4713 Miranda Dr · Hope Mills, NC 28348

$160,000

3 bd · 3.0 ba · 1,548 sqft · SingleFamily public records · 8 Days on market

Built 1999 Est $243k · 34% 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.1/10.0
• 1% rule +6.2/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price $20,000 under the market value. Great condition 3 bedrooms and 2 baths. New carpets. Land next to the house included in the sale. Hardwood floors in kitchen and dining room.

Key facts

• Hardwood flooring
• Huge back yard
• Enclosed porch

Tags

• HUGE BACK YARD
• HARDWOOD FLOORING
• GREAT ROOM
• ENCLOSED PORCH

Property features AI

Finance

• Other: Located in Hope Mills, NC

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick veneer and frame construction
• Exterior features: Subdivision: ELK RUN

Interior

• Flooring: Hardwood; Vinyl; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Vaulted ceilings; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.9% 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: South View Middle (math 20% / reading 34%, grade F, #374 of 475 statewide, top 80%, 661 students, 99% FRL); South View High (math 60% / reading 43%, grade D+, #299 of 535 statewide, top 56%, 1,502 students, 66% FRL) — zoned schools average 82% FRL vs 55% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 317 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% 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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $131k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 78% 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 $160,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.12% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.28%
• DSCR: 1.41
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $243,036
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
719 Alexwood Dr	0.21mi	3/2.5	1,500 (-3%)	0mo	$234,000	$156	83
621 Conners Cv	0.15mi	3/2.5	1,450 (-6%)	3mo	$247,000	$170	78
625 Creedmoore Cir	0.11mi	3/2.0	1,674 (+8%)	1mo	$264,500	$158	76
4709 Quaker Ct	0.49mi	3/2.0	1,539 (-1%)	1mo	$214,000	$139	71
5209 Miranda Dr	0.40mi	3/2.0	1,604 (+4%)	1mo	$270,000	$168	71
623 Cypress Pond Dr	0.55mi	3/2.0	1,595 (+3%)	3mo	$250,000	$157	62
800 Bramblegate Rd	0.55mi	4/2.0 (+1)	1,592 (+3%)	1mo	$257,000	$161	60
715 Bent Creek Dr	0.28mi	4/2.5 (+1)	1,774 (+15%)	2mo	$255,000	$144	54
3709 Languid Ct	0.43mi	4/2.5 (+1)	1,704 (+10%)	4mo	$264,900	$155	52
817 Bramblegate Rd	0.59mi	3/2.0	1,711 (+10%)	3mo	$259,000	$151	48
4422 Rose Meadow Dr	0.62mi	3/2.5	1,759 (+14%)	3mo	$289,999	$165	44
2512 Camp Lejeune Ct	0.65mi	4/2.0 (+1)	1,732 (+12%)	1mo	$255,000	$147	40

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: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,717
• Equity at exit: $23,857

10-year hold

• IRR: 7.8%
• Equity multiple: 1.62×
• Total profit: $27,997
• Equity at exit: $13,834

Cash invested: $44,800 (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: 317
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$839
• Tax from tax record: −$162 /mo · $1,945/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $280

Break-even live

Break-even rent $1,436

Max offer price $160,000

Occupancy floor 79%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5340 Miranda Dr Hope Mills, NC	4.0	2.5	1954	$1,900	$0.97	23d	1	0.24mi
2935 High Plains Dr Hope Mills, NC	4.0	2.5	1937	$1,900	$0.98	14d	1	0.28mi
509 Meadowland Ct Hope Mills, NC	2.0	2.0	1236	$1,400	$1.13	23d	1	0.30mi
3718 Pioneer Dr Hope Mills, NC	3.0	2.0	1511	$1,290	$0.85	23d	1	0.60mi
2634 Indian Wells Ct Hope Mills, NC	4.0	2.5	1932	$2,100	$1.09	14d	1	0.92mi
2616 Indian Wells Ct Hope Mills, NC	4.0	2.5	2181	$2,150	$0.99	14d	1	0.93mi
3640 Ambition Rd Fayetteville, NC	4.0	2.5	1990	$1,995	$1.00	14d	1	1.11mi
1055 Winnall LN Hope Mills, NC	1.0–3.0	1.0–2.0	1132	$2,000	$1.77	14d	20	1.40mi
4079 Professional Dr Hope Mills, NC	2.0	2.0	1050	$1,095	$1.04	23d	1	1.40mi
4065 Professional Dr Unit 4065 Hope Mills, NC	2.0	2.0	1050	$1,095	$1.04	23d	1	1.40mi
4065 Professional Dr Hope Mills, NC	2.0	2.0	1050	$1,095	$1.04	21d	1	1.40mi
4033 Professional Dr Unit 4033 Hope Mills, NC	2.0	2.0	1050	$1,095	$1.04	23d	1	1.41mi
3101 Ansley Ct Hope Mills, NC	4.0	2.0	1910	$1,950	$1.02	23d	1	1.45mi

Listing history 7 events

1. 2026-05-14
   status Pending
2. 2026-05-06
   listed $160,000 Active
3. 2017-11-21
   soldstatus $131,000
4. 2014-11-03
   soldstatus $112,000
5. 2014-10-31
   soldstatus $112,000 179-char remark

   Show marketing remark (179 chars)

   Price $20,000 under the market value. Great condition 3 bedrooms and 2 baths. New carpets. Land next to the house included in the sale. Hardwood floors in kitchen and dining room.

6. 2014-09-09
   listed $115,000 179-char remark

   Show marketing remark (179 chars)

   Price $20,000 under the market value. Great condition 3 bedrooms and 2 baths. New carpets. Land next to the house included in the sale. Hardwood floors in kitchen and dining room.

7. 2003-09-08
   soldstatus $115,000

ⓘ 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: $1,945 · $162/mo
• Projected year-2 tax: $1,945 · $162/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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $21,481
• − Mortgage interest: −$8,962
• − Property taxes: −$1,945
• − Insurance: −$1,598
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$4,655
• Taxable income: $885
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $3,147/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

+39.1% since first listed

7 events — show timeline

• 2026-05-14 Pending — LPRMLS
• 2026-05-06 Listed $160,000 LPRMLS
• 2017-11-21 Sold (Public Records) $131,000 Public Records
• 2014-11-03 Sold (Public Records) $112,000 Public Records
• 2014-10-31 Sold (MLS) $112,000 LPRMLS
• 2014-09-09 Listed $115,000 LPRMLS
• 2003-09-08 Sold (Public Records) $115,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,945 · +32.9% YoY. Source: county tax records.