314 Bridle Dr · Rockfish, NC 28376

$305,000

4 bd · 2.5 ba · 2,275 sqft · SingleFamily public records · 1 Days on market

Built 2009 0.48 ac lot Est $359k · 15% under $22/mo HOA · 1% of rent

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Why this score? — see what drove the D+ 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).

• ARV discount +14.3/15.0
• Cash flow +12.7/30.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very attractive ranch w/ bonus sits handsomely on a corner lot w/ side entry double garage. Back yard has privacy fence, deck & screened porch. Stone front façade coupled w/ vinyl trim & a nice front porch offer a warm welcome. Hardwoods in Foyer, Formal Dining, Family Room & spacious Eat-in Kitchen. Refrigerator remains. Corner fireplace is attractive feature in family room. Split Bedrooms downstairs plus fourth bedroom & private bath & Bonus are upstairs. BROWNSTONE FARMS $218,000 4BR/3BA. Plus Bonus. Fenced. Screened Porch + Deck. Dbl Side entry garage. Vinyl & stone trim. Hardwoods. Foyer, Formal Dining, Tiled Kitchen, lrg Eat-in Area. Refrigerator remains. Corner FP in Family Room. Split plan/three BRs down. Bedroom, Bath & Bonus up. (314B)

Key facts

• Private bonus area
• Flexible floor plan
• Vaulted ceilings

Tags

• FLEXIBLE FLOOR PLAN
• OUTDOOR LIVING
• VAULTED CEILINGS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE BONUS AREA

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $260 (about $21.67/month); Curbs in community; Subdivision: Brownstone Farms

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Public water; Septic tank and holding tank
• Home design: Single-family residence; Residential property; Cleared lot
• Construction: Stone and vinyl siding exterior
• Exterior features: Porch with screened area; Storm doors; Back yard fencing; Shed(s)

Interior

• Kitchen: Refrigerator; Dishwasher; Disposal; Microwave; Range; Exhaust fan; Granite counters
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Tile; Other
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump; Central air; Ceiling fans
• Interior features: Tray ceilings; Coffered ceilings; Ceiling fans; Double vanity; Granite counters; Storage; Walk-in closets; Gas log fireplace (1)
• Laundry & utility: Washer hookup; Crawl space

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-31 ($-370/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (21.3% below list).
• Recommended offer: $240k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.7% in Rockfish — 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 71/100 on livability (#108 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Hoke County Schools (suburban): math 35% / reading 40% proficiency, ranked #123 of 178 in NC (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sandy Grove Middle (math 32% / reading 44%, grade F, #251 of 475 statewide, top 54%, 645 students, 99% FRL); Hoke County High (math 42% / reading 44%, grade F, #372 of 535 statewide, top 69%, 2,060 students, 100% FRL) — zoned schools average 100% FRL vs 57% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 566 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 685 units permitted in Hoke County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% of the median local income ($66k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Hoke County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $213k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; major 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 $240,021 (21.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.79% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $359,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 Bourbon St	0.67mi	4/2.5	2,350 (+3%)	0mo	$352,500	$150	63
297 Brownstone Dr	0.26mi	3/3.5 (-1)	2,432 (+7%)	7mo	$325,000	$134	61
112 Peeler Cir	0.59mi	4/2.5	2,439 (+7%)	1mo	$369,999	$152	60
120 Ironbark Dr	0.74mi	4/2.5	2,338 (+3%)	2mo	$369,900	$158	60
186 Peeler Cir	0.65mi	4/2.5	2,154 (-5%)	5mo	$350,999	$163	57
132 Easy St	0.67mi	4/2.5	2,100 (-8%)	1mo	$310,695	$148	55
162 Bourbon (lot 62) St	0.63mi	3/2.5 (-1)	2,185 (-4%)	9mo	$349,900	$160	51
103 Kennedy Dr	0.55mi	3/2.0 (-1)	2,026 (-11%)	4mo	$296,500	$146	46
154 Easy St	0.65mi	4/2.5	1,952 (-14%)	0mo	$310,695	$159	46
111 Kennedy Dr	0.49mi	3/2.0 (-1)	1,947 (-14%)	6mo	$284,000	$146	41
276 Ironbark (lot 47) Dr	0.74mi	3/2.5 (-1)	2,069 (-9%)	6mo	$350,000	$169	40
198 Peeler Cir	0.63mi	4/2.5	1,934 (-15%)	8mo	$304,999	$158	38

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 · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.37×
• Total profit: $-54,043
• Equity at exit: $45,476

10-year hold

• IRR: -12.5%
• Equity multiple: 0.29×
• Total profit: $-60,254
• Equity at exit: $26,371

Cash invested: $85,400 (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 28376

• Home prices YoY: -24.0%
• Rents YoY: 1.9%
• Active inventory: 566
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,400 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$178 /mo · $2,142/yr
• Insurance: −$127
• HOA: −$22
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-31

Break-even live

Break-even rent $2,439

Max offer price $299,552

Occupancy floor 96%

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1463 Townsend Rd Raeford, NC	4.0	2.5	2500	$2,300	$0.92	21d	1	0.66mi
136 Bourbon St , NC	3.0	2.5	2147	$2,200	$1.02	23d	1	0.71mi
163 Bourbon St Raeford, NC	4.0	2.5	1967	$2,400	$1.22	23d	1	0.72mi
131 Bourbon (lot 13) ST Raeford, NC	4.0	2.5	1967	$2,400	$1.22	23d	1	0.74mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 2 events

1. 2026-06-13
   remarks 687-char remark
2. 2026-06-13
   listed $305,000 Pending 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: $2,142 · $178/mo
• Projected year-2 tax: $2,501 · $208/mo
• Expected delta: +$359/yr (+$30/mo · 16.8%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $28,803
• − Mortgage interest: −$17,085
• − Property taxes: −$2,142
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − HOA: −$264
• − Depreciation: −$8,873
• Taxable loss: −$5,694
• Est. tax savings @ 24.0%: +$1,367
• After-tax cash flow: $996/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: Hoke County Schools
• NCES district ID: 3702250
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $43,896
• Composite: 31.82/100
• National rank: #5880
• State rank: #123 of 178 in NC

Livability — Rockfish

• Score: 71/100
• State rank: #108
• US rank: #6802

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment B Housing A+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hoke County · 44,880 people
• Metro: Fayetteville, NC
• Population (ZIP): 44,880
• Household income: $66,471
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 897.0

Population outlook (Hoke County) Hauer SSP2

• Today (2025): 63,354 people
• By 2030: 68,361 · +7.9%
• By 2040: 78,074 · +23.2%
• By 2050: 86,384 · +36.4%
• By 2075: 99,517 · +57.1%
• By 2100: 98,939 · +56.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 38% Black 35% Hispanic / Latino 15% Two or more races 9% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Slovak 2% Romanian 1% Italian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Hoke

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.4% · Other 1.2%
• 2008→2024 swing: -12.8pp toward R · 2008: 18.8pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+10.9 2016: D+10.8 2012: D+19.0 2008: D+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.30%
• Current HPI: 169.1801
• Rent YoY: ▲ 1.92%
• 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

+39.9% since first listed

5 events — show timeline

• 2026-06-12 Pending — LPRMLS
• 2026-06-10 Listed $305,000 LPRMLS
• 2016-03-15 Sold (Public Records) $213,000 Public Records
• 2016-03-14 Sold (MLS) $213,000 LPRMLS
• 2015-10-09 Listed $218,000 LPRMLS

Property tax history

+0.6%/yr

Latest (2025): $2,142 · +0.0% YoY. Source: county tax records.