405 & 407 Andy St · Fayetteville, NC 28303

$189,400

3 bd · 1.0 ba · 638 sqft · SingleFamily public records · 34 Days on market

Built 1952 9,148 sqft lot

---

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 +10.1/30.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL! GREAT POTENTIAL TO ADD TO YOUR RENTAL INVENTORY! A GREAT PRICE FOR A GREAT LOCATION! DON'T WAIT LOOK AT THIS ONE TODAY! This GEM of an Investment Property is available to add to your portfolio! Unique opportunity Two houses on one Lot! These adorable bungalow units are each 2 bedroom 1 bathroom. So much potential here! Both units are vacant and rented previously at $900. Property is being sold in As-Is condition. Total lot 4 bedrooms with 2 bathrooms, sqft to be confirmed. Nearby shopping, restaurants and schools makes the location very attractive! Easy access to 295 and proximity to Amazon warehouse! Don't miss this opportunity!!! BOM at no fault of seller. Offer accepted. Will set to pending upon delivery of due diligence funds.

Key facts

• Immediate cash flow
• Heat pumps
• Newer roofs

Tags

• DETACHED SINGLE-FAMILY HOMES
• IMMEDIATE CASH FLOW
• EXTENSIVE UPDATES
• NEWER ROOFS
• HEAT PUMPS
• REMODELED BATHROOMS

Property features AI

Finance

• Other: Located in Bonnie Doone subdivision; Zoned SF6 (Single Family Res 6)

Exterior

• Utilities: Other water source; Other sewer
• Home design: Single-family residence; One story
• Construction: Masonite and other siding materials
• Exterior features: Covered porch; Fenced yard; Paved road access

Interior

• Kitchen: Refrigerator
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Window unit(s) for cooling
• Interior features: Refrigerator included; No fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (28.0% below list).
• Recommended offer: $136k (28.0% 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: R Max Abbott Middle (math 31% / reading 45%, grade F, #251 of 475 statewide, top 54%, 759 students, 99% FRL); Terry Sanford High (math 49% / reading 52%, grade D+, #306 of 535 statewide, top 57%, 1,224 students, 59% FRL) — zoned schools average 79% FRL vs 55% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 280 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 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 $76k; list at $189k implies a 149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,335 (28.0% 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 34 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $79,112
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
436 Squirrel St	0.72mi	2/1.0 (-1)	647 (+1%)	21mo	$80,000	$124	41

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 · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.29×
• Total profit: $-37,849
• Equity at exit: $28,240

10-year hold

• IRR: -13.8%
• Equity multiple: 0.20×
• Total profit: $-42,284
• Equity at exit: $16,376

Cash invested: $53,032 (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 28303

• Home prices YoY: -25.4%
• Rents YoY: 3.0%
• Active inventory: 280
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,363 high
• Mortgage (P&I): −$993
• Tax from tax record: −$117 /mo · $1,400/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $-112

Break-even live

Break-even rent $1,505

Max offer price $169,656

Occupancy floor —

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: $47,350
• Closing costs: $5,682
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5112 Cannon St Fayetteville, NC	2.0	1.0	750	$949	$1.27	13d	1	0.08mi
117 N Helen St Unit 117 Fayetteville, NC	2.0	1.0	600	$1,500	$2.50	23d	1	0.45mi
4981 Galveston Dr Fayetteville, NC	2.0	1.5	750	$1,050	$1.40	23d	1	0.85mi
1130 Annondale Way Fayetteville, NC	1.0–3.0	1.0–2.5	1180	$2,495	$2.11	13d	6	0.88mi
622 Dashland Dr Unit B Fayetteville, NC	2.0	1.5	750	$940	$1.25	13d	1	0.99mi
1000 Antietam Crk Dr Fayetteville, NC	3.0	1.0–2.0	1059	$1,700	$1.61	23d	14	1.18mi

Listing history 27 events

1. 2026-06-18
   days on market $189,400 Active 34 DOM
2. 2026-06-17
   days on market $189,400 Active 33 DOM
3. 2026-06-16
   days on market $189,400 Active 32 DOM
4. 2026-06-15
   days on market $189,400 Active 31 DOM
5. 2026-06-14
   days on market $189,400 Active 29 DOM
6. 2026-06-13
   days on market $189,400 Active 28 DOM
7. 2026-06-10
   days on market $189,400 Active 26 DOM
8. 2026-06-09
   days on market $189,400 Active 25 DOM
9. 2026-06-09
   price $189,400 Active 24 DOM
10. 2026-06-08
    days on market $189,900 Active 24 DOM
11. 2026-06-07
    days on market $189,900 Active 23 DOM
12. 2026-06-03
    days on market $189,900 Active 19 DOM
13. 2026-06-02
    days on market $189,900 Active 18 DOM
14. 2026-06-01
    days on market $189,900 Active 17 DOM
15. 2026-05-31
    days on market $189,900 Active 16 DOM
16. 2026-05-30
    days on market $189,900 Active 15 DOM
17. 2026-05-13
    listed $189,900 Active
18. 2025-09-06
    historical $900
19. 2025-08-02
    price $900
20. 2025-07-19
    listed $950
21. 2022-12-28
    soldstatus $76,000 Closed 764-char remark

    Show marketing remark (764 chars)

    INVESTOR SPECIAL! GREAT POTENTIAL TO ADD TO YOUR RENTAL INVENTORY! A GREAT PRICE FOR A GREAT LOCATION! DON'T WAIT LOOK AT THIS ONE TODAY! This GEM of an Investment Property is available to add to your portfolio! Unique opportunity Two houses on one Lot! These adorable bungalow units are each 2 bedroom 1 bathroom. So much potential here! Both units are vacant and rented previously at $900. Property is being sold in As-Is condition. Total lot 4 bedrooms with 2 bathrooms, sqft to be confirmed. Nearby shopping, restaurants and schools makes the location very attractive! Easy access to 295 and proximity to Amazon warehouse! Don't miss this opportunity!!! BOM at no fault of seller. Offer accepted. Will set to pending upon delivery of due diligence funds.

22. 2022-12-28
    soldstatus $76,000

    Show marketing remark (764 chars)

    INVESTOR SPECIAL! GREAT POTENTIAL TO ADD TO YOUR RENTAL INVENTORY! A GREAT PRICE FOR A GREAT LOCATION! DON'T WAIT LOOK AT THIS ONE TODAY! This GEM of an Investment Property is available to add to your portfolio! Unique opportunity Two houses on one Lot! These adorable bungalow units are each 2 bedroom 1 bathroom. So much potential here! Both units are vacant and rented previously at $900. Property is being sold in As-Is condition. Total lot 4 bedrooms with 2 bathrooms, sqft to be confirmed. Nearby shopping, restaurants and schools makes the location very attractive! Easy access to 295 and proximity to Amazon warehouse! Don't miss this opportunity!!! BOM at no fault of seller. Offer accepted. Will set to pending upon delivery of due diligence funds.

23. 2022-12-12
    status Pending 764-char remark

    Show marketing remark (764 chars)

    INVESTOR SPECIAL! GREAT POTENTIAL TO ADD TO YOUR RENTAL INVENTORY! A GREAT PRICE FOR A GREAT LOCATION! DON'T WAIT LOOK AT THIS ONE TODAY! This GEM of an Investment Property is available to add to your portfolio! Unique opportunity Two houses on one Lot! These adorable bungalow units are each 2 bedroom 1 bathroom. So much potential here! Both units are vacant and rented previously at $900. Property is being sold in As-Is condition. Total lot 4 bedrooms with 2 bathrooms, sqft to be confirmed. Nearby shopping, restaurants and schools makes the location very attractive! Easy access to 295 and proximity to Amazon warehouse! Don't miss this opportunity!!! BOM at no fault of seller. Offer accepted. Will set to pending upon delivery of due diligence funds.

24. 2022-12-06
    status Active 764-char remark

    Show marketing remark (764 chars)

    INVESTOR SPECIAL! GREAT POTENTIAL TO ADD TO YOUR RENTAL INVENTORY! A GREAT PRICE FOR A GREAT LOCATION! DON'T WAIT LOOK AT THIS ONE TODAY! This GEM of an Investment Property is available to add to your portfolio! Unique opportunity Two houses on one Lot! These adorable bungalow units are each 2 bedroom 1 bathroom. So much potential here! Both units are vacant and rented previously at $900. Property is being sold in As-Is condition. Total lot 4 bedrooms with 2 bathrooms, sqft to be confirmed. Nearby shopping, restaurants and schools makes the location very attractive! Easy access to 295 and proximity to Amazon warehouse! Don't miss this opportunity!!! BOM at no fault of seller. Offer accepted. Will set to pending upon delivery of due diligence funds.

25. 2022-11-23
    status Pending 764-char remark

    Show marketing remark (764 chars)

    INVESTOR SPECIAL! GREAT POTENTIAL TO ADD TO YOUR RENTAL INVENTORY! A GREAT PRICE FOR A GREAT LOCATION! DON'T WAIT LOOK AT THIS ONE TODAY! This GEM of an Investment Property is available to add to your portfolio! Unique opportunity Two houses on one Lot! These adorable bungalow units are each 2 bedroom 1 bathroom. So much potential here! Both units are vacant and rented previously at $900. Property is being sold in As-Is condition. Total lot 4 bedrooms with 2 bathrooms, sqft to be confirmed. Nearby shopping, restaurants and schools makes the location very attractive! Easy access to 295 and proximity to Amazon warehouse! Don't miss this opportunity!!! BOM at no fault of seller. Offer accepted. Will set to pending upon delivery of due diligence funds.

26. 2022-11-21
    listed $76,000 Active 764-char remark

    Show marketing remark (764 chars)

    INVESTOR SPECIAL! GREAT POTENTIAL TO ADD TO YOUR RENTAL INVENTORY! A GREAT PRICE FOR A GREAT LOCATION! DON'T WAIT LOOK AT THIS ONE TODAY! This GEM of an Investment Property is available to add to your portfolio! Unique opportunity Two houses on one Lot! These adorable bungalow units are each 2 bedroom 1 bathroom. So much potential here! Both units are vacant and rented previously at $900. Property is being sold in As-Is condition. Total lot 4 bedrooms with 2 bathrooms, sqft to be confirmed. Nearby shopping, restaurants and schools makes the location very attractive! Easy access to 295 and proximity to Amazon warehouse! Don't miss this opportunity!!! BOM at no fault of seller. Offer accepted. Will set to pending upon delivery of due diligence funds.

27. 2019-09-12
    soldstatus $6,000

ⓘ 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: $1,400 · $117/mo
• Projected year-2 tax: $1,553 · $129/mo
• Expected delta: +$153/yr (+$13/mo · 10.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,360
• − Mortgage interest: −$10,609
• − Property taxes: −$1,400
• − Insurance: −$947
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$5,510
• Taxable loss: −$4,724
• Est. tax savings @ 24.0%: +$1,134
• After-tax cash flow: $-208/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): 30,965
• Household income: $58,223
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1370.0

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 0.70)
• Race & ethnicity: White 39% Black 37% Two or more races 11% Hispanic / Latino 10% Asian 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 3% Serbian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Spanish 7% Other Asian/Pacific 2% Korean 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: ▼ -77.14%
• Current HPI: 226.5097
• Rent YoY: ▲ 3.01%
• 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

+3065.0% since first listed

11 events — show timeline

• 2026-05-13 Listed $189,900 LPRMLS
• 2025-09-06 Rental Removed $900 TMLS
• 2025-08-02 Price Changed $900 TMLS
• 2025-07-19 Listed for Rent $950 TMLS
• 2022-12-28 Sold (Public Records) $76,000 Public Records
• 2022-12-28 Sold (MLS) $76,000 LPRMLS
• 2022-12-12 Pending — LPRMLS
• 2022-12-06 Relisted — LPRMLS
• 2022-11-23 Pending — LPRMLS
• 2022-11-21 Listed $76,000 LPRMLS
• 2019-09-12 Sold (Public Records) $6,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,400 · -3.0% YoY. Source: county tax records.