702 Weiss Ave · Fayetteville, NC 28305

$70,000

3 bd · 1.0 ba · 844 sqft · SingleFamily public records · 435 Days on market

Built 1925

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors special, located in the Downtown and Hay mount area; this house is a fixer upper with good potential for anyone or investors with good vision for opportunity, and skills to do the work. Property has been vandalized, Copper wiring removed. Property features house being sold "as is". NOTE: House is on a Dead end street and adjacent to MLK Freeway. Also consider the purchase of (lot 206) PIN 0437112457, MLS 742149 right next to this house by a different seller.

Key facts

• Dead end street
• Built 1925
• Listed 435 days

Tags

• DOWNTOWN AND HAYMOUNT AREA
• 2 ADDITIONAL VACANT LOTS
• DEAD END STREET

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding construction
• Exterior features: Level lot; Level topography; Vinyl siding

Interior

• Flooring: Other-type flooring
• Bathrooms: One full bathroom
• Heating & cooling: No heating
• Interior features: Five total rooms; No fireplace; Other-type flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $553 ($7k/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: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.8% 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: Vanstory Hills Elementary (math 46% / reading 50%, grade D, #477 of 1,410 statewide, top 35%, 469 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 86% FRL vs 55% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+4.0%/yr); 102 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 435 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y ago; this cycle's ask has dropped $25k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wind risk, 74% 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 435 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — 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: 1.88% ✓
• Cap rate: 15.77%
• Cash-on-cash: 33.85%
• DSCR: 2.51
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $142,636
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
722 Commerce St	0.14mi	3/1.0	875 (+4%)	3mo	$84,000	$96	85
936 Fleetwood Dr	0.23mi	3/1.0	904 (+7%)	7mo	$152,500	$169	72
914 Rochester Dr	0.23mi	3/1.0	871 (+3%)	21mo	$150,000	$172	66
1124 Chesterfield Dr	0.36mi	3/1.0	905 (+7%)	8mo	$159,900	$177	65
925 Rochester Dr	0.26mi	3/1.0	933 (+10%)	9mo	$172,000	$184	62
922 Rochester Dr	0.26mi	3/1.0	910 (+8%)	20mo	$146,000	$160	58
801 Ellis St	0.36mi	2/1.0 (-1)	860 (+2%)	22mo	$120,000	$140	57
1534 Pierce St	0.42mi	2/1.0 (-1)	800 (-5%)	14mo	$107,000	$134	55
1049 Winslow St	0.53mi	2/1.0 (-1)	776 (-8%)	6mo	$55,000	$71	52
412 Blount St	0.55mi	3/1.0	880 (+4%)	21mo	$115,000	$131	50
308 Highland Ave	0.61mi	2/1.0 (-1)	939 (+11%)	1mo	$185,000	$197	47
1524 Lacy St	0.46mi	3/2.0	956 (+13%)	22mo	$165,000	$173	34

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 · 3.95% rent growth · sell at horizon

5-year hold

• IRR: 30.3%
• Equity multiple: 2.28×
• Total profit: $25,166
• Equity at exit: $10,437

10-year hold

• IRR: 38.1%
• Equity multiple: 4.71×
• Total profit: $72,667
• Equity at exit: $6,052

Cash invested: $19,600 (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 28305

• Home prices YoY: -28.4%
• Rents YoY: 4.0%
• Active inventory: 102
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$367
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $553

Break-even live

Break-even rent $617

Max offer price $70,000

Occupancy floor 53%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
718 Dwain Dr Fayetteville, NC	3.0	1.0	962	$1,250	$1.30	23d	1	0.14mi
1122 Morgan St Apt E Fayetteville, NC	2.0	1.0	654	$995	$1.52	23d	1	0.45mi
452 Cityview Ln Fayetteville, NC	2.0	2.5	1088	$1,200	$1.10	23d	1	0.46mi
421 Cityview Ln Fayetteville, NC	2.0	2.5	1050	$1,700	$1.62	23d	1	0.48mi
314 Bradford Ave Fayetteville, NC	3.0	2.0	1000	$1,380	$1.38	23d	1	0.49mi
1106 Clark St Unit A Fayetteville, NC	2.0	1.0	825	$975	$1.18	23d	1	0.66mi
1100 Clarendon St #402 Fayetteville, NC	2.0	2.0	1073	$1,400	$1.30	21d	1	0.90mi
1347 Levy Dr Fayetteville, NC	3.0	1.0	999	$1,000	$1.00	23d	1	0.93mi
159 Maxwell St Unit 200 Fayetteville, NC	2.0	2.0	1000	$1,450	$1.45	23d	1	0.94mi
450 Hay St Fayetteville, NC	1.0–2.0	1.0–2.0	799	$1,745	$2.18	13d	3	0.98mi
1108 Norwood St Unit A Fayetteville, NC	2.0	1.0	856	$1,025	$1.20	23d	1	1.00mi
211 Ellington St Fayetteville, NC	2.0	1.5	1050	$1,395	$1.33	23d	1	1.05mi
1021 W Rowan St Unit H Fayetteville, NC	2.0	1.5	930	$850	$0.91	23d	1	1.10mi
469 McBain Dr Fayetteville, NC	2.0	1.0	858	$1,000	$1.17	23d	1	1.25mi
479 McBain Dr Fayetteville, NC	2.0	1.0	858	$1,200	$1.40	23d	1	1.25mi
620 Forest Rd Fayetteville, NC	2.0	1.0	1000	$975	$0.97	23d	2	1.41mi
326 Hawley Ln Fayetteville, NC	2.0	1.0	786	$1,300	$1.65	23d	1	1.44mi
1918 Millan Dr Fayetteville, NC	2.0	1.0	720	$1,099	$1.53	23d	1	1.45mi

Listing history 20 events

1. 2026-06-18
   days on market $70,000 Active 435 DOM
2. 2026-06-17
   days on market $70,000 Active 434 DOM
3. 2026-06-16
   days on market $70,000 Active 433 DOM
4. 2026-06-15
   days on market $70,000 Active 432 DOM
5. 2026-06-14
   days on market $70,000 Active 430 DOM
6. 2026-06-13
   days on market $70,000 Active 429 DOM
7. 2026-06-10
   days on market $70,000 Active 427 DOM
8. 2026-06-09
   days on market $70,000 Active 426 DOM
9. 2026-06-08
   days on market $70,000 Active 425 DOM
10. 2026-06-07
    days on market $70,000 Active 424 DOM
11. 2026-06-03
    days on market $70,000 Active 420 DOM
12. 2026-06-02
    days on market $70,000 Active 419 DOM
13. 2026-06-01
    days on market $70,000 Active 418 DOM
14. 2026-05-31
    days on market $70,000 Active 417 DOM
15. 2026-05-30
    days on market $70,000 Active 416 DOM
16. 2026-05-13
    price $70,000
17. 2026-04-30
    price $85,000
18. 2025-03-31
    listed $95,000 Active
19. 2014-03-04
    historical
20. 2013-04-10
    listed $30,000

ⓘ 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: $1,096 · $91/mo
• Projected year-2 tax: $1,096 · $91/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 5/10 Major FEMA zone X (unshaded) · 51% 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 6/10 Major 74% 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: $15,806
• − Mortgage interest: −$3,921
• − Property taxes: −$1,096
• − Insurance: −$350
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$2,036
• Taxable income: $5,873
• Est. tax owed @ 24.0%: −$1,409
• After-tax cash flow: $5,226/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): 5,710
• Household income: $78,148
• Rent vs Own: 43.0% rent · 57.0% own
• Severe rent burden: 344.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 19% Hispanic / Latino 9% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1% Dominican 2%
• Common ancestry: Slovak 5% Serbian 3% Italian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 7% Tagalog/Filipino 1% 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: ▼ -90.32%
• Current HPI: 227.8969
• Rent YoY: ▲ 3.95%
• 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

5 events — show timeline

• 2026-05-13 Price Changed $70,000 LPRMLS
• 2026-04-30 Price Changed $85,000 LPRMLS
• 2025-03-31 Listed $95,000 LPRMLS
• 2014-03-04 Listing Removed — TMLS
• 2013-04-10 Listed $30,000 TMLS

Property tax history

+5.0%/yr

Latest (2025): $1,096 · +15.7% YoY. Source: county tax records.