6801 Willowbrook Dr #2 · Fayetteville, NC 28314

$74,000

2 bd · 2.0 ba · 1,086 sqft · Condo public records · 122 Days on market

Built 1989 $215/mo HOA · 18% of rent

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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 +29.3/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 2-bedroom, 2-bathroom condo, located on the first floor. New Paint and New Carpet. This spacious residence features an open-concept layout that seamlessly connects the living, dining, and kitchen areas—ideal for both relaxing evenings and effortless entertaining. The primary suite includes a private en-suite bath and generous walk-in closet space, while the second bedroom provides excellent flexibility for guests, a home office, or additional living space. Large sliding glass backdoor fills the home with natural light, creating a warm and inviting atmosphere throughout. Residents enjoy the ease of low-maintenance condo living with access to desir

Key facts

• Walk-in closet space
• Community amenities
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• PRIVATE EN-SUITE BATH
• WALK-IN CLOSET SPACE
• LARGE SLIDING GLASS BACKDOOR
• LOW-MAINTENANCE CONDO LIVING
• COMMUNITY AMENITIES

Property features AI

Finance

• HOA & community: Homeowners association with a $215 monthly fee; HOA fee includes grounds maintenance; Community street lights

Exterior

• Parking: 2 covered parking spaces; 2 garage spaces (no garage indicated)
• Utilities: Public water; Public sewer
• Home design: Residential condominium; Cleared, level topography; Paved road access; Located in Stewarts Creek Green subdivision; Zoned Residential District
• Construction: Wood siding frame construction
• Exterior features: Storage; Covered rear porch; Porch

Interior

• Kitchen: Refrigerator; Electric range; Range hood
• Bedrooms: 4 total rooms (includes bedrooms and living spaces)
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fan(s); Electric cooling
• Interior features: Ceiling fans; Eat-in kitchen; Open floorplan; Walk-in closets; Masonry fireplace (1)
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $74k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: Benjamin J Martin Elementary (math 17% / reading 21%, grade F, #1,269 of 1,410 statewide, top 91%, 537 students, 99% FRL); Westover Middle (math 20% / reading 30%, grade F, #396 of 475 statewide, top 84%, 784 students, 100% FRL); Westover High (math 42% / reading 39%, grade F, #387 of 535 statewide, top 73%, 1,202 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 435 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $512 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; 24% 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; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.59% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.02%
• DSCR: 1.67
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.23×
• Total profit: $4,773
• Equity at exit: $11,034

10-year hold

• IRR: 15.5%
• Equity multiple: 2.28×
• Total profit: $26,426
• Equity at exit: $6,398

Cash invested: $20,720 (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 28314

• Home prices YoY: -15.7%
• Rents YoY: 3.1%
• Active inventory: 435
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,174 high
• Mortgage (P&I): −$388
• Tax from tax record: −$34 /mo · $411/yr
• Insurance: −$31
• HOA: −$215
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $259

Break-even live

Break-even rent $846

Max offer price $74,000

Occupancy floor 73%

Sensitivity live

Price	-10% $301	-5% $280	+0% $259	+5% $238	+10% $217
Rent	-10% $167	-5% $213	+0% $259	+5% $306	+10% $352
Rate	-1.0pp $297	-0.5pp $278	base $259	+0.5pp $240	+1.0pp $221

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6792 Willowbrook Dr Fayetteville, NC	1.0	1.0	900	$795	$0.88	15d	1	0.01mi
6792 Willowbrook Dr #16 Fayetteville, NC	1.0	1.0	800	$795	$0.99	25d	1	0.01mi
6804 Willowbrook Dr Fayetteville, NC	1.0	1.0	800	$890	$1.11	25d	1	0.04mi
942 Stewarts Creek Dr #9 Fayetteville, NC	3.0	2.0	1250	$1,250	$1.00	25d	1	0.06mi
942 Stewarts Creek Dr #8 Fayetteville, NC	2.0	2.0	1020	$1,055	$1.03	25d	1	0.06mi
6809 Willowbrook Dr Fayetteville, NC	2.0	2.0	1050	$990	$0.94	25d	1	0.07mi
1018 Wood Creek Dr #9 Fayetteville, NC	3.0	2.0	1101	$1,195	$1.09	25d	1	0.10mi
1000 Wood Creek Dr #9 Fayetteville, NC	2.0	2.0	1100	$1,175	$1.07	25d	1	0.12mi
1022 Brookhollow Dr #5 Fayetteville, NC	2.0	2.0	1086	$1,050	$0.97	25d	1	0.16mi
6748 Willowbrook Dr #9 Fayetteville, NC	2.0	2.0	1157	$1,100	$0.95	25d	1	0.19mi
1014 Brookhollow Dr Fayetteville, NC	2.0	2.0	1050	$1,000	$0.95	15d	1	0.21mi
6720 Willowbrook Dr #5 Fayetteville, NC	2.0	2.0	1200	$1,150	$0.96	15d	1	0.29mi
1002 Brookhollow Dr #5 Fayetteville, NC	3.0	2.0	1311	$1,290	$0.98	22d	1	0.29mi
1001 Brookhollow Dr #4 Fayetteville, NC	3.0	2.0	1311	$1,550	$1.18	25d	1	0.33mi
6855 Shawcross Ln Fayetteville, NC	3.0	2.0	1100	$1,495	$1.36	25d	1	0.38mi
6848 Torrance Ln Fayetteville, NC	3.0	2.5	1290	$3,295	$2.55	15d	1	0.39mi
244 Wickford Ct Unit 6 Fayetteville, NC	2.0	1.5	1141	$995	$0.87	25d	1	0.42mi
6734 Winchester St Fayetteville, NC	3.0	2.0	1068	$3,195	$2.99	15d	1	0.51mi
205 Brookford Ct Fayetteville, NC	3.0	2.0	1196	$1,640	$1.37	25d	1	0.52mi
916 Glen Reilly Dr Fayetteville, NC	3.0	2.0	1071	$1,400	$1.31	25d	1	0.57mi
605 S Reilly Rd Fayetteville, NC	1.0–3.0	1.0–2.0	992	$1,110	$1.12	15d	1	0.74mi
6521 Cissna Dr Fayetteville, NC	3.0	2.0	1456	$1,375	$0.94	15d	1	0.77mi
621 Marshtree Ln #305 Fayetteville, NC	2.0	2.0	1140	$1,500	$1.32	25d	1	0.78mi
6510 Cissna Dr Fayetteville, NC	3.0	1.5	1100	$1,095	$1.00	15d	1	0.82mi
625 Marshtree Ln Fayetteville, NC	2.0–3.0	2.0	1170	$1,200	$1.03	15d	2	0.82mi
6445 Independence Pl Dr Fayetteville, NC	1.0–3.0	1.0–3.0	1106	$1,529	$1.38	15d	18	0.84mi
6535 Jefferey Dr Fayetteville, NC	1.0	1.0	700	$905	$1.29	15d	3	0.89mi
6407 Wallaby Ct Fayetteville, NC	2.0	1.5	1100	$1,200	$1.09	15d	1	0.93mi
338 Milburn Dr Fayetteville, NC	3.0	1.5	1128	$1,550	$1.37	25d	1	0.93mi
111 Grande Oaks Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1205	$1,412	$1.17	15d	46	1.01mi
307 Family Lodge Dr Unit 5 Fayetteville, NC	2.0	2.5	1200	$1,100	$0.92	15d	1	1.04mi
278 Crabapple Cir #57 Fayetteville, NC	2.0	1.0	796	$990	$1.24	25d	1	1.04mi
540 Auburndale Ln Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	15d	1	1.08mi
6793 Candlewood Dr Fayetteville, NC	3.0	2.0	1240	$1,475	$1.19	15d	1	1.09mi
7252 Ainsley St Fayetteville, NC	3.0	1.0	1265	$1,299	$1.03	25d	1	1.14mi
7639 Fletcher Ave Fayetteville, NC	3.0	2.0	1300	$1,400	$1.08	25d	1	1.15mi
7526 Bridgeman Dr Fayetteville, NC	3.0	2.0	1300	$1,450	$1.12	25d	1	1.22mi
567 Cutchen Ln Fayetteville, NC	1.0–3.0	1.0–2.0	975	$1,175	$1.20	15d	61	1.23mi
202 Bertram Pl Fayetteville, NC	3.0	2.0	1175	$1,300	$1.11	15d	1	1.27mi
495 Stiles Pl Fayetteville, NC	3.0	2.0	1300	$1,250	$0.96	15d	1	1.32mi

HOA detail condo

• Monthly dues: $215 · $2,580/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-21
   days on market $74,000 Active 122 DOM
2. 2026-06-18
   days on market $74,000 Active 119 DOM
3. 2026-06-17
   days on market $74,000 Active 118 DOM
4. 2026-06-16
   days on market $74,000 Active 117 DOM
5. 2026-06-15
   days on market $74,000 Active 116 DOM
6. 2026-06-14
   days on market $74,000 Active 114 DOM
7. 2026-06-13
   days on market $74,000 Active 113 DOM
8. 2026-06-10
   days on market $74,000 Active 111 DOM
9. 2026-06-09
   days on market $74,000 Active 110 DOM
10. 2026-06-08
    days on market $74,000 Active 109 DOM
11. 2026-06-07
    days on market $74,000 Active 108 DOM
12. 2026-06-03
    days on market $74,000 Active 104 DOM
13. 2026-06-02
    days on market $74,000 Active 103 DOM
14. 2026-06-01
    pricedays on market $74,000 Active 102 DOM
15. 2026-05-31
    days on market $84,900 Active 101 DOM
16. 2026-05-30
    days on market $84,900 Active 100 DOM
17. 2026-02-19
    listed $84,900 Active
18. 2022-02-03
    price $800
19. 1993-07-21
    soldstatus $59,500

ⓘ 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: $411 · $34/mo
• Projected year-2 tax: $607 · $51/mo
• Expected delta: +$196/yr (+$16/mo · 47.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $14,089
• − Mortgage interest: −$4,145
• − Property taxes: −$411
• − Insurance: −$370
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − HOA: −$2,580
• − Depreciation: −$2,153
• Taxable income: $2,176
• Est. tax owed @ 24.0%: −$522
• After-tax cash flow: $2,590/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): 55,834
• Household income: $62,249
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2511.0

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 0.67)
• Race & ethnicity: Black 49% White 25% Hispanic / Latino 16% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6% Dominican 1%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 10% Korean 1% Other Asian/Pacific 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: ▼ -43.20%
• Current HPI: 231.873
• Rent YoY: ▲ 3.11%
• 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

+42.7% since first listed

3 events — show timeline

• 2026-02-19 Listed $84,900 LPRMLS
• 2022-02-03 Price Changed $800 RENT.
• 1993-07-21 Sold (Public Records) $59,500 Public Records

Property tax history

-11.9%/yr

Latest (2019): $411 · +0.0% YoY. Source: county tax records.