5747 Medicus Ln · Hope Mills, NC 28348

$75,000

4 bd · 1.0 ba · 1,682 sqft · SingleFamily public records · 35 Days on market

Built 1910 1.34 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors!!! This is a 3 parcel sale included in 1 price. Seller is willing to split the lots from the home. The home has been partially demo'd and the two additional lots are cleared and ready for new construction. The community is predominantly mobile homes, but do your due diligence to confirm options for lots 10 B and 10 C. Platt with setbacks included. Multiple listings. Home is being sold as is and all measurements are taken from tax data.

Key facts

• 1.34 acre lot
• Built 1910
• Listed 35 days

Property features AI

Finance

• Other: County: Cumberland
• HOA & community: No homeowners association

Exterior

• Utilities: Well water; Septic tank
• Home design: Site-built home; Bi-level; Living area approximately 1,682
• Construction: Frame construction; Shingle roof
• Exterior features: Located on a 2.37-acre rural residential lot; Private maintained road access

Interior

• Bedrooms: 4 bedrooms total, 3 located on the main level
• Flooring: No flooring details provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present (type: Other / see remarks); No central cooling
• Interior features: Bi-level layout

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $835 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.7% vs local median 4.8% in Hope Mills — 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 67/100 on livability (#234 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools D, crime D-, amenities F.
• 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.
• Market conditions: Rents rising fast (+4.3%/yr); 317 active listings in the ZIP; 4 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).
• This rent runs 33% 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 $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $80k (52%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D 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. 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: 2.43% ✓
• Cap rate: 19.65%
• Cash-on-cash: 47.71%
• DSCR: 3.12
• GRM: 3.4

CMA / ARV

• ARV (on-the-fly): $274,166
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5699 Bauer St	0.38mi	3/2.0 (-1)	1,840 (+9%)	2mo	$272,000	$148	56
425 Woodington Rd	0.41mi	3/2.5 (-1)	1,811 (+8%)	4mo	$340,000	$188	54
5105 Preakness Pl	0.70mi	3/2.0 (-1)	1,653 (-2%)	6mo	$277,000	$168	50
510 Hammond Farms Rd	0.23mi	4/3.0	1,929 (+15%)	13mo	$312,000	$162	46
221 Menscer Dr	0.56mi	3/3.0 (-1)	1,904 (+13%)	17mo	$309,950	$163	25

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 · 4.28% rent growth · sell at horizon

5-year hold

• IRR: 46.7%
• Equity multiple: 3.07×
• Total profit: $43,481
• Equity at exit: $11,183

10-year hold

• IRR: 53.1%
• Equity multiple: 6.56×
• Total profit: $116,687
• Equity at exit: $6,485

Cash invested: $21,000 (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 28348

• Home prices YoY: -14.0%
• Rents YoY: 4.3%
• Active inventory: 317
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,825 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$182 /mo · $2,186/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $835

Break-even live

Break-even rent $768

Max offer price $75,000

Occupancy floor 49%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5660 Bauer St Hope Mills, NC	3.0	2.0	1492	$1,495	$1.00	23d	1	0.40mi
5536 Gilcrest Sands Dr Hope Mills, NC	3.0	2.0	1421	$1,395	$0.98	23d	1	0.65mi
5985 McDonald Rd Parkton, NC	4.0	1.5	1301	$1,500	$1.15	23d	1	1.04mi
4807 S Main St Hope Mills, NC	3.0	2.5	1722	$1,600	$0.93	23d	1	1.19mi

Listing history 20 events

1. 2026-06-18
   days on market $75,000 Active 35 DOM
2. 2026-06-17
   days on market $75,000 Active 34 DOM
3. 2026-06-16
   days on market $75,000 Active 33 DOM
4. 2026-06-15
   days on market $75,000 Active 32 DOM
5. 2026-06-14
   days on market $75,000 Active 30 DOM
6. 2026-06-13
   pricedays on market $75,000 Active 29 DOM
7. 2026-06-10
   days on market $139,999 Active 27 DOM
8. 2026-06-09
   days on market $139,999 Active 26 DOM
9. 2026-06-08
   days on market $139,999 Active 25 DOM
10. 2026-06-07
    days on market $139,999 Active 24 DOM
11. 2026-06-03
    days on market $139,999 Active 20 DOM
12. 2026-06-02
    days on market $139,999 Active 19 DOM
13. 2026-06-01
    days on market $139,999 Active 18 DOM
14. 2026-05-31
    days on market $139,999 Active 17 DOM
15. 2026-05-30
    remarks 461-char remark
16. 2026-05-30
    days on market $139,999 Active 16 DOM
17. 2026-05-20
    price $139,999
18. 2026-05-14
    listed $155,000 Active
19. 2026-01-07
    status Pending
20. 2025-12-29
    listed $85,000 Active

ⓘ 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: $2,186 · $182/mo
• Projected year-2 tax: $2,186 · $182/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 6/10 Major
• 🌡 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: $21,898
• − Mortgage interest: −$4,201
• − Property taxes: −$2,186
• − Insurance: −$375
• − Repairs & maintenance: −$1,752
• − Management: −$1,752
• − Depreciation: −$2,182
• Taxable income: $9,450
• Est. tax owed @ 24.0%: −$2,268
• After-tax cash flow: $7,750/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 — Hope Mills

• Score: 67/100
• State rank: #234
• US rank: #10761

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 265,314 people
• City population: 39,196
• Metro: Fayetteville, NC
• Population (ZIP): 39,196
• Household income: $66,129
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 746.0

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: White 49% Black 27% Hispanic / Latino 13% Two or more races 11% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5%
• Common ancestry: Romanian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 90% English-only · Spanish 8% Other Indo-European 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: ▼ -37.14%
• Current HPI: 228.3122
• Rent YoY: ▲ 4.28%
• 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

+64.7% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $139,999 TMLS
• 2026-05-14 Listed $155,000 TMLS
• 2026-01-07 Pending — LPRMLS
• 2025-12-29 Listed $85,000 LPRMLS

Property tax history

+10.5%/yr

Latest (2025): $2,186 · +161.4% YoY. Source: county tax records.