122 Huckabee St · Raeford, NC 28376

$215,000

4 bd · 2.0 ba · 1,976 sqft · Manufactured public records · 17 Days on market

Built 1999 1.19 ac lot

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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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this spacious 4 bedroom, 2 bath property located in the desirable Raeford area of Hoke County. Situated on Two Parcels approximately 1.19 acres, this property offers the perfect combination of privacy, space, and country living with no city taxes. Inside, you'll find ample living space for family gatherings, entertainment, or simply enjoying everyday life. Step outside to a huge fenced in back yard, perfect for pets, outdoor activities, or creating your own backyard oasis. Storage building is included with the property. Conveniently located near shopping, dining, schools, and major commuting routes. Don't mis this opportunity to own a property with room to grow and plenty of

Key facts

• Two parcels
• Storage building
• 1.19 acres

Tags

• TWO PARCELS
• 1.19 ACRES
• FENCED IN BACK YARD
• STORAGE BUILDING

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; No sewer (sewer not available)
• Home design: Manufactured home (residential); Single-story (manufactured home)
• Construction: Vinyl siding
• Exterior features: Storage; Front porch; Porch; Back yard fencing; Cleared lot/yard

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range; Ice maker; Stainless steel appliances; Exhaust fan
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central electric air conditioning
• Interior features: Built-in features; Walk-in closet(s); Window coverings and blinds; Fireplace in den
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (4.9% below list).
• Recommended offer: $205k (4.9% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 5.4% in Raeford — 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 76/100 on livability (#39 in NC, #3,562 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F, employment 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: 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 17 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $215k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,539 (4.9% 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. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.60%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-16,032
• Equity at exit: $32,057

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $4,002
• Equity at exit: $18,589

Cash invested: $60,200 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,045 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$68 /mo · $810/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $331

Break-even live

Break-even rent $1,626

Max offer price $215,000

Occupancy floor 79%

Sensitivity live

Price	-10% $453	-5% $392	+0% $331	+5% $270	+10% $210
Rent	-10% $170	-5% $250	+0% $331	+5% $412	+10% $493
Rate	-1.0pp $440	-0.5pp $386	base $331	+0.5pp $276	+1.0pp $219

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
728 Roanoke Dr Raeford, NC	3.0	2.0	1581	$1,950	$1.23	24d	1	0.82mi
676 Broad Dr Raeford, NC	3.0	2.0	1417	$1,700	$1.20	24d	1	1.10mi
478 Cape Fear Rd Raeford, NC	3.0	2.5	1422	$1,850	$1.30	24d	1	1.19mi
478 Cape Fear Rd Raeford, NC	3.0	2.5	1422	$1,850	$1.30	14d	1	1.19mi
310 Buckeye Dr Raeford, NC	3.0	2.0	1336	$1,600	$1.20	24d	1	1.39mi

Listing history 14 events

1. 2026-06-18
   days on market $215,000 Active 17 DOM
2. 2026-06-17
   days on market $215,000 Active 16 DOM
3. 2026-06-16
   days on market $215,000 Active 15 DOM
4. 2026-06-15
   days on market $215,000 Active 14 DOM
5. 2026-06-14
   days on market $215,000 Active 12 DOM
6. 2026-06-13
   days on market $215,000 Active 11 DOM
7. 2026-06-10
   days on market $215,000 Active 9 DOM
8. 2026-06-09
   days on market $215,000 Active 8 DOM
9. 2026-06-08
   days on market $215,000 Active 7 DOM
10. 2026-06-07
    days on market $215,000 Active 6 DOM
11. 2026-06-05
    days on market $215,000 Active 3 DOM
12. 2026-06-03
    days on market $215,000 Active 2 DOM
13. 2026-06-02
    remarks 699-char remark
14. 2026-06-02
    listed $215,000 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: $810 · $68/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$953/yr (+$79/mo · 117.6%)

ⓘ 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 ≥106°F today · 17 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: $24,545
• − Mortgage interest: −$12,043
• − Property taxes: −$810
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$6,255
• Taxable income: $435
• Est. tax owed @ 24.0%: −$104
• After-tax cash flow: $3,871/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 — Raeford

• Score: 76/100
• State rank: #39
• US rank: #3562

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hoke County · 44,880 people
• City population: 44,880
• 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

+186.7% since first listed

2 events — show timeline

• 2026-05-26 Listed $215,000 LPRMLS
• 2006-10-27 Sold (Public Records) $75,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $810 · +0.0% YoY. Source: county tax records.