6740 Pine Lane Ln · Hope Mills, NC 28371

$182,000

3 bd · 2.0 ba · 1,877 sqft · Manufactured public records · 16 Days on market

Built 1985 1.31 ac lot Est $182k · at est.

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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
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Fully Renovated 3BR/2BA with 1880 square feet of living — Move-In Ready or Perfect Investment Opportunity Step into this beautifully updated 3-bedroom, 2-bath home that feels brand new from top to bottom. Every detail has been thoughtfully upgraded to offer comfort, style, and functionality. Property Highlights: Fully renovated interior, Whole house freshly painted, Brand-new carpet and modern flooring throughout, New stainless-steel appliances, Fresh cabinets with a clean, contemporary look, Spacious bedrooms with ceiling fans in every room, Huge primary suite featuring a separate shower, soaking tub, and generous layout, Bright, open living spaces perfect for relaxing or enterta

Key facts

• Large back deck
• Huge primary suite
• Fresh cabinets

Tags

• FULLY RENOVATED INTERIOR
• NEW STAINLESS-STEEL APPLIANCES
• FRESH CABINETS
• HUGE PRIMARY SUITE
• LARGE BACK DECK
• NEW WINDOW TREATMENTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $182k.

Deal economics

• At list price, monthly cash flow is $875 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $182k).
• Recommended offer: $179k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% vs local median 4.8% in Hope Mills — 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 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: Hope Mills Middle (math 27% / reading 34%, grade F, #331 of 475 statewide, top 70%, 514 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 83% FRL vs 55% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 44 active listings in the ZIP; 4 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).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $51k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $182k implies a 158% gain — meaningful room to come down on a strong offer.

Recommended offer $179,270 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 1.43% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.60%
• DSCR: 1.92
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $182,069
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4725 Star Rite Ln	0.52mi	3/2.5	1,782 (-5%)	18mo	$173,000	$97	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.7%
• Equity multiple: 4.04×
• Total profit: $154,822
• Equity at exit: $163,960

10-year hold

• IRR: 34.2%
• Equity multiple: 9.09×
• Total profit: $412,107
• Equity at exit: $353,586

Cash invested: $50,960 (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 28371

• Home prices YoY: 5.0%
• Active inventory: 44
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,606 medium
• Mortgage (P&I): −$954
• Tax from tax record: −$154 /mo · $1,846/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$547
• Net cashflow: $875

Break-even live

Break-even rent $1,499

Max offer price $182,000

Occupancy floor 61%

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Bayview Cir Parkton, NC	3.0	2.0	1875	$2,750	$1.47	23d	1	0.18mi
4032 Newgate St Fayetteville, NC	4.0	2.5	2209	$2,750	$1.24	23d	1	1.15mi
2827 Aristocrat Ln Fayetteville, NC	3.0	2.0	1837	$1,950	$1.06	23d	1	1.27mi
3831 Queen Anne Loop Fayetteville, NC	2.0–3.0	2.0	1274	$1,743	$1.37	14d	7	1.43mi

Listing history 4 events

1. 2026-04-21
   status Pending
2. 2026-04-16
   price $182,000
3. 2026-04-04
   listed $184,999 Active
4. 1993-11-24
   soldstatus $70,500

ⓘ 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: $1,846 · $154/mo
• Projected year-2 tax: $1,846 · $154/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $31,272
• − Mortgage interest: −$10,195
• − Property taxes: −$1,846
• − Insurance: −$910
• − Repairs & maintenance: −$2,502
• − Management: −$2,502
• − Depreciation: −$5,295
• Taxable income: $8,023
• Est. tax owed @ 24.0%: −$1,926
• After-tax cash flow: $8,570/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

• City population: 39,196
• Population (ZIP): 6,458

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 0.69)
• Race & ethnicity: White 42% Black 34% Hispanic / Latino 14% Two or more races 8% Native American 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4%
• Common ancestry: Serbian 3% Italian 2% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 7% German/W. Germanic 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: ▲ 15.91%
• Current HPI: 330.85
• Rent YoY: —
• Metro: —
• 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

+158.2% since first listed

4 events — show timeline

• 2026-04-21 Pending — LPRMLS
• 2026-04-16 Price Changed $182,000 LPRMLS
• 2026-04-04 Listed $184,999 LPRMLS
• 1993-11-24 Sold (Public Records) $70,500 Public Records

Property tax history

+8.3%/yr

Latest (2024): $1,846 · +10.8% YoY. Source: county tax records.