6507 Amanda Cir · Fayetteville, NC 28304

$157,900

3 bd · 1.0 ba · 1,248 sqft · SingleFamily public records · 42 Days on market

Built 1970 Est $212k · 26% under

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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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step inside and feel right at home! As you enter, you’re welcomed into a comfortable living room that serves as the heart of the home—perfect for gathering, relaxing, or hosting friends and family. Just off the living room, you’ll find a spacious bonus room converted from the original one-car garage. Filled with beautiful natural light and complete with its own closet for storage, this flexible space is ideal for a home office, playroom, media room, guest space, or whatever fits your lifestyle best. Also connected to the living area is the kitchen, thoughtfully positioned for easy flow and everyday convenience, with washer and dryer connections nearby for added functionali

Key facts

• Bonus room
• Natural light
• Covered patio

Tags

• BONUS ROOM
• NATURAL LIGHT
• COVERED PATIO
• MATURE TREES
• WASHER AND DRYER CONNECTIONS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Zoned SF10 (Single Family Res 10)
• Construction: Brick veneer construction
• Exterior features: Covered patio

Interior

• Kitchen: Refrigerator; Range
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Has heating (other); Ceiling fan cooling
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/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 $155k (1.7% below list).
• Recommended offer: $153k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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-.
• 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: New Century International Middle (math 41% / reading 58%, grade C, #120 of 475 statewide, top 25%, 391 students, 55% FRL); Jack Britt High (math 58% / reading 72%, grade B, #161 of 535 statewide, top 30%, 1,890 students, 38% FRL).
• Zoned-school proficiency averages 57% at this address vs 36% district-wide (+21 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 (+3.2%/yr); 302 active listings in the ZIP; 33 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 ($59k/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

• It's been on market 42 days — a 3% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $158k implies a 378% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $153,163 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.98% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $212,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6487 People St	0.21mi	3/2.0	1,174 (-6%)	2mo	$180,000	$153	75
6439 Applewhite Rd	0.52mi	3/2.0	1,236 (-1%)	1mo	$210,000	$170	69
1605 Hickoryridge Ct	0.23mi	3/2.0	1,347 (+8%)	5mo	$194,000	$144	68
6528 Rhemish Dr	0.52mi	3/2.0	1,166 (-7%)	1mo	$206,000	$177	60
6337 Rhemish Dr	0.74mi	3/2.0	1,235 (-1%)	0mo	$222,000	$180	59
1931 Pumpkin Rd	0.40mi	4/2.0 (+1)	1,363 (+9%)	2mo	$195,000	$143	55
2243 Delta Dr	0.35mi	3/1.5	1,071 (-14%)	5mo	$152,000	$142	54
1109 Strickland Bridge Rd	0.71mi	3/1.5	1,326 (+6%)	2mo	$199,000	$150	53
6419 Green Meadow Rd	0.72mi	3/2.0	1,173 (-6%)	3mo	$190,000	$162	50
6438 Applewhite Rd	0.54mi	3/2.0	1,093 (-12%)	2mo	$212,000	$194	49
6381 Rhemish Dr	0.66mi	3/2.0	1,123 (-10%)	3mo	$198,000	$176	46
1423 Furnish Dr	0.60mi	3/2.0	1,104 (-12%)	4mo	$205,000	$186	46

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 · 3.17% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.66×
• Total profit: $-14,838
• Equity at exit: $23,543

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,688
• Equity at exit: $13,652

Cash invested: $44,212 (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 28304

• Home prices YoY: -21.7%
• Rents YoY: 3.2%
• Active inventory: 302
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,553 high
• Mortgage (P&I): −$828
• Tax from tax record: −$168 /mo · $2,021/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $164

Break-even live

Break-even rent $1,345

Max offer price $157,900

Occupancy floor 84%

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: $39,475
• Closing costs: $4,737
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1644 Sweetgum Cir Fayetteville, NC	3.0	2.0	1446	$1,750	$1.21	23d	1	0.30mi
1948 Nordic Dr Fayetteville, NC	3.0	2.0	1131	$1,400	$1.24	23d	1	0.54mi
1411 Furnish Dr Fayetteville, NC	3.0	2.0	1100	$1,350	$1.23	23d	1	0.62mi
2514 Gardner Park Dr Fayetteville, NC	3.0	2.5	1480	$1,595	$1.08	23d	1	0.70mi
6338 Rhemish Dr Fayetteville, NC	3.0	2.0	1201	$1,500	$1.25	23d	1	0.71mi
6716 Sandfield Ct Fayetteville, NC	3.0	2.0	1296	$1,575	$1.22	23d	1	0.79mi
6408 Dunham Dr Fayetteville, NC	3.0	2.0	1400	$1,500	$1.07	14d	1	0.80mi
6701 Vaughn Rd Fayetteville, NC	3.0	2.0	1236	$1,700	$1.38	14d	1	0.88mi
6658 Vaughn Rd Fayetteville, NC	3.0	2.0	1280	$1,575	$1.23	23d	1	0.88mi
1443 Larkhall Dr Fayetteville, NC	4.0	2.0	1382	$1,600	$1.16	23d	1	0.95mi
1508 Darvel Ave Fayetteville, NC	3.0	2.0	1269	$1,700	$1.34	23d	1	0.98mi
1066 Strickland Bridge Rd Fayetteville, NC	3.0	2.0	1427	$2,050	$1.44	14d	1	1.01mi
1879 Frankie Ave Fayetteville, NC	3.0	2.0	1100	$1,375	$1.25	23d	1	1.02mi
1222 Southwood Dr Fayetteville, NC	2.0	1.5	801	$875	$1.09	23d	1	1.06mi
3001 Stone Carriage Cir Fayetteville, NC	1.0–3.0	1.0–2.0	1098	$1,700	$1.55	14d	12	1.08mi
1437 Artesian Ct Fayetteville, NC	2.0	1.5	850	$1,000	$1.18	14d	1	1.10mi
1916 Rayconda Rd Fayetteville, NC	1.0–3.0	1.0–2.0	989	$1,450	$1.47	23d	3	1.10mi
6333 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	1080	$1,075	$1.00	23d	1	1.12mi
4010 Bardstown Ct Unit 202 Fayetteville, NC	3.0	2.0	1450	$1,495	$1.03	23d	1	1.15mi
6408 Starbrook Dr #5 Fayetteville, NC	2.0	2.0	860	$995	$1.16	23d	1	1.16mi
1701 Carter Baron Pl Unit 211 Fayetteville, NC	3.0	2.0	1295	$1,700	$1.31	23d	1	1.16mi
6332 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	925	$1,150	$1.24	23d	1	1.16mi
6400 Starbrook Dr #1 Fayetteville, NC	2.0	2.0	860	$1,000	$1.16	23d	1	1.17mi
6324 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	792	$900	$1.14	23d	1	1.19mi
2012 Lakemeadow Dr Fayetteville, NC	3.0	2.0	1332	$1,800	$1.35	14d	1	1.19mi
1715 Arrow Ridge Way Fayetteville, NC	3.0	2.0	1220	$1,550	$1.27	14d	1	1.21mi
4050 Bardstown Ct Fayetteville, NC	3.0	2.0	1450	$1,495	$1.03	14d	1	1.22mi
1811 Balmoral Dr #202 Fayetteville, NC	2.0	2.0	1250	$1,275	$1.02	14d	1	1.25mi
1800 Balmoral Dr Fayetteville, NC	2.0	2.0	1328	$1,250	$0.94	23d	1	1.26mi
1761 Renwick Dr #204 Fayetteville, NC	2.0	2.0	1331	$1,300	$0.98	14d	1	1.28mi
3325 Oak Forest Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,745	$1.57	14d	66	1.39mi
2640 Latrobe Ave Fayetteville, NC	1.0–3.0	1.0–2.0	1079	$1,815	$1.68	14d	30	1.49mi
1366 Worstead Dr Fayetteville, NC	3.0	2.0	1079	$1,650	$1.53	14d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $157,900 Active 42 DOM
2. 2026-06-17
   days on market $157,900 Active 41 DOM
3. 2026-06-16
   days on market $157,900 Active 40 DOM
4. 2026-06-15
   days on market $157,900 Active 39 DOM
5. 2026-06-14
   days on market $157,900 Active 37 DOM
6. 2026-06-13
   days on market $157,900 Active 36 DOM
7. 2026-06-10
   days on market $157,900 Active 34 DOM
8. 2026-06-09
   days on market $157,900 Active 33 DOM
9. 2026-06-09
   price $157,900 Active 32 DOM
10. 2026-06-08
    days on market $165,000 Active 32 DOM
11. 2026-06-07
    days on market $165,000 Active 31 DOM
12. 2026-06-03
    days on market $165,000 Active 27 DOM
13. 2026-06-02
    statusdays on market $165,000 Active 26 DOM
14. 2026-04-30
    status Pending
15. 2026-04-22
    status Active
16. 2026-04-22
    price $165,000
17. 2026-03-16
    status Pending
18. 2026-02-27
    listed $170,000 Active
19. 2025-11-18
    price $180,000
20. 2025-06-30
    listed $190,000 Active
21. 2025-03-06
    listed $185,000 Active
22. 2025-02-27
    historical
23. 2025-02-24
    listed $149,999 Active
24. 2024-03-04
    historical $1,250
25. 2024-02-21
    listed $1,250
26. 2019-09-16
    soldstatus $33,000
27. 2019-06-28
    listed $47,900
28. 2009-10-27
    soldstatus $55,000

ⓘ 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: $2,021 · $168/mo
• Projected year-2 tax: $2,021 · $168/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $18,634
• − Mortgage interest: −$8,845
• − Property taxes: −$2,021
• − Insurance: −$790
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$4,593
• Taxable loss: −$596
• Est. tax savings @ 24.0%: +$143
• After-tax cash flow: $2,117/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): 37,140
• Household income: $58,563
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 1667.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 39% White 36% Hispanic / Latino 14% Two or more races 12% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 87% English-only · Spanish 9% Tagalog/Filipino 1% French/Haitian/Cajun 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: ▼ -59.90%
• Current HPI: 215.927
• Rent YoY: ▲ 3.17%
• 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

+200.0% since first listed

15 events — show timeline

• 2026-04-30 Pending — LPRMLS
• 2026-04-22 Relisted — LPRMLS
• 2026-04-22 Price Changed $165,000 LPRMLS
• 2026-03-16 Pending — LPRMLS
• 2026-02-27 Listed $170,000 LPRMLS
• 2025-11-18 Price Changed $180,000 LPRMLS
• 2025-06-30 Listed $190,000 LPRMLS
• 2025-03-06 Listed $185,000 LPRMLS
• 2025-02-27 Listing Removed — TMLS
• 2025-02-24 Listed $149,999 TMLS
• 2024-03-04 Rental Removed $1,250 TMLS
• 2024-02-21 Listed for Rent $1,250 TMLS
• 2019-09-16 Sold (MLS) $33,000 LPRMLS
• 2019-06-28 Listed $47,900 LPRMLS
• 2009-10-27 Sold (Public Records) $55,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $2,021 · +87.0% YoY. Source: county tax records.