0%: −$144
• After-tax cash flow: $3,122/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

-15.0% since first listed

5 events — show timeline

• 2026-05-11 Pending — LPRMLS
• 2026-05-07 Price Changed $169,500 LPRMLS
• 2026-04-23 Price Changed $179,500 LPRMLS
• 2026-03-24 Price Changed $189,500 LPRMLS
• 2026-02-25 Listed $199,500 LPRMLS

Property tax history

+5.1%/yr

Latest (2025): $2,458 · +46.4% YoY. Source: county tax records.