1006 Brookhollow Dr #7 · Fayetteville, NC 28314

$69,900

1 bd · 1.0 ba · 802 sqft · Condo public records · 19 Days on market

Built 1984 $181/mo HOA · 18% of rent

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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 +27.2/30.0
• 1% rule +9.7/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 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

Updated Condo Just Minutes to Fort Bragg! Don't miss this beautifully updated 1-bedroom, 1-bath unit offering comfort, convenience, and investment potential. Recent upgrades include bathroom countertop (2026), luxury vinyl plank flooring (2026), AC unit (2025), and water heater (2025), providing modern style and peace of mind. Enjoy your morning coffee or unwind after work on the private patio. Conveniently located just 9 minutes from Fort Bragg, with easy access to shopping, dining, entertainment, and everything Fayetteville has to offer. Whether you're looking for an affordable place to call home or a turnkey rental property, this condo is an excellent opportunity for homeowners and in

Key facts

• Downtown amenities
• Private patio
• Close to shopping

Tags

• GROUND-FLOOR UNIT
• PRIVATE PATIO
• 9 MINUTES TO FORT BRAGG
• CLOSE TO SHOPPING
• DINING
• DOWNTOWN AMENITIES

Property features AI

Finance

• Other: Subdivision: STEWARTS CK; Directions: From Reilly Rd turn onto Willowbrook Drive and turn left onto Brookhollow.
• HOA & community: Homeowners association with a $181 monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential condominium
• Construction: Other construction materials
• Exterior features: Community pool; Crawl space foundation

Interior

• Kitchen: Refrigerator; Dishwasher; Electric oven
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating
• Interior features: Eat-in kitchen; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 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; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($69k) 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 $68,851 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.32%
• DSCR: 1.55
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 2.2%
• Equity multiple: 1.09×
• Total profit: $1,679
• Equity at exit: $10,422

10-year hold

• IRR: 12.0%
• Equity multiple: 1.96×
• Total profit: $18,792
• Equity at exit: $6,044

Cash invested: $19,572 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,028 high
• Mortgage (P&I): −$367
• Tax from tax record: −$34 /mo · $414/yr
• Insurance: −$29
• HOA: −$181
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $201

Break-even live

Break-even rent $774

Max offer price $69,900

Occupancy floor 75%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1014 Brookhollow Dr Fayetteville, NC	2.0	2.0	1050	$1,000	$0.95	13d	1	0.02mi
1022 Brookhollow Dr #5 Fayetteville, NC	2.0	2.0	1086	$1,050	$0.97	23d	1	0.06mi
1000 Wood Creek Dr #9 Fayetteville, NC	2.0	2.0	1100	$1,175	$1.07	23d	1	0.10mi
6792 Willowbrook Dr Fayetteville, NC	1.0	1.0	900	$795	$0.88	13d	1	0.22mi
6792 Willowbrook Dr #16 Fayetteville, NC	1.0	1.0	800	$795	$0.99	23d	1	0.22mi
6809 Willowbrook Dr Fayetteville, NC	2.0	2.0	1050	$990	$0.94	23d	1	0.23mi
6804 Willowbrook Dr Fayetteville, NC	1.0	1.0	800	$890	$1.11	23d	1	0.25mi
942 Stewarts Creek Dr #8 Fayetteville, NC	2.0	2.0	1020	$1,055	$1.03	23d	1	0.27mi
605 S Reilly Rd Fayetteville, NC	1.0–3.0	1.0–2.0	992	$870	$0.88	13d	1	0.56mi
625 Marshtree Ln Fayetteville, NC	2.0–3.0	2.0	1170	$1,200	$1.03	13d	2	0.70mi
6535 Jefferey Dr Fayetteville, NC	1.0	1.0	700	$905	$1.29	13d	3	0.71mi
6407 Wallaby Ct Fayetteville, NC	2.0	1.5	1100	$1,200	$1.09	13d	1	0.72mi
6445 Independence Pl Dr Fayetteville, NC	1.0–3.0	1.0–3.0	1106	$1,279	$1.16	13d	18	0.89mi
111 Grande Oaks Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1205	$1,180	$0.98	13d	46	0.91mi
567 Cutchen Ln Fayetteville, NC	1.0–3.0	1.0–2.0	975	$925	$0.95	13d	61	1.03mi
278 Crabapple Cir #57 Fayetteville, NC	2.0	1.0	796	$990	$1.24	23d	1	1.19mi
7569 Faraday Pl Unit 7572-C Fayetteville, NC	1.0	1.0	650	$875	$1.35	23d	1	1.48mi

HOA detail condo

• Monthly dues: $181 · $2,172/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   price $69,900 Active 19 DOM
2. 2026-06-18
   days on market $73,000 Active 19 DOM
3. 2026-06-17
   days on market $73,000 Active 18 DOM
4. 2026-06-16
   days on market $73,000 Active 17 DOM
5. 2026-06-15
   days on market $73,000 Active 16 DOM
6. 2026-06-14
   days on market $73,000 Active 14 DOM
7. 2026-06-13
   days on market $73,000 Active 13 DOM
8. 2026-06-10
   days on market $73,000 Active 11 DOM
9. 2026-06-09
   days on market $73,000 Active 10 DOM
10. 2026-06-08
    days on market $73,000 Active 9 DOM
11. 2026-06-07
    days on market $73,000 Active 8 DOM
12. 2026-06-03
    days on market $73,000 Active 4 DOM
13. 2026-06-02
    days on market $73,000 Active 3 DOM
14. 2026-06-01
    days on market $73,000 Active 2 DOM
15. 2026-05-31
    remarks 699-char remark
16. 2026-05-31
    listed $73,000 Active 1 DOM

ⓘ 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: $414 · $34/mo
• Projected year-2 tax: $573 · $48/mo
• Expected delta: +$160/yr (+$13/mo · 38.6%)

ⓘ 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,335
• − Mortgage interest: −$3,915
• − Property taxes: −$414
• − Insurance: −$350
• − Repairs & maintenance: −$987
• − Management: −$987
• − HOA: −$2,172
• − Depreciation: −$2,033
• Taxable income: $1,478
• Est. tax owed @ 24.0%: −$355
• After-tax cash flow: $2,057/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

-76.1% since first listed

2 events — show timeline

• 2026-05-30 Listed $73,000 LPRMLS
• 2008-04-24 Sold (Public Records) $306,000 Public Records

Property tax history

-7.6%/yr

Latest (2019): $414 · +0.0% YoY. Source: county tax records.