6510 Portsmouth Dr · Fayetteville, NC 28314

$165,000

3 bd · 2.0 ba · 1,125 sqft · SingleFamily public records · 34 Days on market

Built 1972 0.26 ac lot Est $182k · 9% 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 +13.6/30.0
• ARV discount +11.8/15.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Glenbrook - Newly Renovated Ranch with 3 Bedrooms, 2 Full Baths, Large Family Room, Spacious Eat in Kitchen, New 30 year roof, New insulated windows, 2 full new bath showers tiled up to the ceilings, New Kitchen cabinets, New Kitchen Countertops, Authentic hardwood flooring refurbished, New Appliances stainless steel, Single Carport, Sewer connection has been completed!

Key facts

• Covered carport
• One-level living
• Carport

Tags

• FENCED BACKYARD
• CARPORT
• ONE-LEVEL LIVING
• EAT-IN KITCHEN
• MAIN-LEVEL LAUNDRY
• COVERED CARPORT

Property features AI

Finance

• Other: Lot cleared; Lot approx. 0.26 acres; One-level living; No pool or spa; No other structures
• HOA & community: No association

Exterior

• Parking: Attached carport (1 space); Open/off-street parking (2 spaces); Driveway
• Utilities: Public water; Public sewer; Electricity connected; Sewer connected; Water connected
• Home design: Single-story house; Site-built construction; Fixer condition; Zoned SF10
• Construction: Brick veneer exterior; Shingle roof; Brick/mortar raised foundation; Built as a house (site built)
• Exterior features: Front porch; Fenced backyard with chain-link fencing; Storage

Interior

• Kitchen: Free-standing electric range; Range hood
• Bedrooms: 3 bedrooms (all on main level)
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Forced air; Heat pump; Central electric air conditioning
• Interior features: Eat-in kitchen; Kitchen and dining room combined; Primary bedroom on main floor
• Laundry & utility: Main-level laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $9 ($111/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 $142k (14.0% below list).
• Recommended offer: $142k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 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 (+3.1%/yr); 429 active listings in the ZIP; 40 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $141,976 (14.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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. 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?
6. 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.
7. 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.
8. 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: 0.86% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $182,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6512 Schaffer Pl	0.22mi	3/1.5	1,155 (+3%)	4mo	$169,900	$147	80
6493 Portsmouth Dr	0.12mi	3/2.0	1,200 (+7%)	5mo	$193,500	$161	80
6544 Saint Louis St	0.26mi	4/1.5 (+1)	1,148 (+2%)	6mo	$163,000	$142	73
604 Clifford Ave	0.53mi	3/2.0	1,120 (-0%)	3mo	$184,000	$164	72
1028 Crayton Cir	0.49mi	3/1.5	1,092 (-3%)	9mo	$159,700	$146	63
545 Jennings Farm Rd	0.67mi	3/2.0	1,104 (-2%)	7mo	$208,400	$189	60
549 Jennings Farm Rd	0.66mi	3/2.0	1,172 (+4%)	8mo	$205,000	$175	55
6110 Conaway Dr	0.67mi	3/2.0	1,014 (-10%)	1mo	$186,500	$184	51
525 Offing Dr	0.66mi	3/2.0	1,265 (+12%)	3mo	$220,000	$174	46
6310 Glenlea Cir	0.66mi	3/1.5	1,275 (+13%)	1mo	$165,000	$129	44
6206 Glenlea Cir	0.61mi	4/2.0 (+1)	1,268 (+13%)	10mo	$205,000	$162	37
6341 Cliffdale Rd	0.75mi	3/1.0	1,258 (+12%)	5mo	$134,500	$107	37

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-25,988
• Equity at exit: $24,602

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-21,209
• Equity at exit: $14,266

Cash invested: $46,200 (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 28314

• Home prices YoY: -15.7%
• Rents YoY: 3.1%
• Active inventory: 429
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,420 high
• Mortgage (P&I): −$865
• Tax from tax record: −$178 /mo · $2,140/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $9

Break-even live

Break-even rent $1,408

Max offer price $165,000

Occupancy floor 94%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6517 Portsmouth Dr Fayetteville, NC	3.0	1.5	1125	$1,250	$1.11	23d	1	0.03mi
944 Lark Dr Fayetteville, NC	3.0	2.0	1100	$1,395	$1.27	14d	1	0.31mi
3500 Carlson Bay Ct Fayetteville, NC	1.0–3.0	1.0–2.0	850	$1,350	$1.59	14d	4	0.56mi
3325 Oak Forest Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,745	$1.57	14d	66	0.59mi
698 Bartons Landing Pl #5 Fayetteville, NC	2.0	2.0	1136	$1,100	$0.97	23d	1	0.60mi
663 Bartons Landing Pl Unit 2 Fayetteville, NC	2.0	2.0	1150	$1,200	$1.04	14d	1	0.65mi
6340 Ginger Cir Fayetteville, NC	3.0	1.5	1052	$1,400	$1.33	23d	1	0.66mi
1131 Capeharbor Ct Fayetteville, NC	2.0	2.0	1100	$1,345	$1.22	14d	14	0.68mi
672 Bartons Landing Pl Fayetteville, NC	2.0	2.0	1145	$1,100	$0.96	14d	1	0.75mi
6309 Lynette Cir Fayetteville, NC	3.0	1.5	1014	$1,300	$1.28	23d	1	0.76mi
679 Bartons Landing Pl Unit 6 Fayetteville, NC	2.0	2.0	1145	$1,200	$1.05	23d	1	0.79mi
679 Bartons Landing Pl Fayetteville, NC	2.0	2.0	1145	$1,150	$1.00	23d	1	0.79mi
567 Cutchen Ln Fayetteville, NC	1.0–3.0	1.0–2.0	975	$1,425	$1.46	14d	61	0.86mi
6408 Starbrook Dr #5 Fayetteville, NC	2.0	2.0	860	$995	$1.16	23d	1	0.86mi
6400 Starbrook Dr #1 Fayetteville, NC	2.0	2.0	860	$1,000	$1.16	23d	1	0.87mi
6132 Dandy Loop Rd Fayetteville, NC	3.0	1.0	1456	$1,325	$0.91	23d	1	0.88mi
420 Mangum Ct Fayetteville, NC	3.0	2.0	1127	$1,550	$1.38	23d	1	0.89mi
1222 Southwood Dr Fayetteville, NC	2.0	1.5	801	$875	$1.09	23d	1	0.90mi
3119 Wisteria Ln Unit 102 Fayetteville, NC	3.0	2.0	1415	$1,550	$1.10	14d	1	0.91mi
495 Stiles Pl Fayetteville, NC	3.0	2.0	1300	$1,250	$0.96	14d	1	0.91mi
1066 Strickland Bridge Rd Fayetteville, NC	3.0	2.0	1427	$2,050	$1.44	14d	1	0.92mi
812 Crescent Commons Way Fayetteville, NC	1.0–2.0	1.0–2.0	963	$1,385	$1.44	14d	10	0.95mi
5831 Waters Edge Dr Fayetteville, NC	3.0	2.0	1344	$1,545	$1.15	23d	1	0.96mi
540 Auburndale Ln Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	14d	1	1.01mi
5761 Waterwood Dr Fayetteville, NC	3.0	2.0	1452	$1,600	$1.10	21d	1	1.03mi
6793 Candlewood Dr Fayetteville, NC	3.0	2.0	1240	$1,475	$1.19	14d	1	1.05mi
5713 Waterwood Dr Fayetteville, NC	3.0	2.0	1440	$1,650	$1.15	21d	1	1.07mi
1443 Larkhall Dr Fayetteville, NC	4.0	2.0	1382	$1,600	$1.16	23d	1	1.07mi
202 Bertram Pl Fayetteville, NC	3.0	2.0	1175	$1,300	$1.11	14d	1	1.08mi
1070 Rulnick St Fayetteville, NC	3.0	1.0	1014	$1,200	$1.18	23d	1	1.16mi
6407 Wallaby Ct Fayetteville, NC	2.0	1.5	1100	$1,200	$1.09	14d	1	1.17mi
6332 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	925	$1,150	$1.24	23d	1	1.18mi
7298 Ryan St Fayetteville, NC	4.0	1.5	1315	$1,400	$1.06	23d	1	1.19mi
6333 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	1080	$1,075	$1.00	23d	1	1.20mi
6324 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	792	$900	$1.14	23d	1	1.22mi
3330 Harbour Pointe Pl #12 Fayetteville, NC	3.0	2.0	1401	$1,700	$1.21	14d	1	1.25mi
7252 Ainsley St Fayetteville, NC	3.0	1.0	1265	$1,299	$1.03	23d	1	1.25mi
338 Milburn Dr Fayetteville, NC	3.0	1.5	1128	$1,550	$1.37	23d	1	1.28mi
1437 Artesian Ct Fayetteville, NC	2.0	1.5	850	$1,000	$1.18	14d	1	1.29mi
600 Scotia Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1070	$1,380	$1.29	14d	29	1.29mi

Listing history 21 events

1. 2026-06-18
   days on market $165,000 Active 34 DOM
2. 2026-06-17
   days on market $165,000 Active 33 DOM
3. 2026-06-16
   days on market $165,000 Active 32 DOM
4. 2026-06-15
   days on market $165,000 Active 31 DOM
5. 2026-06-14
   days on market $165,000 Active 29 DOM
6. 2026-06-13
   days on market $165,000 Active 28 DOM
7. 2026-06-10
   days on market $165,000 Active 26 DOM
8. 2026-06-09
   days on market $165,000 Active 25 DOM
9. 2026-06-08
   days on market $165,000 Active 24 DOM
10. 2026-06-07
    days on market $165,000 Active 23 DOM
11. 2026-06-03
    days on market $165,000 Active 19 DOM
12. 2026-06-02
    days on market $165,000 Active 18 DOM
13. 2026-06-01
    pricedays on market $165,000 Active 17 DOM
14. 2026-05-31
    days on market $175,000 Active 16 DOM
15. 2026-05-30
    days on market $175,000 Active 15 DOM
16. 2026-05-15
    listed $175,000 Active
17. 2021-04-21
    soldstatus $120,000 372-char remark

    Show marketing remark (372 chars)

    Glenbrook - Newly Renovated Ranch with 3 Bedrooms, 2 Full Baths, Large Family Room, Spacious Eat in Kitchen, New 30 year roof, New insulated windows, 2 full new bath showers tiled up to the ceilings, New Kitchen cabinets, New Kitchen Countertops, Authentic hardwood flooring refurbished, New Appliances stainless steel, Single Carport, Sewer connection has been completed!

18. 2021-04-21
    soldstatus $120,000

    Show marketing remark (372 chars)

    Glenbrook - Newly Renovated Ranch with 3 Bedrooms, 2 Full Baths, Large Family Room, Spacious Eat in Kitchen, New 30 year roof, New insulated windows, 2 full new bath showers tiled up to the ceilings, New Kitchen cabinets, New Kitchen Countertops, Authentic hardwood flooring refurbished, New Appliances stainless steel, Single Carport, Sewer connection has been completed!

19. 2021-02-13
    listed $119,900 372-char remark

    Show marketing remark (372 chars)

    Glenbrook - Newly Renovated Ranch with 3 Bedrooms, 2 Full Baths, Large Family Room, Spacious Eat in Kitchen, New 30 year roof, New insulated windows, 2 full new bath showers tiled up to the ceilings, New Kitchen cabinets, New Kitchen Countertops, Authentic hardwood flooring refurbished, New Appliances stainless steel, Single Carport, Sewer connection has been completed!

20. 2018-09-04
    soldstatus $36,000 386-char remark

    Show marketing remark (386 chars)

    TO BE SOLD "AS IS"CASH ONLY. LOTS OF POTENTIAL FOR INVESTORS. ". SELLER DOES NOT PAY CUSTOMARY CLOSING COSTS; INCLUDING TITLE POLICY, ESCROW FEES, SURVEY OR TRANSFER FEES. PROOF OF FUNDS REQUIRED ON CASH TRANSACTIONS; LENDER PRE-APPROVAL LETTER FOR FINANCED OFFERS (DATED WITHIN LAST 30 DAYS). THE PROPERTY WAS BUILT PRIOR TO 1978 AND LEAD-BASED PAINT POTENTIALLY EXISTS.

21. 2018-07-31
    listed $39,900 386-char remark

    Show marketing remark (386 chars)

    TO BE SOLD "AS IS"CASH ONLY. LOTS OF POTENTIAL FOR INVESTORS. ". SELLER DOES NOT PAY CUSTOMARY CLOSING COSTS; INCLUDING TITLE POLICY, ESCROW FEES, SURVEY OR TRANSFER FEES. PROOF OF FUNDS REQUIRED ON CASH TRANSACTIONS; LENDER PRE-APPROVAL LETTER FOR FINANCED OFFERS (DATED WITHIN LAST 30 DAYS). THE PROPERTY WAS BUILT PRIOR TO 1978 AND LEAD-BASED PAINT POTENTIALLY EXISTS.

ⓘ 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: $2,140 · $178/mo
• Projected year-2 tax: $2,140 · $178/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 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,037
• − Mortgage interest: −$9,243
• − Property taxes: −$2,140
• − Insurance: −$825
• − Repairs & maintenance: −$1,363
• − Management: −$1,363
• − Depreciation: −$4,800
• Taxable loss: −$2,697
• Est. tax savings @ 24.0%: +$647
• After-tax cash flow: $758/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): 55,834
• Household income: $62,249
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2511.0

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 0.67)
• Race & ethnicity: Black 49% White 25% Hispanic / Latino 16% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6% Dominican 1%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 10% Korean 1% Other Asian/Pacific 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: ▼ -43.20%
• Current HPI: 231.873
• Rent YoY: ▲ 3.11%
• 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

+338.6% since first listed

6 events — show timeline

• 2026-05-15 Listed $175,000 TMLS
• 2021-04-21 Sold (Public Records) $120,000 Public Records
• 2021-04-21 Sold (MLS) $120,000 LPRMLS
• 2021-02-13 Listed $119,900 LPRMLS
• 2018-09-04 Sold (MLS) $36,000 LPRMLS
• 2018-07-31 Listed $39,900 LPRMLS

Property tax history

+8.0%/yr

Latest (2025): $2,140 · +67.9% YoY. Source: county tax records.