162 Belle Chase Dr · Raeford, NC 28376

$255,000

3 bd · 2.0 ba · 1,623 sqft · SingleFamily public records · 11 Days on market

Built 2003 Est $286k · 11% 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 +13.0/30.0
• ARV discount +12.3/15.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +3.0/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

**BACK ON THE MARKET AT NO FAULT OF SELLER!** MUST SEE Ranch 3 bed/2 bath w/ bonus room home in SAVANNAH CHASE neighborhood, conveniently located to Fort Bragg and walking distance to shopping centers. This home features a large living room with vaulted ceiling, all new LVP and carpet flooring, new interior paint, an eat-in kitchen, and a deck and backyard that's perfect for entertaining! Schedule your showing today!

Key facts

• Large front porch
• Bonus room
• Covered back deck

Tags

• BONUS ROOM
• LARGE FRONT PORCH
• COVERED BACK DECK
• OVERSIZED FENCED-IN LOT
• NO HOA

Property features AI

Exterior

• Parking: Attached garage with 2 covered spaces
• Utilities: Public water; Holding tank or septic tank for sewer
• Home design: Single-family residence; Residential property; Brick veneer construction
• Construction: Brick veneer
• Exterior features: Covered porch; Deck; Porch; Back yard fencing; Level lot

Interior

• Kitchen: Refrigerator; Dishwasher; Microwave
• Bedrooms: Total rooms: 6
• Flooring: Tile; Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air; Electric cooling; Ceiling fans
• Interior features: Ceiling fans throughout; Eat-in kitchen; Walk-in closets; Electric fireplace (1)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-15 ($-174/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (22.4% below list).
• Recommended offer: $198k (22.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#39 in NC, #3,562 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D, commute F, employment F.
• 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: East Hoke Middle (math 32% / reading 40%, grade F, #273 of 475 statewide, top 58%, 780 students, 100% FRL); 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 685 units permitted in Hoke County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $8k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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 $201k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $197,868 (22.4% 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. 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. 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: 0.78% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $285,648
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 Northwoods Dr	0.19mi	3/2.0	1,536 (-5%)	1mo	$213,000	$139	81
135 Belle Chase Dr	0.11mi	3/2.0	1,760 (+8%)	6mo	$264,400	$150	76
332 Arlington Dr	0.48mi	3/2.0	1,725 (+6%)	4mo	$297,100	$172	64
264 Arlington Dr	0.48mi	3/2.0	1,725 (+6%)	6mo	$305,100	$177	62
285 Arlington Dr	0.50mi	3/2.0	1,725 (+6%)	6mo	$307,100	$178	61
358 Arlington Dr	0.48mi	3/2.5	1,744 (+8%)	4mo	$311,100	$178	60
354 Arlington Dr	0.48mi	3/2.5	1,744 (+8%)	4mo	$315,100	$181	60
331 Arlington Dr	0.50mi	3/2.5	1,744 (+8%)	5mo	$307,100	$176	58
263 Arlington Dr	0.50mi	3/2.5	1,744 (+8%)	5mo	$307,100	$176	58
274 Arlington Dr	0.48mi	3/2.5	1,744 (+8%)	6mo	$313,100	$180	58
210 Cypress Dr	0.68mi	4/2.0 (+1)	1,683 (+4%)	2mo	$242,000	$144	55
670 Melbourne Dr	0.55mi	3/2.5	1,744 (+8%)	6mo	$300,900	$173	55

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: -17.8%
• Equity multiple: 0.38×
• Total profit: $-44,457
• Equity at exit: $38,021

10-year hold

• IRR: -12.0%
• Equity multiple: 0.32×
• Total profit: $-48,785
• Equity at exit: $22,048

Cash invested: $71,400 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,979 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$134 /mo · $1,610/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-15

Break-even live

Break-even rent $1,997

Max offer price $252,434

Occupancy floor 96%

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
310 Buckeye Dr Raeford, NC	3.0	2.0	1336	$1,600	$1.20	23d	1	0.41mi
477 Northwoods Dr Raeford, NC	3.0	2.0	1206	$1,700	$1.41	14d	1	0.62mi
163 Bourbon St Raeford, NC	4.0	2.5	1967	$2,400	$1.22	23d	1	1.29mi
131 Bourbon (lot 13) ST Raeford, NC	4.0	2.5	1967	$2,400	$1.22	23d	1	1.31mi
136 Bourbon St , NC	3.0	2.5	2147	$2,200	$1.02	23d	1	1.33mi

Listing history 13 events

1. 2026-06-13
   statusdays on market $255,000 Pending 11 DOM
2. 2026-06-10
   days on market $255,000 Active 9 DOM
3. 2026-06-09
   days on market $255,000 Active 8 DOM
4. 2026-06-09
   remarks 693-char remark
5. 2026-06-09
   status $255,000 Active 7 DOM
6. 2026-05-30
   status $255,000 Pending 7 DOM
7. 2026-05-22
   listed $255,000 Active
8. 2022-04-12
   soldstatus $201,000 420-char remark

   Show marketing remark (427 chars)

   * * BACK ON THE MARKET AT NO FAULT OF SELLER! * * MUST SEE Ranch 3 bed/2 bath w/ bonus room home in SAVANNAH CHASE neighborhood, conveniently located to Fort Bragg and walking distance to shopping centers. This home features a large living room with vaulted ceiling, all new LVP and carpet flooring, new interior paint, an eat-in kitchen, and a deck and backyard that's perfect for entertaining! Schedule your showing today!

9. 2022-04-12
   soldstatus $201,000 427-char remark

   Show marketing remark (427 chars)

   * * BACK ON THE MARKET AT NO FAULT OF SELLER! * * MUST SEE Ranch 3 bed/2 bath w/ bonus room home in SAVANNAH CHASE neighborhood, conveniently located to Fort Bragg and walking distance to shopping centers. This home features a large living room with vaulted ceiling, all new LVP and carpet flooring, new interior paint, an eat-in kitchen, and a deck and backyard that's perfect for entertaining! Schedule your showing today!

10. 2022-04-12
    soldstatus $201,000

    Show marketing remark (427 chars)

    * * BACK ON THE MARKET AT NO FAULT OF SELLER! * * MUST SEE Ranch 3 bed/2 bath w/ bonus room home in SAVANNAH CHASE neighborhood, conveniently located to Fort Bragg and walking distance to shopping centers. This home features a large living room with vaulted ceiling, all new LVP and carpet flooring, new interior paint, an eat-in kitchen, and a deck and backyard that's perfect for entertaining! Schedule your showing today!

11. 2022-03-05
    listed $195,500 420-char remark

    Show marketing remark (427 chars)

    * * BACK ON THE MARKET AT NO FAULT OF SELLER! * * MUST SEE Ranch 3 bed/2 bath w/ bonus room home in SAVANNAH CHASE neighborhood, conveniently located to Fort Bragg and walking distance to shopping centers. This home features a large living room with vaulted ceiling, all new LVP and carpet flooring, new interior paint, an eat-in kitchen, and a deck and backyard that's perfect for entertaining! Schedule your showing today!

12. 2022-03-05
    listed $195,500 427-char remark

    Show marketing remark (427 chars)

    * * BACK ON THE MARKET AT NO FAULT OF SELLER! * * MUST SEE Ranch 3 bed/2 bath w/ bonus room home in SAVANNAH CHASE neighborhood, conveniently located to Fort Bragg and walking distance to shopping centers. This home features a large living room with vaulted ceiling, all new LVP and carpet flooring, new interior paint, an eat-in kitchen, and a deck and backyard that's perfect for entertaining! Schedule your showing today!

13. 2006-09-25
    soldstatus $141,000

ⓘ 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: $1,610 · $134/mo
• Projected year-2 tax: $2,091 · $174/mo
• Expected delta: +$481/yr (+$40/mo · 29.9%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $23,744
• − Mortgage interest: −$14,284
• − Property taxes: −$1,610
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − Depreciation: −$7,418
• Taxable loss: −$4,642
• Est. tax savings @ 24.0%: +$1,114
• After-tax cash flow: $940/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 — Raeford

• Score: 76/100
• State rank: #39
• US rank: #3562

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hoke County · 44,880 people
• City population: 44,880
• 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

+80.9% since first listed

7 events — show timeline

• 2026-05-22 Listed $255,000 LPRMLS
• 2022-04-12 Sold (Public Records) $201,000 Public Records
• 2022-04-12 Sold (MLS) $201,000 LPRMLS
• 2022-04-12 Sold (MLS) $201,000 TMLS
• 2022-03-05 Listed $195,500 LPRMLS
• 2022-03-05 Listed $195,500 TMLS
• 2006-09-25 Sold (Public Records) $141,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,610 · +0.0% YoY. Source: county tax records.