123 Wolfpoint Dr · Fayetteville, NC 28311

$180,000

3 bd · 2.0 ba · 1,436 sqft · SingleFamily public records · 11 Days on market

Built 1973 0.30 ac lot Est $238k · 24% under

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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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +5.8/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 4-bedroom, 2-bath home offering 1,440 square feet with a functional floor plan and plenty of potential. Features include a primary suite with private full bath, an additional full hall bath, wood-look laminate flooring in the living and dining areas, and an eat-in kitchen with stainless Frigidaire appliances and tile backsplash. Outdoor storage connected to the carport includes washer/dryer hookups for added convenience. Generous living space and priced below tax value makes this a great opportunity for homeowners or investors alike. Vinyl siding & windows 2017, roof 2021.

Key facts

• Outdoor storage
• Primary suite
• Stainless appliances

Tags

• PRIMARY SUITE
• EAT-IN KITCHEN
• STAINLESS APPLIANCES
• TILE BACKSPLASH
• OUTDOOR STORAGE
• WASHER DRYER HOOKUPS

Property features AI

Exterior

• Parking: Carport (1 covered/carport space); No garage
• Utilities: Public water; Septic tank and holding tank for sewer
• Home design: Single-family residential property; Brick veneer exterior
• Construction: Brick veneer construction
• Exterior features: Covered front porch; Partial fencing; Paved public-maintained road access; Cleared lot/topography

Interior

• Kitchen: Refrigerator; Dishwasher; Microwave; Range
• Bedrooms: Total of 7 rooms (includes living areas and bedrooms)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air; Ceiling fan cooling
• Interior features: Ceiling fans; Eat-in kitchen; Unfurnished; Crawl space basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $377 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.8% 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: Long Hill Elementary (math 52% / reading 53%, grade C-, #349 of 1,410 statewide, top 25%, 442 students, 99% FRL); Pine Forest Middle (math 38% / reading 49%, grade D, #182 of 475 statewide, top 40%, 738 students, 56% FRL); Pine Forest High (math 73% / reading 51%, grade B-, #184 of 535 statewide, top 37%, 1,572 students, 62% FRL) — zoned schools average 73% FRL vs 55% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 53% at this address vs 36% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.8%/yr); 362 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 38% of the median local income ($62k/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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $112k; list at $180k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% 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 $180,000

Questions for the listing agent

1. Built in 1973 — 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: 1.08% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.97%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $238,376
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
132 Wolfpoint Dr	0.05mi	3/2.0	1,445 (+1%)	7mo	$230,000	$159	91
162 Wolfpoint Dr	0.18mi	3/2.0	1,388 (-3%)	7mo	$210,000	$151	80
6841 Radial Dr	0.35mi	3/1.5	1,433 (-0%)	8mo	$127,500	$89	74
309 Sharpsburg Rd	0.16mi	3/2.0	1,296 (-10%)	7mo	$240,000	$185	71
4721 Crystobal Rd	0.39mi	3/2.0	1,479 (+3%)	11mo	$255,000	$172	68
6812 Radial Dr	0.37mi	3/2.0	1,339 (-7%)	5mo	$220,000	$164	67
313 Sharpsburg Rd	0.17mi	3/2.0	1,594 (+11%)	11mo	$270,000	$169	65
229 Shakerstone Dr	0.21mi	3/2.0	1,551 (+8%)	16mo	$260,000	$168	63
209 Treadway Ct	0.28mi	3/1.5	1,321 (-8%)	10mo	$160,000	$121	63
6815 Radial Dr	0.34mi	4/2.0 (+1)	1,341 (-7%)	10mo	$234,500	$175	60
309 Eclipse Dr	0.35mi	4/2.0 (+1)	1,532 (+7%)	16mo	$255,000	$166	55
151 Lou Dr	0.46mi	4/2.0 (+1)	1,553 (+8%)	15mo	$215,000	$138	48

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-5,542
• Equity at exit: $26,839

10-year hold

• IRR: 6.6%
• Equity multiple: 1.49×
• Total profit: $24,547
• Equity at exit: $15,563

Cash invested: $50,400 (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 28311

• Home prices YoY: -18.4%
• Rents YoY: 2.8%
• Active inventory: 362
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,944 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$140 /mo · $1,681/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $377

Break-even live

Break-even rent $1,467

Max offer price $180,000

Occupancy floor 76%

Sensitivity live

Price	-10% $479	-5% $428	+0% $377	+5% $326	+10% $275
Rent	-10% $223	-5% $300	+0% $377	+5% $454	+10% $530
Rate	-1.0pp $467	-0.5pp $423	base $377	+0.5pp $330	+1.0pp $283

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4604 Riverwalk Pl Fayetteville, NC	4.0	2.0	1669	$1,850	$1.11	24d	1	0.31mi
127 Nandina Ct Fayetteville, NC	3.0	2.0	1734	$3,000	$1.73	15d	1	1.17mi

Listing history 5 events

1. 2026-06-07
   remarks 590-char remark
2. 2026-05-30
   status $180,000 Pending 11 DOM
3. 2026-05-18
   listed $180,000 Active
4. 2012-08-24
   soldstatus $112,500
5. 1997-09-29
   soldstatus $74,500

ⓘ 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: $1,681 · $140/mo
• Projected year-2 tax: $1,681 · $140/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $23,329
• − Mortgage interest: −$10,083
• − Property taxes: −$1,681
• − Insurance: −$900
• − Repairs & maintenance: −$1,866
• − Management: −$1,866
• − Depreciation: −$5,236
• Taxable income: $1,696
• Est. tax owed @ 24.0%: −$407
• After-tax cash flow: $4,115/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): 36,629
• Household income: $62,170
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 1645.0

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 42% White 38% Hispanic / Latino 9% Two or more races 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 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: ▼ -45.88%
• Current HPI: 203.0731
• Rent YoY: ▲ 2.82%
• 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

+141.6% since first listed

3 events — show timeline

• 2026-05-18 Listed $180,000 LPRMLS
• 2012-08-24 Sold (Public Records) $112,500 Public Records
• 1997-09-29 Sold (Public Records) $74,500 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,681 · +29.6% YoY. Source: county tax records.