430 Adam St · Fayetteville, NC 28301

$66,000

3 bd · 1.0 ba · 861 sqft · SingleFamily public records · 104 Days on market

Built 1930 6,534 sqft lot Est $55k · 20% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3-bedroom, 1 bath all brick ranch is ready for someone with a vision. Home is in poor condition and needs significant improvements to restore it to its full potential, and with the right touch it could be tranformed into a fantastic rental property or an affordable starter home. Sitting in a quiet location near downtown Fayetteville, this property includes an additional 1/4 vacant lot(0 Adam St) that convesy with the home - providing extra space for storage, gardening, etc. This property is sold as is where is and no repairs will be made. Utilities will not be connected by seller for any inspections. There is no power connected with PWC so please ensure you visit during day light hours. Please note - The flooring and subflooring are compromised in several areas, so use caution with walking thru the home. No owner financing. No conventonal, VA, etc. Cash or hard money loans only. Please send all offers to [email protected]

Key facts

• 6,534 sq ft lot
• Built 1930
• Listed 104 days

Property features AI

Finance

• Other: Lot size approximately 0.15 acres
• HOA & community: No HOA

Exterior

• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water available
• Home design: Single-story house; One level
• Construction: Brick veneer construction; Built with traditional foundation
• Exterior features: Shingle roof; Brick veneer exterior

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant floor heating; Other heating; Other cooling
• Interior features: Laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Recommended offer: $60k (9.0% below list) — sets the bar for market timing.
• Cap rate 18.5% vs local median 4.8% 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: Walker-Spivey Elementary (math 8% / reading 17%, grade F, #1,362 of 1,410 statewide, top 97%, 269 students, 99% FRL); R Max Abbott Middle (math 31% / reading 45%, grade F, #251 of 475 statewide, top 54%, 759 students, 99% FRL); Terry Sanford High (math 49% / reading 52%, grade D+, #306 of 535 statewide, top 57%, 1,224 students, 59% FRL) — zoned schools average 85% FRL vs 55% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 135 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 45% of the median local income ($39k/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 $456 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $21k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $66k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $60,060 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 2.22% ✓
• Cap rate: 18.47%
• Cash-on-cash: 43.49%
• DSCR: 2.94
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $55,104
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
430 Adam St	0.00mi	3/1.0	861 (0%)	16mo	$38,000	$44	86
305 Maloney Ave	0.45mi	2/1.0 (-1)	802 (-7%)	8mo	$51,500	$64	56
341 Maloney Ave	0.59mi	3/1.0	796 (-8%)	12mo	$55,000	$69	50
217 Campbell Ave Ave	0.56mi	2/1.0 (-1)	750 (-13%)	20mo	$40,086	$53	31

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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: 41.0%
• Equity multiple: 2.77×
• Total profit: $32,733
• Equity at exit: $9,841

10-year hold

• IRR: 47.5%
• Equity multiple: 5.69×
• Total profit: $86,613
• Equity at exit: $5,706

Cash invested: $18,480 (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 28301

• Home prices YoY: -12.5%
• Rents YoY: 3.5%
• Active inventory: 135
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$346
• Tax from tax record: −$114 /mo · $1,374/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $670

Break-even live

Break-even rent $618

Max offer price $66,000

Occupancy floor 49%

Sensitivity live

Price	-10% $707	-5% $688	+0% $670	+5% $651	+10% $632
Rent	-10% $554	-5% $612	+0% $670	+5% $728	+10% $786
Rate	-1.0pp $703	-0.5pp $687	base $670	+0.5pp $653	+1.0pp $635

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: $16,500
• Closing costs: $1,980
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
326 Hawley Ln Fayetteville, NC	2.0	1.0	786	$1,300	$1.65	25d	1	0.11mi
159 Maxwell St Unit 200 Fayetteville, NC	2.0	2.0	1000	$1,450	$1.45	25d	1	0.60mi
450 Hay St Fayetteville, NC	1.0–2.0	1.0–2.0	799	$1,745	$2.18	15d	3	0.74mi
100 Sycamore Ct Fayetteville, NC	2.0	1.0	800	$875	$1.09	25d	1	1.08mi
314 Bradford Ave Fayetteville, NC	3.0	2.0	1000	$1,380	$1.38	25d	1	1.24mi
421 Cityview Ln Fayetteville, NC	2.0	2.5	1050	$1,700	$1.62	25d	1	1.26mi
452 Cityview Ln Fayetteville, NC	2.0	2.5	1088	$1,200	$1.10	25d	1	1.26mi
718 Dwain Dr Fayetteville, NC	3.0	1.0	962	$1,250	$1.30	25d	1	1.44mi

Listing history 15 events

1. 2026-06-17
   status $66,000 Active 104 DOM
2. 2026-05-23
   status Pending
3. 2026-05-11
   price $66,000
4. 2026-05-02
   price $67,000
5. 2026-03-09
   price $69,000
6. 2026-02-28
   price $74,000
7. 2026-02-22
   price $79,000
8. 2026-02-15
   price $82,000
9. 2026-02-08
   listed $87,000 Active
10. 2026-02-07
    historical $87,000
11. 2025-05-07
    listed $99,000 Active
12. 2025-02-11
    soldstatus $38,000 Closed 942-char remark

    Show marketing remark (942 chars)

    This 3-bedroom, 1 bath all brick ranch is ready for someone with a vision. Home is in poor condition and needs significant improvements to restore it to its full potential, and with the right touch it could be tranformed into a fantastic rental property or an affordable starter home. Sitting in a quiet location near downtown Fayetteville, this property includes an additional 1/4 vacant lot(0 Adam St) that convesy with the home - providing extra space for storage, gardening, etc. This property is sold as is where is and no repairs will be made. Utilities will not be connected by seller for any inspections. There is no power connected with PWC so please ensure you visit during day light hours. Please note - The flooring and subflooring are compromised in several areas, so use caution with walking thru the home. No owner financing. No conventonal, VA, etc. Cash or hard money loans only. Please send all offers to [email protected]

13. 2025-02-11
    soldstatus $38,000

    Show marketing remark (942 chars)

    This 3-bedroom, 1 bath all brick ranch is ready for someone with a vision. Home is in poor condition and needs significant improvements to restore it to its full potential, and with the right touch it could be tranformed into a fantastic rental property or an affordable starter home. Sitting in a quiet location near downtown Fayetteville, this property includes an additional 1/4 vacant lot(0 Adam St) that convesy with the home - providing extra space for storage, gardening, etc. This property is sold as is where is and no repairs will be made. Utilities will not be connected by seller for any inspections. There is no power connected with PWC so please ensure you visit during day light hours. Please note - The flooring and subflooring are compromised in several areas, so use caution with walking thru the home. No owner financing. No conventonal, VA, etc. Cash or hard money loans only. Please send all offers to [email protected]

14. 2025-02-01
    status Pending 942-char remark

    Show marketing remark (942 chars)

    This 3-bedroom, 1 bath all brick ranch is ready for someone with a vision. Home is in poor condition and needs significant improvements to restore it to its full potential, and with the right touch it could be tranformed into a fantastic rental property or an affordable starter home. Sitting in a quiet location near downtown Fayetteville, this property includes an additional 1/4 vacant lot(0 Adam St) that convesy with the home - providing extra space for storage, gardening, etc. This property is sold as is where is and no repairs will be made. Utilities will not be connected by seller for any inspections. There is no power connected with PWC so please ensure you visit during day light hours. Please note - The flooring and subflooring are compromised in several areas, so use caution with walking thru the home. No owner financing. No conventonal, VA, etc. Cash or hard money loans only. Please send all offers to [email protected]

15. 2025-01-30
    listed $42,000 Active 942-char remark

    Show marketing remark (942 chars)

    This 3-bedroom, 1 bath all brick ranch is ready for someone with a vision. Home is in poor condition and needs significant improvements to restore it to its full potential, and with the right touch it could be tranformed into a fantastic rental property or an affordable starter home. Sitting in a quiet location near downtown Fayetteville, this property includes an additional 1/4 vacant lot(0 Adam St) that convesy with the home - providing extra space for storage, gardening, etc. This property is sold as is where is and no repairs will be made. Utilities will not be connected by seller for any inspections. There is no power connected with PWC so please ensure you visit during day light hours. Please note - The flooring and subflooring are compromised in several areas, so use caution with walking thru the home. No owner financing. No conventonal, VA, etc. Cash or hard money loans only. Please send all offers to [email protected]

ⓘ 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: $1,374 · $114/mo
• Projected year-2 tax: $1,374 · $114/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 (shaded) · 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 78% 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: $17,588
• − Mortgage interest: −$3,697
• − Property taxes: −$1,374
• − Insurance: −$330
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$1,920
• Taxable income: $7,453
• Est. tax owed @ 24.0%: −$1,789
• After-tax cash flow: $6,249/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): 16,798
• Household income: $39,198
• Rent vs Own: 64.7% rent · 35.3% own
• Severe rent burden: 1389.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 19% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Serbian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -37.92%
• Current HPI: 265.98
• Rent YoY: ▲ 3.49%
• 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

+57.1% since first listed

14 events — show timeline

• 2026-05-23 Pending — TMLS
• 2026-05-11 Price Changed $66,000 TMLS
• 2026-05-02 Price Changed $67,000 TMLS
• 2026-03-09 Price Changed $69,000 TMLS
• 2026-02-28 Price Changed $74,000 TMLS
• 2026-02-22 Price Changed $79,000 TMLS
• 2026-02-15 Price Changed $82,000 TMLS
• 2026-02-08 Listed $87,000 TMLS
• 2026-02-07 Coming Soon $87,000 TMLS
• 2025-05-07 Listed $99,000 LPRMLS
• 2025-02-11 Sold (Public Records) $38,000 Public Records
• 2025-02-11 Sold (MLS) $38,000 LPRMLS
• 2025-02-01 Pending — LPRMLS
• 2025-01-30 Listed $42,000 LPRMLS

Property tax history

+9.7%/yr

Latest (2025): $1,374 · +33.7% YoY. Source: county tax records.