1031 S Revere St S · Fayetteville, NC 28304

$124,500

1 bd · 1.0 ba · 720 sqft · SingleFamily public records · 142 Days on market

Built 1950 10,454 sqft lot

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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 +10.8/30.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• DSCR +3.1/10.0
• Schools +3.1/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Solid rental property with long term section eight tenant Rent is $575 (well below market rent). property under lease since 2016 that is now month to month Fully fenced lot Has large storage shed with electricity Very convenient location close to shopping, commuter routes and places of employment No viewings without accepted offer Buyer must purchase subject to rights of tenant "as is" sale no repairs by seller

Key facts

• 8x12 shed
• Fenced in back yard
• Move in ready

Tags

• NEWER KITCHEN CABINETS
• REPLACEMENT WINDOWS
• FENCED IN BACK YARD
• 8X12 SHED
• MOVE IN READY

Property features AI

Finance

• Other: Zoned R10 (Residential District)

Exterior

• Utilities: Public water; Holding tank or septic tank sewer
• Home design: Single family residence; One-story
• Construction: Frame construction with vinyl siding
• Exterior features: Shed(s); Back yard fencing; Cleared lot; Paved road access

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator
• Bedrooms: Total rooms: 4
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air (electric); Electric forced air heating
• Interior features: Eat-in kitchen; Storage
• Laundry & utility: Crawl space / no basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $124k.

Deal economics

• At list price, monthly cash flow is $-57 ($-684/yr) — negative.
• To cash-flow at today's rent, offer at most $114k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $93k (25.5% below list).
• Recommended offer: $93k (25.5% below list) — sets the bar for 1% rule.

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: Lewis Chapel Middle (math 15% / reading 27%, grade F, #424 of 475 statewide, top 90%, 578 students, 100% FRL); Seventy-First High (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,366 students, 70% FRL) — zoned schools average 85% FRL vs 55% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 302 active listings in the ZIP; 19 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $861 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y 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 $56k; list at $124k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 75% 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 $92,756 (25.5% 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 142 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.96%
• DSCR: 0.91
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.17% rent growth · sell at horizon

5-year hold

• IRR: -19.4%
• Equity multiple: 0.32×
• Total profit: $-23,676
• Equity at exit: $18,563

10-year hold

• IRR: -11.9%
• Equity multiple: 0.29×
• Total profit: $-24,757
• Equity at exit: $10,764

Cash invested: $34,860 (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: 11.2×

Monthly cashflow live

• Estimated rent: $928 high
• Mortgage (P&I): −$653
• Tax from tax record: −$85 /mo · $1,020/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $-57

Break-even live

Break-even rent $1,000

Max offer price $114,429

Occupancy floor —

Sensitivity live

Price	-10% $13	-5% $-22	+0% $-57	+5% $-92	+10% $-127
Rent	-10% $-130	-5% $-94	+0% $-57	+5% $-20	+10% $16
Rate	-1.0pp $6	-0.5pp $-25	base $-57	+0.5pp $-89	+1.0pp $-122

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: $31,125
• Closing costs: $3,735
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
910 Greenleaf Dr Fayetteville, NC	1.0	1.0	650	$944	$1.45	14d	8	0.55mi
910 Greenleaf Dr Fayetteville, NC	1.0	1.0	650	$975	$1.50	24d	8	0.55mi
6320 Marykirk Dr Unit C Fayetteville, NC	1.0	1.0	710	$875	$1.23	24d	1	0.62mi
1425 Tangora Ln Unit 1427 Fayetteville, NC	1.0	1.0	616	$750	$1.22	24d	1	0.64mi
1427 Tangora Ln Fayetteville, NC	1.0	1.0	616	$750	$1.22	24d	1	0.64mi
6421 Applecross Ave Fayetteville, NC	1.0	1.0	621	$749	$1.21	24d	1	0.74mi
6400 Starbrook Dr #7 Fayetteville, NC	1.0	1.0	641	$900	$1.40	14d	1	0.75mi
1122 Southwood Dr #4 Fayetteville, NC	1.0	1.0	641	$875	$1.37	24d	1	0.76mi
1122 Southwood Dr #3 Fayetteville, NC	1.0	1.0	641	$900	$1.40	24d	1	0.76mi
6403 Starbrook Dr #7 Fayetteville, NC	1.0	1.0	641	$900	$1.40	24d	1	0.78mi
855 King Arthur Dr Fayetteville, NC	1.0–2.0	1.0–2.0	810	$805	$0.99	14d	9	1.02mi
5874 Century Oaks Dr Fayetteville, NC	1.0	1.0	700	$900	$1.29	24d	1	1.11mi
425 Woodstream Trl Fayetteville, NC	1.0–2.0	1.0–1.5	810	$1,005	$1.24	24d	12	1.15mi
5845 Century Oaks Dr Fayetteville, NC	1.0	1.0	700	$835	$1.19	24d	1	1.16mi
5849 Century Oaks Dr Fayetteville, NC	1.0	1.0	700	$835	$1.19	24d	1	1.17mi
3500 Carlson Bay Ct Fayetteville, NC	1.0–3.0	1.0–2.0	850	$950	$1.12	14d	4	1.33mi
1783 Roberta Ct Fayetteville, NC	1.0	1.0	550	$899	$1.63	24d	1	1.46mi
1775 Michelle Ct Fayetteville, NC	1.0	1.0	616	$899	$1.46	24d	1	1.46mi
4810 Alamance Rd Fayetteville, NC	1.0–2.0	1.0–2.0	827	$900	$1.09	24d	1	1.46mi

Listing history 36 events

1. 2026-06-18
   days on market $124,500 Active 142 DOM
2. 2026-06-17
   days on market $124,500 Active 141 DOM
3. 2026-06-16
   days on market $124,500 Active 140 DOM
4. 2026-06-15
   days on market $124,500 Active 139 DOM
5. 2026-06-14
   days on market $124,500 Active 137 DOM
6. 2026-06-13
   days on market $124,500 Active 136 DOM
7. 2026-06-10
   days on market $124,500 Active 134 DOM
8. 2026-06-09
   days on market $124,500 Active 133 DOM
9. 2026-06-08
   days on market $124,500 Active 132 DOM
10. 2026-06-07
    days on market $124,500 Active 131 DOM
11. 2026-06-03
    days on market $124,500 Active 127 DOM
12. 2026-06-03
    remarks 439-char remark
13. 2026-06-02
    days on market $124,500 Active 126 DOM
14. 2026-06-01
    days on market $124,500 Active 125 DOM
15. 2026-05-31
    days on market $124,500 Active 124 DOM
16. 2026-05-30
    days on market $124,500 Active 123 DOM
17. 2026-02-05
    historical $1,025
18. 2026-01-27
    listed $124,500 Active
19. 2026-01-27
    listed $1,025
20. 2026-01-27
    historical $1,025
21. 2026-01-21
    listed $1,025
22. 2026-01-17
    historical $1,075
23. 2026-01-15
    listed $1,075
24. 2026-01-15
    historical $1,075
25. 2025-12-16
    listed $1,075
26. 2025-12-15
    historical $1,075
27. 2025-11-22
    listed $1,075
28. 2024-03-25
    historical $1,050
29. 2024-03-02
    listed $1,050
30. 2024-03-02
    historical $1,050
31. 2024-03-02
    listed $1,050
32. 2024-03-02
    historical $1,050
33. 2024-02-21
    listed $1,050
34. 2021-11-19
    soldstatus $56,250 432-char remark

    Show marketing remark (432 chars)

    Solid rental property with long term section eight tenant Rent is $575 (well below market rent). property under lease since 2016 that is now month to month Fully fenced lot Has large storage shed with electricity Very convenient location close to shopping, commuter routes and places of employment No viewings without accepted offer Buyer must purchase subject to rights of tenant "as is" sale no repairs by seller

35. 2021-11-19
    soldstatus $56,500

    Show marketing remark (432 chars)

    Solid rental property with long term section eight tenant Rent is $575 (well below market rent). property under lease since 2016 that is now month to month Fully fenced lot Has large storage shed with electricity Very convenient location close to shopping, commuter routes and places of employment No viewings without accepted offer Buyer must purchase subject to rights of tenant "as is" sale no repairs by seller

36. 2021-09-10
    listed $57,500 432-char remark

    Show marketing remark (432 chars)

    Solid rental property with long term section eight tenant Rent is $575 (well below market rent). property under lease since 2016 that is now month to month Fully fenced lot Has large storage shed with electricity Very convenient location close to shopping, commuter routes and places of employment No viewings without accepted offer Buyer must purchase subject to rights of tenant "as is" sale no repairs by seller

ⓘ 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: $1,020 · $85/mo
• Projected year-2 tax: $1,021 · $85/mo
• Expected delta: +$1/yr ($0/mo · 0.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $11,131
• − Mortgage interest: −$6,974
• − Property taxes: −$1,020
• − Insurance: −$622
• − Repairs & maintenance: −$890
• − Management: −$890
• − Depreciation: −$3,622
• Taxable loss: −$2,889
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $9/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

-98.2% since first listed

20 events — show timeline

• 2026-02-05 Rental Removed $1,025 LPRMLS
• 2026-01-27 Listed $124,500 LPRMLS
• 2026-01-27 Listed for Rent $1,025 LPRMLS
• 2026-01-27 Rental Removed $1,025 BUILDIUM
• 2026-01-21 Listed for Rent $1,025 BUILDIUM
• 2026-01-17 Rental Removed $1,075 RENTALBEAST
• 2026-01-15 Listed for Rent $1,075 RENTALBEAST
• 2026-01-15 Rental Removed $1,075 TMLS
• 2025-12-16 Listed for Rent $1,075 TMLS
• 2025-12-15 Rental Removed $1,075 BUILDIUM
• 2025-11-22 Listed for Rent $1,075 BUILDIUM
• 2024-03-25 Rental Removed $1,050 LPRMLS
• 2024-03-02 Listed for Rent $1,050 LPRMLS
• 2024-03-02 Rental Removed $1,050 TMLS
• 2024-03-02 Listed for Rent $1,050 TMLS
• 2024-03-02 Rental Removed $1,050 BUILDIUM
• 2024-02-21 Listed for Rent $1,050 BUILDIUM
• 2021-11-19 Sold (Public Records) $56,500 Public Records
• 2021-11-19 Sold (MLS) $56,250 LPRMLS
• 2021-09-10 Listed $57,500 LPRMLS

Property tax history

+4.4%/yr

Latest (2025): $1,020 · -2.7% YoY. Source: county tax records.