352 Bubble Creek Ct #10 · Fayetteville, NC 28311

$142,000

2 bd · 3.0 ba · 1,254 sqft · Condo public records · 102 Days on market

Built 1998 $254/mo HOA · 18% 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).

• Cash flow +13.1/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +3.9/10.0
• 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

Don't wait to see this unit - recent price reduction, seller offering $1k concessions, and it has a new roof (2026)! This 2-bedroom, 2-bath condo in King's Grant is a quiet top-floor unit, features an open floor plan filled with natural light and a cozy fireplace - perfect for relaxing. The private patio is surrounded by peaceful forest views. All of this is only one level up from the parking lot which is conveniently level with the second floor! Enjoy community amenities including a sparkling pool, walking trail, and picnic areas. This condo is located just minutes away from popular restaurants and shopping, Fort Bragg, the beautiful Methodist University campus and has easy interstate ac

Key facts

• Open floor plan
• Cozy fireplace
• Top-floor unit

Tags

• TOP-FLOOR UNIT
• OPEN FLOOR PLAN
• COZY FIREPLACE
• PEACEFUL FOREST VIEWS
• LEVEL PARKING LOT
• PRIME LOCATION

Property features AI

Finance

• Other: Located in Cumberland County; Public maintained road
• HOA & community: Community association (Block and Associates); Monthly association fee of $254; Association includes pool; Association fee covers grounds maintenance

Exterior

• Parking: Asphalt parking; 1 parking space
• Utilities: Public water; Public sewer
• Home design: One-story unit; 2+ common walls (attached); Unit number 10
• Construction: Brick veneer and vinyl siding; Shingle roof; Other foundation
• Exterior features: Covered patio; Patio

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Water heater
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Linoleum; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (natural gas); Fireplace(s); Central air
• Interior features: Bathtub/shower combination; Separate shower; Ceiling fan(s); Walk-in closet(s)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $142k.

Deal economics

• At list price, monthly cash flow is $-6 ($-66/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (0.3% below list).
• Recommended offer: $129k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.2% vs local median 4.8% in Fayetteville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Howard L Hall Elementary (math 40% / reading 49%, grade F, #574 of 1,410 statewide, top 43%, 600 students, 100% 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 50% at this address vs 36% district-wide (+14 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); 363 active listings in the ZIP; 36 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 $982 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $95k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wind risk, 69% 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 $129,220 (9.0% 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. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.00% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-23,508
• Equity at exit: $21,173

10-year hold

• IRR: -8.8%
• Equity multiple: 0.46×
• Total profit: $-21,526
• Equity at exit: $12,278

Cash invested: $39,760 (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: 363
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,416 high
• Mortgage (P&I): −$745
• Tax from tax record: −$67 /mo · $799/yr
• Insurance: −$59
• HOA: −$254
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $-6

Break-even live

Break-even rent $1,423

Max offer price $141,025

Occupancy floor 95%

Sensitivity live

Price	-10% $75	-5% $35	+0% $-6	+5% $-46	+10% $-86
Rent	-10% $-117	-5% $-61	+0% $-6	+5% $50	+10% $106
Rate	-1.0pp $66	-0.5pp $31	base $-6	+0.5pp $-42	+1.0pp $-80

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: $35,500
• Closing costs: $4,260
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
342 Bubble Creek Ct #1 Fayetteville, NC	2.0	2.0	1300	$1,350	$1.04	15d	1	0.03mi
362 Bubble Creek Ct Fayetteville, NC	2.0	2.0	1254	$1,250	$1.00	25d	1	0.05mi
330 Bubble Creek Ct Fayetteville, NC	3.0	2.0	1401	$1,600	$1.14	25d	1	0.07mi
380 Bubble Creek Ct #8 Fayetteville, NC	3.0	2.0	1477	$1,300	$0.88	25d	1	0.09mi
5418 Hampton Rd Fayetteville, NC	3.0	2.0	1400	$1,550	$1.11	25d	1	0.15mi
226 Tallstone Dr Fayetteville, NC	1.0–2.0	1.0–2.0	920	$1,339	$1.46	15d	16	0.25mi
206 Villa Dr Fayetteville, NC	2.0	2.0	988	$1,250	$1.27	25d	1	0.33mi
258 Kenwood Dr Fayetteville, NC	3.0	2.0	1491	$2,325	$1.56	15d	1	0.36mi
417 Nottingham Dr Fayetteville, NC	3.0	2.0	1024	$1,400	$1.37	25d	1	0.37mi
3058 Candlelight Dr Fayetteville, NC	3.0	2.5	1535	$1,495	$0.97	25d	1	0.39mi
3060 Candlelight Dr Fayetteville, NC	3.0	2.5	1728	$1,850	$1.07	25d	1	0.39mi
187 Aloha Dr Fayetteville, NC	2.0	2.0	1301	$1,395	$1.07	25d	1	0.41mi
499 Coronation Dr Fayetteville, NC	2.0	2.0	1100	$1,390	$1.26	25d	1	0.51mi
154 Homeplace Ct Fayetteville, NC	2.0	2.0	901	$1,025	$1.14	15d	1	0.59mi
152 Homeplace Ct Fayetteville, NC	2.0	2.0	901	$999	$1.11	15d	1	0.59mi
130 Girard Ave Fayetteville, NC	2.0	2.0	1050	$1,100	$1.05	25d	1	0.59mi
475 Albemarle Dr Fayetteville, NC	3.0	2.0	1606	$1,650	$1.03	15d	1	0.61mi
118 Girard Ave #118 Fayetteville, NC	2.0	2.0	1000	$1,200	$1.20	15d	1	0.61mi
6707 Water Trail Dr Fayetteville, NC	1.0–3.0	1.0–2.0	850	$1,150	$1.35	15d	8	0.66mi
103 Homeplace Ct Fayetteville, NC	2.0	2.0	1000	$1,300	$1.30	23d	1	0.68mi
2500 McArthur Landing Cir Fayetteville, NC	2.0–3.0	2.0	1226	$1,295	$1.06	15d	13	1.00mi
2641 McArthur Landing Cir Fayetteville, NC	3.0	2.0	1450	$1,400	$0.97	23d	1	1.04mi
2641 McArthur Landing Cir #102 Fayetteville, NC	3.0	2.0	1400	$1,375	$0.98	25d	1	1.04mi
2641 McArthur Landing Cir Fayetteville, NC	3.0	2.0	1450	$1,500	$1.03	25d	1	1.04mi
515 Carteret Pl Fayetteville, NC	3.0	2.0	1554	$1,800	$1.16	25d	1	1.05mi
5327 Chesapeake Rd Fayetteville, NC	3.0	2.0	1400	$1,600	$1.14	15d	1	1.05mi
319 Idlewild Dr Fayetteville, NC	2.0	2.0–2.5	1080	$1,350	$1.25	25d	3	1.13mi
319 Idlewild Dr Fayetteville, NC	2.0	2.0–2.5	1080	$1,340	$1.24	15d	9	1.14mi
452 Clover Hill Pl Fayetteville, NC	3.0	2.0	1701	$1,700	$1.00	15d	1	1.19mi
1003 Madiera Ct Fayetteville, NC	2.0	2.0	950	$1,275	$1.34	25d	1	1.22mi
6230 Abbotts Park Dr Fayetteville, NC	1.0–2.0	1.0–2.0	792	$1,295	$1.63	15d	13	1.24mi
2523 Mulranny Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,387	$1.25	15d	9	1.29mi
790 Arthington St Fayetteville, NC	2.0	2.5	1000	$1,350	$1.35	25d	1	1.31mi
4549 Rustic Haven Dr Fayetteville, NC	3.0	2.0	1682	$1,825	$1.09	15d	1	1.35mi
3405 Revolution Rd Fayetteville, NC	1.0–2.0	1.0–2.0	977	$1,587	$1.62	15d	7	1.43mi
4453 Oakmont Cir Fayetteville, NC	3.0	1.0	1101	$1,300	$1.18	15d	1	1.43mi

HOA detail condo

• Monthly dues: $254 · $3,048/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-21
   days on market $142,000 Active 102 DOM
2. 2026-06-18
   days on market $142,000 Active 99 DOM
3. 2026-06-17
   days on market $142,000 Active 98 DOM
4. 2026-06-16
   days on market $142,000 Active 97 DOM
5. 2026-06-15
   days on market $142,000 Active 96 DOM
6. 2026-06-14
   days on market $142,000 Active 94 DOM
7. 2026-06-13
   days on market $142,000 Active 93 DOM
8. 2026-06-10
   days on market $142,000 Active 91 DOM
9. 2026-06-09
   days on market $142,000 Active 90 DOM
10. 2026-06-08
    days on market $142,000 Active 89 DOM
11. 2026-06-07
    days on market $142,000 Active 88 DOM
12. 2026-06-03
    days on market $142,000 Active 84 DOM
13. 2026-06-02
    days on market $142,000 Active 83 DOM
14. 2026-06-01
    days on market $142,000 Active 82 DOM
15. 2026-05-31
    days on market $142,000 Active 81 DOM
16. 2026-05-30
    days on market $142,000 Active 80 DOM
17. 2026-05-08
    price $142,000
18. 2026-03-06
    listed $143,000 Active
19. 2026-03-06
    historical
20. 2026-01-01
    price $143,000
21. 2025-10-09
    listed $150,000 Active
22. 2007-09-11
    soldstatus $95,000
23. 1999-06-22
    soldstatus $88,500

ⓘ 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: $799 · $67/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$365/yr (+$30/mo · 45.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 27% 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 69% 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: $16,996
• − Mortgage interest: −$7,954
• − Property taxes: −$799
• − Insurance: −$710
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − HOA: −$3,048
• − Depreciation: −$4,131
• Taxable loss: −$2,366
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $502/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): 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

+60.5% since first listed

7 events — show timeline

• 2026-05-08 Price Changed $142,000 TMLS
• 2026-03-06 Listing Removed — TMLS
• 2026-03-06 Listed $143,000 TMLS
• 2026-01-01 Price Changed $143,000 TMLS
• 2025-10-09 Listed $150,000 TMLS
• 2007-09-11 Sold (Public Records) $95,000 Public Records
• 1999-06-22 Sold (Public Records) $88,500 Public Records

Property tax history

-8.4%/yr

Latest (2019): $799 · +0.0% YoY. Source: county tax records.