5022 Sycamore Dr · Hope Mills, NC 28348

$209,999

3 bd · 2.0 ba · 1,478 sqft · SingleFamily public records · 48 Days on market

Built 1990 0.28 ac lot Est $241k · 13% under

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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).

• ARV discount +13.3/15.0
• Cash flow +11.0/30.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• DSCR +3.2/10.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home with NO carpet! Shy of 1500 sq ft with great location! Exterior has just been painted. Engineered hardwood floors in all bedrooms and living room. Kitchen with stainless steel appliances and breakfast nook. Large family room with masonry fireplace. Bedrooms are decent size. Home is being sold "as is" and seller will not be doing any repairs. No exceptions.

Key facts

• Open-concept layout
• 0.28 acre lot
• Garage

Tags

• LUXURY VINYL PLANK FLOORING
• OPEN-CONCEPT LAYOUT
• ENTERTAINER'S KITCHEN
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (19.0% below list).
• Recommended offer: $170k (19.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#234 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D-, amenities F, commute 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: Ed V Baldwin Elementary (math 19% / reading 27%, grade F, #1,168 of 1,410 statewide, top 83%, 592 students, 100% FRL); South View Middle (math 20% / reading 34%, grade F, #374 of 475 statewide, top 80%, 661 students, 99% FRL); South View High (math 60% / reading 43%, grade D+, #299 of 535 statewide, top 56%, 1,502 students, 66% FRL) — zoned schools average 88% FRL vs 55% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 317 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 31% of the median local income ($66k/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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $170,159 (19.0% 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 48 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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: 0.81% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.82%
• DSCR: 0.92
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $240,914
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3406 Hawthorne St	0.06mi	3/2.0	1,465 (-1%)	2mo	$239,000	$163	94
3380 Hawthorne St	0.06mi	3/2.0	1,482 (+0%)	14mo	$237,000	$160	85
818 Eagle Landing Dr	0.28mi	3/2.5	1,496 (+1%)	0mo	$254,000	$170	83
806 Eagle Landing Dr	0.34mi	3/2.0	1,512 (+2%)	6mo	$249,900	$165	75
4104 Legion Rd	0.51mi	3/1.5	1,395 (-6%)	12mo	$111,250	$80	54
3812 Constance Rd	0.72mi	3/2.0	1,262 (-15%)	5mo	$205,000	$162	38

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 · 4.28% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.36×
• Total profit: $-37,476
• Equity at exit: $31,312

10-year hold

• IRR: -7.8%
• Equity multiple: 0.48×
• Total profit: $-30,541
• Equity at exit: $18,157

Cash invested: $58,800 (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 28348

• Home prices YoY: -14.0%
• Rents YoY: 4.3%
• Active inventory: 317
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$245 /mo · $2,936/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-89

Break-even live

Break-even rent $1,814

Max offer price $194,242

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1055 Winnall LN Hope Mills, NC	1.0–3.0	1.0–2.0	1132	$2,000	$1.77	13d	20	0.18mi
614 Drypoint Ln Apt B Hope Mills, NC	2.0	2.0	900	$1,050	$1.17	23d	1	0.85mi
3718 Pioneer Dr Hope Mills, NC	3.0	2.0	1511	$1,290	$0.85	23d	1	0.95mi
3038 Walesby Dr Fayetteville, NC	3.0	2.0	1272	$1,650	$1.30	23d	1	0.97mi
5629 Thackeray Dr Fayetteville, NC	3.0	2.0	1536	$1,725	$1.12	23d	1	1.03mi
509 Meadowland Ct Hope Mills, NC	2.0	2.0	1236	$1,400	$1.13	23d	1	1.13mi
3332 Kenmont Ln Unit E Hope Mills, NC	2.0	2.5	1100	$1,150	$1.05	23d	1	1.13mi
4033 Professional Dr Unit 4033 Hope Mills, NC	2.0	2.0	1050	$1,095	$1.04	23d	1	1.22mi
2219 Gray Goose Loop Fayetteville, NC	3.0	2.5	1799	$1,900	$1.06	21d	1	1.22mi
3916 Middle St Hope Mills, NC	2.0	1.0	905	$1,115	$1.23	13d	1	1.24mi
4079 Professional Dr Hope Mills, NC	2.0	2.0	1050	$1,095	$1.04	23d	1	1.25mi
4065 Professional Dr Hope Mills, NC	2.0	2.0	1050	$1,095	$1.04	21d	1	1.27mi
4065 Professional Dr Unit 4065 Hope Mills, NC	2.0	2.0	1050	$1,095	$1.04	23d	1	1.27mi
1209 Snowy Egret Dr Fayetteville, NC	3.0	2.5	1470	$1,800	$1.22	23d	1	1.29mi
3100 Winesap Rd Hope Mills, NC	3.0	2.0	1082	$1,495	$1.38	13d	1	1.29mi
1514 Aristo Pl Hope Mills, NC	2.0	2.0	1000	$1,050	$1.05	13d	1	1.35mi
2207 Puffin Pl Fayetteville, NC	3.0	2.0	1214	$1,950	$1.61	13d	1	1.43mi
2517 Forest Lodge Dr Fayetteville, NC	3.0	2.0	1670	$1,800	$1.08	23d	1	1.47mi

Listing history 14 events

1. 2025-10-14
   soldstatus $210,000
2. 2025-09-08
   status Pending
3. 2025-08-18
   price $209,999
4. 2025-08-07
   price $214,999
5. 2025-07-31
   price $219,999
6. 2025-07-21
   listed $224,999 Active
7. 2021-02-24
   soldstatus $126,000 387-char remark

   Show marketing remark (387 chars)

   Great starter home with NO carpet! Shy of 1500 sq ft with great location! Exterior has just been painted. Engineered hardwood floors in all bedrooms and living room. Kitchen with stainless steel appliances and breakfast nook. Large family room with masonry fireplace. Bedrooms are decent size. Home is being sold "as is" and seller will not be doing any repairs. No exceptions.

8. 2021-02-24
   soldstatus $126,000

   Show marketing remark (387 chars)

   Great starter home with NO carpet! Shy of 1500 sq ft with great location! Exterior has just been painted. Engineered hardwood floors in all bedrooms and living room. Kitchen with stainless steel appliances and breakfast nook. Large family room with masonry fireplace. Bedrooms are decent size. Home is being sold "as is" and seller will not be doing any repairs. No exceptions.

9. 2020-11-11
   listed $130,000 387-char remark

   Show marketing remark (387 chars)

   Great starter home with NO carpet! Shy of 1500 sq ft with great location! Exterior has just been painted. Engineered hardwood floors in all bedrooms and living room. Kitchen with stainless steel appliances and breakfast nook. Large family room with masonry fireplace. Bedrooms are decent size. Home is being sold "as is" and seller will not be doing any repairs. No exceptions.

10. 2014-07-22
    soldstatus $128,000 490-char remark

    Show marketing remark (490 chars)

    -Lots of nice updates in this 3 bedroom, 2 bath home! Vaulted ceilings and wood burning stone fireplace in great room. No carpet in this home at all! Laminate in great room, hallways and bedrooms. New DuraCeramic tile flooring in kitchen/laundry room. Newer vinyl windows; new heat pump in 2012. Brand new stainless steel appliances in kitchen too! Located on quiet dead-end street with no thru traffic! Home has been freshly painted on the interior. Deck and fenced back yard! HURRY!

11. 2014-07-22
    soldstatus $128,000

    Show marketing remark (490 chars)

    -Lots of nice updates in this 3 bedroom, 2 bath home! Vaulted ceilings and wood burning stone fireplace in great room. No carpet in this home at all! Laminate in great room, hallways and bedrooms. New DuraCeramic tile flooring in kitchen/laundry room. Newer vinyl windows; new heat pump in 2012. Brand new stainless steel appliances in kitchen too! Located on quiet dead-end street with no thru traffic! Home has been freshly painted on the interior. Deck and fenced back yard! HURRY!

12. 2014-06-13
    listed $132,500 490-char remark

    Show marketing remark (490 chars)

    -Lots of nice updates in this 3 bedroom, 2 bath home! Vaulted ceilings and wood burning stone fireplace in great room. No carpet in this home at all! Laminate in great room, hallways and bedrooms. New DuraCeramic tile flooring in kitchen/laundry room. Newer vinyl windows; new heat pump in 2012. Brand new stainless steel appliances in kitchen too! Located on quiet dead-end street with no thru traffic! Home has been freshly painted on the interior. Deck and fenced back yard! HURRY!

13. 2007-10-12
    soldstatus $122,000
14. 1996-09-13
    soldstatus $90,000

ⓘ 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: $2,936 · $245/mo
• Projected year-2 tax: $2,936 · $245/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 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: $20,419
• − Mortgage interest: −$11,763
• − Property taxes: −$2,936
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$6,109
• Taxable loss: −$4,707
• Est. tax savings @ 24.0%: +$1,130
• After-tax cash flow: $59/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 — Hope Mills

• Score: 67/100
• State rank: #234
• US rank: #10761

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hope Mills, NC
• County: Cumberland County · 265,314 people
• City population: 39,196
• Metro: Fayetteville, NC
• Population (ZIP): 39,196
• Household income: $66,129
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 746.0

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: White 49% Black 27% Hispanic / Latino 13% Two or more races 11% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5%
• Common ancestry: Romanian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 90% English-only · Spanish 8% Other Indo-European 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: ▼ -37.14%
• Current HPI: 228.3122
• Rent YoY: ▲ 4.28%
• 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

+133.3% since first listed

14 events — show timeline

• 2025-10-14 Sold (Public Records) $210,000 Public Records
• 2025-09-08 Pending — LPRMLS
• 2025-08-18 Price Changed $209,999 LPRMLS
• 2025-08-07 Price Changed $214,999 LPRMLS
• 2025-07-31 Price Changed $219,999 LPRMLS
• 2025-07-21 Listed $224,999 LPRMLS
• 2021-02-24 Sold (Public Records) $126,000 Public Records
• 2021-02-24 Sold (MLS) $126,000 LPRMLS
• 2020-11-11 Listed $130,000 LPRMLS
• 2014-07-22 Sold (Public Records) $128,000 Public Records
• 2014-07-22 Sold (MLS) $128,000 LPRMLS
• 2014-06-13 Listed $132,500 LPRMLS
• 2007-10-12 Sold (Public Records) $122,000 Public Records
• 1996-09-13 Sold (Public Records) $90,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,936 · +36.5% YoY. Source: county tax records.