5499 Landview Pl · Hope Mills, NC 28348

$229,000

4 bd · 2.0 ba · 1,496 sqft · SingleFamily public records · 24 Days on market

Built 1990 Est $245k · 7% under

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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 +13.5/30.0
• ARV discount +10.5/15.0
• DSCR +4.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful English Cottage Community in a quiet country setting yet close to Hope Mills. This home has 4 bedrooms, 2 full baths as well as the beautiful sunroom just off of the kitchen. The kitchen has an open concept with stainless appliances and granite countertops. Completely fenced back yard perfect for kids or fur babies.

Key facts

• No hoa restrictions
• Functional layout
• 2 parking spots

Tags

• SECLUDED DEAD END ROAD
• LARGE FENCED IN BACKYARD
• NO HOA RESTRICTIONS
• COZY WOOD BURNING FIREPLACE
• FUNCTIONAL LAYOUT
• QUICK ACCESS TO FORT BRAGG

Property features AI

Exterior

• Parking: Attached carport; 2 covered spaces; 2 carport spaces
• Security: Smoke detectors
• Utilities: Water from spring and well; 220 Volt electrical service; Septic tank and holding tank
• Home design: Single-family residential property; Cleared lot; Subdivision: RAINTREE II
• Construction: Vinyl siding
• Exterior features: Covered front porch and patio; Back yard fencing

Interior

• Kitchen: Refrigerator; Cooktop
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central electric cooling
• Interior features: Eat-in kitchen; Window coverings and blinds; Storm windows; Masonry fireplace (1)
• Laundry & utility: Washer hookup in unit

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $9 ($113/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 $184k (19.8% below list).
• Recommended offer: $184k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.8% in Hope Mills — 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 67/100 on livability (#234 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D-, amenities F, commute F.
• 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: Gallberry Farm Elementary (math 36% / reading 41%, grade F, #750 of 1,410 statewide, top 54%, 908 students, 100% FRL); Gray'S Creek Middle (math 33% / reading 48%, grade F, #215 of 475 statewide, top 46%, 1,126 students, 50% FRL); Gray'S Creek High (math 61% / reading 58%, grade C+, #216 of 535 statewide, top 43%, 1,395 students, 44% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 319 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 33% 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $190k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $183,604 (19.8% 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. Crime grade is D 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. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $245,344
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5822 Ridgecrest Dr	0.30mi	4/2.0	1,602 (+7%)	12mo	$230,000	$144	64
5238 Old Railroad Way	0.55mi	4/2.5	1,605 (+7%)	3mo	$252,000	$157	57
5269 Parkton Rd	0.37mi	4/2.0	1,302 (-13%)	8mo	$215,000	$165	55
5231 Ahoskie Dr	0.51mi	3/2.0 (-1)	1,645 (+10%)	3mo	$264,500	$161	52
5856 Corner Oaks Dr	0.31mi	3/2.0 (-1)	1,271 (-15%)	4mo	$230,000	$181	52
5316 Ahoskie Dr	0.60mi	3/2.0 (-1)	1,595 (+7%)	8mo	$248,000	$155	49
4491 Tonric Dr	0.41mi	3/2.0 (-1)	1,300 (-13%)	7mo	$215,000	$165	48
5413 Heather St	0.75mi	3/2.0 (-1)	1,536 (+3%)	9mo	$205,000	$133	48
5611 Island View Dr	0.67mi	3/2.0 (-1)	1,326 (-11%)	6mo	$217,400	$164	40
5307 Blanchette St	0.62mi	3/2.0 (-1)	1,274 (-15%)	5mo	$233,000	$183	37
5352 Old Railroad Way	0.67mi	3/2.5 (-1)	1,650 (+10%)	11mo	$265,000	$161	35
4365 Dominique St	0.74mi	3/2.5 (-1)	1,598 (+7%)	15mo	$267,000	$167	34

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 · 4.28% rent growth · sell at horizon

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-34,174
• Equity at exit: $34,145

10-year hold

• IRR: -4.3%
• Equity multiple: 0.70×
• Total profit: $-19,141
• Equity at exit: $19,800

Cash invested: $64,120 (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 28348

• Home prices YoY: -14.0%
• Rents YoY: 4.3%
• Active inventory: 319
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,836 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$145 /mo · $1,737/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $9

Break-even live

Break-even rent $1,824

Max offer price $229,000

Occupancy floor 94%

Sensitivity live

Price	-10% $139	-5% $74	+0% $9	+5% $-55	+10% $-120
Rent	-10% $-136	-5% $-63	+0% $9	+5% $82	+10% $154
Rate	-1.0pp $125	-0.5pp $68	base $9	+0.5pp $-50	+1.0pp $-110

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5536 Gilcrest Sands Dr Hope Mills, NC	3.0	2.0	1421	$1,395	$0.98	25d	1	0.51mi
5660 Bauer St Hope Mills, NC	3.0	2.0	1492	$1,495	$1.00	25d	1	0.59mi
5715 Walkabout Rd Hope Mills, NC	3.0	2.0	1143	$1,675	$1.47	25d	1	0.78mi
4807 S Main St Hope Mills, NC	3.0	2.5	1722	$1,600	$0.93	25d	1	1.02mi
4240 High Stakes Cir Parkton, NC	1.0–3.0	1.0–2.0	1000	$1,625	$1.62	15d	9	1.33mi
3766 Colonial Cv Hope Mills, NC	3.0	1.5	1475	$1,445	$0.98	15d	1	1.36mi
3636 Metric Dr Hope Mills, NC	3.0	1.5	1100	$1,400	$1.27	15d	1	1.43mi

Listing history 29 events

1. 2026-06-21
   days on market $229,000 Active 24 DOM
2. 2026-06-18
   price $229,000 Active 21 DOM
3. 2026-06-18
   days on market $235,000 Active 21 DOM
4. 2026-06-17
   days on market $235,000 Active 20 DOM
5. 2026-06-16
   days on market $235,000 Active 19 DOM
6. 2026-06-15
   days on market $235,000 Active 18 DOM
7. 2026-06-14
   pricedays on market $235,000 Active 16 DOM
8. 2026-06-13
   days on market $239,000 Active 15 DOM
9. 2026-06-10
   days on market $239,000 Active 13 DOM
10. 2026-06-09
    days on market $239,000 Active 12 DOM
11. 2026-06-08
    days on market $239,000 Active 11 DOM
12. 2026-06-07
    days on market $239,000 Active 10 DOM
13. 2026-06-03
    days on market $239,000 Active 6 DOM
14. 2026-06-02
    days on market $239,000 Active 5 DOM
15. 2026-06-01
    days on market $239,000 Active 4 DOM
16. 2026-05-31
    days on market $239,000 Active 3 DOM
17. 2026-05-30
    days on market $239,000 Active 2 DOM
18. 2026-05-28
    listed $239,000 Active
19. 2022-10-19
    soldstatus $190,000
20. 2022-10-12
    soldstatus $190,000 Closed 327-char remark

    Show marketing remark (327 chars)

    Beautiful English Cottage Community in a quiet country setting yet close to Hope Mills. This home has 4 bedrooms, 2 full baths as well as the beautiful sunroom just off of the kitchen. The kitchen has an open concept with stainless appliances and granite countertops. Completely fenced back yard perfect for kids or fur babies.

21. 2022-10-12
    soldstatus $190,000 327-char remark

    Show marketing remark (327 chars)

    Beautiful English Cottage Community in a quiet country setting yet close to Hope Mills. This home has 4 bedrooms, 2 full baths as well as the beautiful sunroom just off of the kitchen. The kitchen has an open concept with stainless appliances and granite countertops. Completely fenced back yard perfect for kids or fur babies.

22. 2022-08-26
    status Pending 327-char remark

    Show marketing remark (327 chars)

    Beautiful English Cottage Community in a quiet country setting yet close to Hope Mills. This home has 4 bedrooms, 2 full baths as well as the beautiful sunroom just off of the kitchen. The kitchen has an open concept with stainless appliances and granite countertops. Completely fenced back yard perfect for kids or fur babies.

23. 2022-08-18
    listed $190,000 Active 327-char remark

    Show marketing remark (327 chars)

    Beautiful English Cottage Community in a quiet country setting yet close to Hope Mills. This home has 4 bedrooms, 2 full baths as well as the beautiful sunroom just off of the kitchen. The kitchen has an open concept with stainless appliances and granite countertops. Completely fenced back yard perfect for kids or fur babies.

24. 2022-08-18
    listed $190,000 327-char remark

    Show marketing remark (327 chars)

    Beautiful English Cottage Community in a quiet country setting yet close to Hope Mills. This home has 4 bedrooms, 2 full baths as well as the beautiful sunroom just off of the kitchen. The kitchen has an open concept with stainless appliances and granite countertops. Completely fenced back yard perfect for kids or fur babies.

25. 2021-02-11
    soldstatus $168,000
26. 2021-02-11
    soldstatus $168,000
27. 2021-02-11
    soldstatus $168,000
28. 2020-11-06
    listed $170,000
29. 2020-11-06
    listed $170,000

ⓘ 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: $1,737 · $145/mo
• Projected year-2 tax: $1,878 · $156/mo
• Expected delta: +$141/yr (+$12/mo · 8.1%)

ⓘ 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 8/10 Severe 80% 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: $22,032
• − Mortgage interest: −$12,828
• − Property taxes: −$1,737
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$6,662
• Taxable loss: −$3,864
• Est. tax savings @ 24.0%: +$927
• After-tax cash flow: $1,040/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 — Hope Mills

• Score: 67/100
• State rank: #234
• US rank: #10761

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 265,314 people
• City population: 39,196
• Metro: Fayetteville, NC
• Population (ZIP): 39,196
• Household income: $66,129
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 746.0

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: White 49% Black 27% Hispanic / Latino 13% Two or more races 11% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5%
• Common ancestry: Romanian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 90% English-only · Spanish 8% 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: ▼ -37.14%
• Current HPI: 228.3122
• Rent YoY: ▲ 4.28%
• 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

+40.6% since first listed

12 events — show timeline

• 2026-05-28 Listed $239,000 LPRMLS
• 2022-10-19 Sold (Public Records) $190,000 Public Records
• 2022-10-12 Sold (MLS) $190,000 LPRMLS
• 2022-10-12 Sold (MLS) $190,000 TMLS
• 2022-08-26 Pending — TMLS
• 2022-08-18 Listed $190,000 LPRMLS
• 2022-08-18 Listed $190,000 TMLS
• 2021-02-11 Sold (Public Records) $168,000 Public Records
• 2021-02-11 Sold (MLS) $168,000 TMLS
• 2021-02-11 Sold (MLS) $168,000 LPRMLS
• 2020-11-06 Listed $170,000 TMLS
• 2020-11-06 Listed $170,000 LPRMLS

Property tax history

+4.7%/yr

Latest (2025): $1,737 · +46.2% YoY. Source: county tax records.