4704 Dominion Rd · Fayetteville, NC 28306

$150,000

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 6 Days on market

Built 1970 Est $191k · 21% under

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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 +24.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +5.5/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property or first time home Buyers dream with a huge backyard! 3 bedroom 1.5 bath conveniently located to shopping and eateries! Quiet community, wooded backyard with lots of privacy! Priced to sell, put this on your must see list!

Key facts

• Carport
• Turnkey investment
• Fenced backyard

Tags

• CARPORT
• FENCED BACKYARD
• FUNCTIONAL FLOOR PLAN
• TURNKEY INVESTMENT
• IMMEDIATE RENTAL INCOME

Property features AI

Finance

• Other: Listing broker: POWERHOUSE REALTY GROUP, LLC; Listing agent: NYKISHA BEHARRY

Exterior

• Parking: 1 covered parking space; 1-car carport
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property in the WOODLEA subdivision; Zoned R10 (Residential District)
• Construction: Brick construction
• Exterior features: Front porch

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: 5 total rooms (room count includes bedrooms and living spaces)
• Flooring: Vinyl flooring; Carpet flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.7% 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: Douglas Byrd Middle (math 13% / reading 30%, grade F, #422 of 475 statewide, top 89%, 935 students, 100% FRL); Douglas Byrd High (math 22% / reading 42%, grade F, #445 of 535 statewide, top 84%, 940 students, 99% FRL) — zoned schools average 99% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 401 active listings in the ZIP; 19 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y ago; this cycle's ask is 900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $48k; list at $150k implies a 209% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate 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 $150,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.05% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.54%
• DSCR: 1.38
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $190,836
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3857 Cumberland Rd	0.33mi	3/2.0	1,072 (-4%)	1mo	$205,000	$191	74
4212 Forest View Dr	0.58mi	3/1.0	1,098 (-2%)	1mo	$164,900	$150	70
1854 Camelot Dr	0.67mi	3/2.0	1,116 (0%)	2mo	$205,000	$184	64
4521 Park Knoll Ln	0.52mi	3/2.0	1,182 (+6%)	0mo	$200,000	$169	62
4148 Village Dr	0.62mi	3/2.0	1,157 (+4%)	2mo	$197,500	$171	60
2557 Previs Rd	0.47mi	3/2.0	1,240 (+11%)	1mo	$193,000	$156	55
3918 Glenridge Rd	0.74mi	3/1.5	1,052 (-6%)	3mo	$162,500	$154	52
2175 Quailridge Dr	0.60mi	3/2.0	1,208 (+8%)	5mo	$189,800	$157	50
2228 Chasewater Rd	0.51mi	3/2.0	1,230 (+10%)	6mo	$245,000	$199	50
1424 Middlesbrough Dr	0.72mi	3/2.0	1,210 (+8%)	6mo	$245,000	$202	44
1846 Dewsberry Dr	0.65mi	3/3.0	1,014 (-9%)	5mo	$170,000	$168	42
2219 Puffin Pl	0.59mi	3/2.0	1,270 (+14%)	7mo	$262,000	$206	40

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.80×
• Total profit: $-8,578
• Equity at exit: $22,365

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $4,047
• Equity at exit: $12,969

Cash invested: $42,000 (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 28306

• Home prices YoY: -17.7%
• Rents YoY: 0.9%
• Active inventory: 401
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,580 high
• Mortgage (P&I): −$787
• Tax from tax record: −$100 /mo · $1,204/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $299

Break-even live

Break-even rent $1,202

Max offer price $150,000

Occupancy floor 76%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2621 Elcone Dr Unit 2621 Fayetteville, NC	2.0	1.5	815	$999	$1.23	13d	1	0.32mi
5032 Shimmer Dr Fayetteville, NC	4.0	2.0	1473	$1,750	$1.19	23d	1	0.54mi
5032 Shimmer Dr Fayetteville, NC	4.0	2.0	1473	$1,700	$1.15	13d	1	0.54mi
2207 Puffin Pl Fayetteville, NC	3.0	2.0	1214	$1,950	$1.61	13d	1	0.55mi
4630 Canterbury Rd Fayetteville, NC	3.0	2.0	1250	$1,350	$1.08	23d	1	0.62mi
2524 Penny Dr Fayetteville, NC	3.0	2.0	1330	$1,400	$1.05	23d	1	0.75mi
2690 Belhaven Rd Fayetteville, NC	3.0	1.0	1264	$1,350	$1.07	23d	1	0.78mi
1209 Snowy Egret Dr Fayetteville, NC	3.0	2.5	1470	$1,800	$1.22	23d	1	0.83mi
3918 Donna St Fayetteville, NC	3.0	1.0	1000	$1,350	$1.35	23d	1	0.85mi
3038 Walesby Dr Fayetteville, NC	3.0	2.0	1272	$1,650	$1.30	23d	1	0.86mi
4615 Cumberland Rd Fayetteville, NC	2.0	1.0	783	$825	$1.05	23d	1	0.91mi
5532 Robmont Dr Fayetteville, NC	2.0	2.0	1301	$1,800	$1.38	13d	1	0.93mi
2579 Gotts Ln Fayetteville, NC	2.0	2.0	1200	$1,295	$1.08	21d	1	1.03mi
1805 Wayne Ln Fayetteville, NC	3.0	1.0	975	$2,400	$2.46	23d	1	1.24mi
3325 Boone Trl Fayetteville, NC	4.0	2.0	1494	$1,960	$1.31	13d	1	1.28mi
5151 Queensdale Dr Fayetteville, NC	3.0	2.0	1107	$1,295	$1.17	13d	1	1.28mi
5151 Queensdale Dr Fayetteville, NC	3.0	2.0	1107	$1,295	$1.17	23d	1	1.28mi
4101 Coventry Rd Fayetteville, NC	3.0	1.0	1132	$1,150	$1.02	13d	1	1.34mi
3100 Winesap Rd Hope Mills, NC	3.0	2.0	1082	$1,495	$1.38	13d	1	1.35mi

Listing history 7 events

1. 2026-06-18
   days on market $150,000 Active 6 DOM
2. 2026-06-17
   days on market $150,000 Active 5 DOM
3. 2026-06-16
   days on market $150,000 Active 4 DOM
4. 2026-06-15
   days on market $150,000 Active 3 DOM
5. 2026-06-14
   price $150,000 Active 1 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $15,000 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: $1,204 · $100/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: +$26/yr (+$2/mo · 2.2%)

ⓘ 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 5/10 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: $18,960
• − Mortgage interest: −$8,402
• − Property taxes: −$1,204
• − Insurance: −$750
• − Repairs & maintenance: −$1,517
• − Management: −$1,517
• − Depreciation: −$4,364
• Taxable income: $1,207
• Est. tax owed @ 24.0%: −$290
• After-tax cash flow: $3,296/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

• County: Cumberland County · 265,314 people
• City population: 226,118
• Metro: Fayetteville, NC
• Population (ZIP): 43,042
• Household income: $67,544
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1386.0

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 0.68)
• Race & ethnicity: White 44% Black 33% Hispanic / Latino 13% Two or more races 8% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% 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: ▼ -51.69%
• Current HPI: 239.7281
• Rent YoY: ▲ 0.90%
• 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

-66.7% since first listed

13 events — show timeline

• 2026-06-12 Listed $15,000 LPRMLS
• 2024-06-21 Rental Removed $1,100 BUILDIUM
• 2024-06-21 Rental Removed $1,100 RENTEC
• 2024-06-21 Listed for Rent $1,100 BUILDIUM
• 2024-06-21 Listed for Rent $1,100 RENTEC
• 2019-01-31 Sold (Public Records) $49,000 Public Records
• 2019-01-31 Sold (MLS) $48,500 LPRMLS
• 2019-01-10 Listed $59,900 LPRMLS
• 2009-10-08 Sold (Public Records) $62,500 Public Records
• 2007-03-19 Sold (Public Records) $65,000 Public Records
• 1998-08-03 Sold (Public Records) $58,000 Public Records
• 1994-01-21 Sold (Public Records) $53,500 Public Records
• 1991-04-29 Sold (Public Records) $45,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,204 · +71.1% YoY. Source: county tax records.