1701 O'bannon Dr · Fayetteville, NC 28376

$184,900

3 bd · 2.0 ba · 1,296 sqft · Manufactured public records · 63 Days on market

Built 1994 0.35 ac lot Est $174k · 6% over

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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 +23.5/30.0
• DSCR +7.5/10.0
• 1% rule +4.9/10.0
• ARV discount +4.6/15.0
• 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 MLS

This 3 bedroom, 2 bathroom home is ideal for a first-time buyer or investor looking to expand their rental portfolio. This property has a front porch and rear deck. Large back yard includes a metal storage shed. Very close to Fort Bragg, shopping and schools.

Key facts

• Covered front porch
• Spacious back yard
• New floor in kitchen

Tags

• COVERED FRONT PORCH
• REAR DECK
• SPACIOUS BACK YARD
• METAL STORAGE SHED
• NEW FLOOR IN KITCHEN
• NEW LVP

Property features AI

Finance

• Other: GPS-friendly directions; Subdivision: MCDOUGALD DOWNS

Exterior

• Utilities: Public water; Holding tank or septic tank sewer
• Home design: Manufactured home; Residential property
• Construction: Aluminum siding; Vinyl siding; Unknown construction material
• Exterior features: Deck; Porch; Front porch; Cleared lot

Interior

• Kitchen: Refrigerator; Built-in electric range; Dishwasher; Microwave
• Flooring: Vinyl flooring; Carpet flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Ceiling fan cooling
• Interior features: Ceiling fans; Eat-in kitchen; High ceilings; Open floorplan; Fireplace in dining room; Crawl space basement
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $185k.

Deal economics

• At list price, monthly cash flow is $344 ($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 $182k (1.4% below list).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.9% 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-.
• 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 685 units permitted in Hoke County in 2024 (0 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 $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 63 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 $140k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: 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 $173,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.99% ✗
• Cap rate: 8.53%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $173,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2002 Mcguire Dr	0.06mi	3/2.0	1,296 (0%)	7mo	$190,000	$147	91
2410 Ohara Dr	0.37mi	3/2.0	1,290 (-0%)	2mo	$192,000	$149	81
2207 Keen Ct	0.22mi	3/2.0	1,326 (+2%)	8mo	$165,000	$124	79
700 Mackay Ct	0.38mi	3/2.0	1,227 (-5%)	4mo	$170,000	$139	70
709 Mackay Ct	0.33mi	3/2.0	1,210 (-7%)	6mo	$173,000	$143	68
403 Mcdougald Dr	0.53mi	3/2.0	1,209 (-7%)	9mo	$162,000	$134	57
1314 Clan Campbell Dr	0.29mi	3/2.0	1,106 (-15%)	9mo	$145,000	$131	54
419 Mcdougald Dr	0.61mi	3/2.0	1,120 (-14%)	2mo	$65,000	$58	47
2910 Donegal Dr	0.66mi	3/2.0	1,439 (+11%)	8mo	$180,000	$125	45
2639 O'glesby Dr	0.69mi	3/2.0	1,120 (-14%)	6mo	$120,000	$107	40
529 Dunrobin Dr	0.68mi	3/2.0	1,118 (-14%)	9mo	$142,000	$127	38
1013 Dunvegan Dr	0.74mi	3/2.0	1,120 (-14%)	8mo	$168,000	$150	36

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 · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.80×
• Total profit: $-10,100
• Equity at exit: $27,569

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $11,203
• Equity at exit: $15,987

Cash invested: $51,772 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,822 high
• Mortgage (P&I): −$970
• Tax from tax record: −$49 /mo · $588/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $344

Break-even live

Break-even rent $1,387

Max offer price $184,900

Occupancy floor 76%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1502 Clan Campbell Dr Raeford, NC	3.0	2.0	1296	$1,395	$1.08	13d	1	0.36mi
1002 South Pointe Dr Raeford, NC	1.0–3.0	1.0–2.0	1074	$1,920	$1.79	13d	24	0.56mi
1552 Clan Campbell Dr Raeford, NC	3.0	2.0	1241	$1,695	$1.37	13d	1	0.69mi
109 Timberidge Dr Raeford, NC	3.0	2.0	1384	$1,765	$1.28	13d	1	0.71mi
140 Verdmont Dr Raeford, NC	3.0	2.5	1856	$2,200	$1.19	23d	1	0.81mi
334 Woodberry Cir Raeford, NC	3.0	2.0	1598	$1,650	$1.03	13d	1	1.06mi
9000 Stone Gate Dr Raeford, NC	1.0–3.0	1.0–2.0	1029	$1,757	$1.71	13d	12	1.17mi
105 Joseph Dr Raeford, NC	3.0	2.0	1152	$1,275	$1.11	23d	1	1.34mi

Listing history 31 events

1. 2026-06-18
   days on market $184,900 Active 63 DOM
2. 2026-06-17
   days on market $184,900 Active 62 DOM
3. 2026-06-16
   days on market $184,900 Active 61 DOM
4. 2026-06-15
   days on market $184,900 Active 60 DOM
5. 2026-06-14
   days on market $184,900 Active 58 DOM
6. 2026-06-13
   days on market $184,900 Active 57 DOM
7. 2026-06-10
   days on market $184,900 Active 55 DOM
8. 2026-06-09
   days on market $184,900 Active 54 DOM
9. 2026-06-08
   days on market $184,900 Active 53 DOM
10. 2026-06-07
    days on market $184,900 Active 52 DOM
11. 2026-06-05
    days on market $184,900 Active 49 DOM
12. 2026-06-03
    days on market $184,900 Active 48 DOM
13. 2026-06-02
    days on market $184,900 Active 47 DOM
14. 2026-06-01
    days on market $184,900 Active 46 DOM
15. 2026-05-31
    days on market $184,900 Active 45 DOM
16. 2026-05-30
    days on market $184,900 Active 44 DOM
17. 2026-04-16
    listed $184,900 Active
18. 2025-03-10
    soldstatus $140,000
19. 2025-03-07
    soldstatus $140,000 Closed 259-char remark

    Show marketing remark (259 chars)

    This 3 bedroom, 2 bathroom home is ideal for a first-time buyer or investor looking to expand their rental portfolio. This property has a front porch and rear deck. Large back yard includes a metal storage shed. Very close to Fort Bragg, shopping and schools.

20. 2025-02-18
    status Pending 259-char remark

    Show marketing remark (259 chars)

    This 3 bedroom, 2 bathroom home is ideal for a first-time buyer or investor looking to expand their rental portfolio. This property has a front porch and rear deck. Large back yard includes a metal storage shed. Very close to Fort Bragg, shopping and schools.

21. 2025-02-14
    listed $139,900 Active 259-char remark

    Show marketing remark (259 chars)

    This 3 bedroom, 2 bathroom home is ideal for a first-time buyer or investor looking to expand their rental portfolio. This property has a front porch and rear deck. Large back yard includes a metal storage shed. Very close to Fort Bragg, shopping and schools.

22. 2025-01-14
    historical $1,240
23. 2024-12-28
    listed $1,240
24. 2024-08-22
    status Pending
25. 2024-08-22
    historical
26. 2024-08-06
    listed $119,900 Active
27. 2019-04-12
    soldstatus $115,000
28. 2019-04-10
    soldstatus $38,333
29. 2018-11-29
    listed $47,300
30. 2015-07-27
    soldstatus $24,300
31. 2015-06-22
    listed $23,900

ⓘ 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: $588 · $49/mo
• Projected year-2 tax: $1,516 · $126/mo
• Expected delta: +$928/yr (+$77/mo · 157.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 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: $21,868
• − Mortgage interest: −$10,357
• − Property taxes: −$588
• − Insurance: −$924
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$5,379
• Taxable income: $1,120
• Est. tax owed @ 24.0%: −$269
• After-tax cash flow: $3,858/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 — 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: Hoke County · 44,880 people
• 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

+673.6% since first listed

15 events — show timeline

• 2026-04-16 Listed $184,900 LPRMLS
• 2025-03-10 Sold (Public Records) $140,000 Public Records
• 2025-03-07 Sold (MLS) $140,000 LPRMLS
• 2025-02-18 Pending — LPRMLS
• 2025-02-14 Listed $139,900 LPRMLS
• 2025-01-14 Rental Removed $1,240 TMLS
• 2024-12-28 Listed for Rent $1,240 TMLS
• 2024-08-22 Pending — TMLS
• 2024-08-22 Listing Removed — TMLS
• 2024-08-06 Listed $119,900 TMLS
• 2019-04-12 Sold (Public Records) $115,000 Public Records
• 2019-04-10 Sold (MLS) $38,333 LPRMLS
• 2018-11-29 Listed $47,300 LPRMLS
• 2015-07-27 Sold (MLS) $24,300 LPRMLS
• 2015-06-22 Listed $23,900 LPRMLS

Property tax history

+1.7%/yr

Latest (2025): $588 · +0.0% YoY. Source: county tax records.