714 Eugene St · Fayetteville, NC 28306

$204,000

3 bd · 2.0 ba · 1,330 sqft · SingleFamily public records · 3 Days on market

Built 1964 Est $201k · at est.

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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 +14.1/30.0
• ARV discount +6.8/15.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained 3-bedroom, 2-bathroom residence located in a convenient Fayetteville location! Freshly painted throughout, this move-in-ready home offers hardwood flooring in all bedrooms and main living areas, creating a warm and inviting atmosphere. The kitchen features elegant granite countertops and ample workspace for everyday cooking and entertaining. Step outside and enjoy the spacious deck, complete with a nearly new awning, providing the perfect setting for relaxing or hosting family and friends. The backyard also includes a wired workshop, ideal for hobbies, storage, or a home workspace. An irrigation system helps keep the lawn looking its best year-rou

Key facts

• Hardwood flooring
• Spacious deck
• Irrigation system

Tags

• HARDWOOD FLOORING
• GRANITE COUNTERTOPS
• SPACIOUS DECK
• WIRED WORKSHOP
• IRRIGATION SYSTEM

Property features AI

Finance

• Other: Therapeutic whirlpool (accessibility feature)

Exterior

• Parking: Carport (1 covered space)
• Security: Fire sprinkler system
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Zoned SF6 (Single Family Res 6); Located in the Borden Heights subdivision
• Construction: Brick construction
• Exterior features: Awnings; Deck with covered area; Fully fenced yard; Shed(s) and workshop on the property

Interior

• Kitchen: Includes dishwasher, range, microwave, refrigerator
• Bedrooms: 7 total rooms (includes all living spaces)
• Flooring: Hardwood, Tile, Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Heat pump; Propane heating available
• Interior features: Dryer, Refrigerator, Washer, Dishwasher, Microwave, Range; No fireplace; Crawl space basement
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $204k.

Deal economics

• At list price, monthly cash flow is $30 ($356/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 $167k (18.0% below list).
• Recommended offer: $167k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Douglas Byrd Middle (math 13% / reading 30%, grade F, #422 of 475 statewide, top 89%, 935 students, 100% FRL); Douglas Byrd High (math 22% / reading 42%, grade F, #445 of 535 statewide, top 84%, 940 students, 99% FRL) — zoned schools average 99% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 401 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $167,246 (18.0% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.82% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.62%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $200,830
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2618 Lone Pine Dr	0.33mi	3/2.0	1,219 (-8%)	1mo	$239,000	$196	70
2758 Eldorado Rd	0.50mi	3/2.0	1,274 (-4%)	4mo	$192,900	$151	66
2512 Cumberland Rd	0.23mi	3/2.0	1,455 (+9%)	14mo	$179,500	$123	62
2053 Stonewash Dr	0.16mi	3/2.0	1,527 (+15%)	18mo	$243,000	$159	53
814 Eugene St	0.13mi	3/1.5	1,144 (-14%)	20mo	$135,000	$118	52
2002 Cowan St	0.38mi	2/2.0 (-1)	1,184 (-11%)	11mo	$144,900	$122	50
534 Jernigan St	0.71mi	3/2.5	1,429 (+7%)	8mo	$229,000	$160	46
2005 Henry St	0.43mi	3/2.0	1,475 (+11%)	21mo	$188,000	$127	44
522 Jernigan St	0.74mi	3/2.5	1,434 (+8%)	14mo	$239,000	$167	38
1601 Camden Rd	0.73mi	3/2.0	1,152 (-13%)	20mo	$56,000	$49	27

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -17.5%
• Equity multiple: 0.39×
• Total profit: $-34,677
• Equity at exit: $30,417

10-year hold

• IRR: -13.8%
• Equity multiple: 0.27×
• Total profit: $-41,574
• Equity at exit: $17,638

Cash invested: $57,120 (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 28306

• Home prices YoY: -17.7%
• Rents YoY: 0.9%
• Active inventory: 401
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,672 high
• Mortgage (P&I): −$1,070
• Tax from tax record: −$137 /mo · $1,641/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $30

Break-even live

Break-even rent $1,635

Max offer price $204,000

Occupancy floor 93%

Sensitivity live

Price	-10% $145	-5% $87	+0% $30	+5% $-28	+10% $-86
Rent	-10% $-102	-5% $-36	+0% $30	+5% $96	+10% $162
Rate	-1.0pp $132	-0.5pp $82	base $30	+0.5pp $-23	+1.0pp $-77

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: $51,000
• Closing costs: $6,120
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2123 Burnett Ave Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	24d	1	0.25mi
2516 Cumberland Rd Fayetteville, NC	3.0	2.0	1442	$1,500	$1.04	24d	1	0.25mi
2026 Progress St Fayetteville, NC	3.0	2.5	1500	$1,600	$1.07	14d	1	0.51mi
2610 Trenton Rd Fayetteville, NC	3.0	2.0	1762	$2,000	$1.14	14d	1	0.64mi
522 Jernigan St Fayetteville, NC	3.0	2.5	1406	$1,650	$1.17	24d	1	0.72mi
707 Veda St Unit B Fayetteville, NC	3.0	1.5	1279	$1,250	$0.98	24d	1	0.81mi
1813 Stetson Ln Fayetteville, NC	3.0	2.0	1730	$2,095	$1.21	14d	1	0.94mi
1319 Levy Dr Fayetteville, NC	3.0	2.0	1428	$1,700	$1.19	14d	1	0.95mi
1347 Levy Dr Fayetteville, NC	3.0	1.0	999	$1,000	$1.00	24d	1	0.98mi
2253 Rustic Trl Fayetteville, NC	3.0	2.5	1130	$1,295	$1.15	14d	1	1.01mi
3120 Phillies Cir Fayetteville, NC	3.0	1.5	1418	$1,650	$1.16	21d	1	1.08mi
126 Oak St Fayetteville, NC	2.0	2.0	1000	$1,000	$1.00	24d	1	1.26mi
122 Oak St Fayetteville, NC	2.0	2.0	1000	$1,000	$1.00	24d	1	1.27mi
1137 Meadow Creek Rd Fayetteville, NC	3.0	2.0	1403	$2,000	$1.43	24d	1	1.29mi
3325 Boone Trl Fayetteville, NC	4.0	2.0	1494	$1,960	$1.31	14d	1	1.34mi
2809 Trentwood Ct Fayetteville, NC	3.0	2.0	1550	$1,595	$1.03	24d	1	1.39mi
405 Grand Wailea Dr Hope Mills, NC	1.0–3.0	1.0–2.0	1061	$1,656	$1.56	24d	9	1.41mi
935 Fleetwood Dr Unit A Fayetteville, NC	3.0	2.5	1600	$1,650	$1.03	24d	1	1.42mi
1401 Habersham Dr Fayetteville, NC	3.0	2.0	1250	$1,700	$1.36	24d	1	1.49mi

Listing history 3 events

1. 2026-06-07
   statusdays on market $204,000 Pending 3 DOM
2. 2026-06-03
   remarks 699-char remark
3. 2026-06-03
   listed $204,000 Active 1 DOM

ⓘ 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: $1,641 · $137/mo
• Projected year-2 tax: $1,673 · $139/mo
• Expected delta: +$31/yr (+$3/mo · 1.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $20,070
• − Mortgage interest: −$11,427
• − Property taxes: −$1,641
• − Insurance: −$1,020
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$5,935
• Taxable loss: −$3,165
• Est. tax savings @ 24.0%: +$760
• After-tax cash flow: $1,115/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): 43,042
• Household income: $67,544
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1386.0

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 0.68)
• Race & ethnicity: White 44% Black 33% Hispanic / Latino 13% Two or more races 8% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 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: ▼ -51.69%
• Current HPI: 239.7281
• Rent YoY: ▲ 0.90%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-03 Listed $204,000 LPRMLS
• 2026-06-03 Coming Soon $204,000 LPRMLS

Property tax history

+8.0%/yr

Latest (2025): $1,641 · +56.7% YoY. Source: county tax records.