3302 Bancroft Ave · Fayetteville, NC 28301

$125,000

3 bd · 2.0 ba · 1,202 sqft · SingleFamily public records · 5 Days on market

Built 1976 0.35 ac lot Est $191k · 35% under

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Why this score? — see what drove the C+ 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +6.1/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity with great potential! This 3-bedroom, 2-bath home features an attached carport, spacious yard, and chain-link fenced backyard in a convenient Fayetteville location. Property is being sold as - is and offers great opportunity for investors or buyers looking to renovate and add value. Conveniently located near shopping, dining schools, and everyday amenities.

Key facts

• Spacious yard
• Attached carport
• Convenient location

Tags

• ATTACHED CARPORT
• SPACIOUS YARD
• CHAIN-LINK FENCED BACKYARD
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Listed by Longleaf Pine Realtors

Exterior

• Parking: Covered parking for 1 vehicle; 1-car carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Subdivision: MCNEILL SANDS; Zoned SF10 (Single Family Residential)

Interior

• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating
• Interior features: Washer and dryer included; No fireplace; Crawl space basement
• Laundry & utility: Washer and Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $196 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.2% vs local median 4.8% 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: Luther Nick Jeralds Middle (math 13% / reading 24%, grade F, #436 of 475 statewide, top 93%, 616 students, 100% FRL); E E Smith High (math 42% / reading 41%, grade F, #381 of 535 statewide, top 72%, 1,004 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 rising (+3.5%/yr); 135 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 42% of the median local income ($39k/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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $62k; list at $125k implies a 100% gain — meaningful room to come down on a strong offer.

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 $125,000

Questions for the listing agent

1. Built in 1976 — 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. 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.
5. 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.
6. 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: 1.11% ✓
• Cap rate: 8.17%
• Cash-on-cash: 6.71%
• DSCR: 1.30
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $191,118
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3428 Green Valley Rd	0.36mi	3/2.0	1,180 (-2%)	1mo	$210,000	$178	79
3037 Wedgewood Dr	0.26mi	3/2.0	1,130 (-6%)	0mo	$205,000	$181	77
3513 Hastings Dr	0.27mi	3/2.0	1,252 (+4%)	4mo	$215,000	$172	77
210 Northwest Ave	0.49mi	3/2.0	1,176 (-2%)	4mo	$102,000	$87	70
509 Grafton Ave	0.28mi	3/1.5	1,100 (-8%)	5mo	$140,000	$127	66
425 Ralph St	0.24mi	3/1.0	1,042 (-13%)	1mo	$177,000	$170	62
3513 Greenwood Dr	0.62mi	3/1.5	1,204 (+0%)	10mo	$185,000	$154	60
246 Circle Ct	0.70mi	2/2.0 (-1)	1,188 (-1%)	9mo	$175,000	$147	53
529 Grafton Ave	0.39mi	3/1.0	1,350 (+12%)	7mo	$172,500	$128	52
200 Northwest Ave	0.50mi	3/1.0	1,064 (-12%)	5mo	$100,000	$94	49
3644 Hastings Dr	0.64mi	3/2.0	1,350 (+12%)	2mo	$229,977	$170	48
3640 Hastings Dr	0.63mi	3/2.0	1,368 (+14%)	2mo	$217,500	$159	46

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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: -5.4%
• Equity multiple: 0.80×
• Total profit: $-7,063
• Equity at exit: $18,638

10-year hold

• IRR: 4.9%
• Equity multiple: 1.37×
• Total profit: $12,921
• Equity at exit: $10,808

Cash invested: $35,000 (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 28301

• Home prices YoY: -12.5%
• Rents YoY: 3.5%
• Active inventory: 135
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$656
• Tax from tax record: −$193 /mo · $2,318/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $196

Break-even live

Break-even rent $1,140

Max offer price $125,000

Occupancy floor 81%

Sensitivity live

Price	-10% $266	-5% $231	+0% $196	+5% $160	+10% $125
Rent	-10% $86	-5% $141	+0% $196	+5% $250	+10% $305
Rate	-1.0pp $259	-0.5pp $227	base $196	+0.5pp $163	+1.0pp $130

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
633 Elk Ct Fayetteville, NC	2.0	1.5	1000	$1,000	$1.00	24d	1	0.51mi
302 Law Rd Fayetteville, NC	2.0	1.5	940	$999	$1.06	15d	1	0.60mi
118 Circle Ct Fayetteville, NC	3.0	2.0	1496	$1,550	$1.04	15d	1	0.67mi
2737 Kentberry Ave Fayetteville, NC	2.0–3.0	2.0	1209	$1,400	$1.16	15d	5	0.77mi
216 Brainerd Ave Fayetteville, NC	2.0	1.0	818	$1,150	$1.41	24d	1	0.80mi
2846 Copenhagen Dr Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	24d	1	1.00mi
715 Ashburton Dr Fayetteville, NC	3.0	2.0	1278	$1,600	$1.25	24d	1	1.04mi
733 Ashburton Dr Fayetteville, NC	3.0	1.5	1118	$1,300	$1.16	24d	1	1.04mi
2061 Osceola Dr Fayetteville, NC	3.0	1.0	928	$1,300	$1.40	24d	1	1.05mi
110 Facility Dr #2015 Fayetteville, NC	2.0	1.0	700	$995	$1.42	24d	1	1.07mi
2015 Blake St Fayetteville, NC	2.0	1.0	700	$995	$1.42	24d	1	1.08mi
508 Stone Way Ct Fayetteville, NC	3.0	2.0	1261	$1,900	$1.51	24d	1	1.12mi
4453 Oakmont Cir Fayetteville, NC	3.0	1.0	1101	$1,300	$1.18	15d	1	1.14mi
2678 Rivercliff Rd Fayetteville, NC	3.0	2.0	1260	$1,500	$1.19	24d	1	1.14mi
539 Crooked Creek Ct Fayetteville, NC	3.0	2.0	1258	$1,395	$1.11	24d	1	1.16mi
3523 Rosehill Rd Fayetteville, NC	4.0	1.0	1448	$1,450	$1.00	15d	1	1.20mi
398 Bainbridge Ct Fayetteville, NC	3.0	2.0	900	$990	$1.10	15d	1	1.29mi
398 Bainbridge Ct Fayetteville, NC	3.0	2.0	900	$990	$1.10	24d	1	1.29mi
3446 Sandystone Cir Fayetteville, NC	3.0	2.5	1489	$1,700	$1.14	24d	1	1.32mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	15d	1	1.36mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	24d	1	1.36mi
505 Ashdown Pl Fayetteville, NC	4.0	2.0	1410	$1,750	$1.24	15d	1	1.38mi
319 Idlewild Dr Fayetteville, NC	2.0	2.0–2.5	1080	$1,340	$1.24	15d	9	1.47mi
319 Idlewild Dr Fayetteville, NC	2.0	2.0–2.5	1080	$1,350	$1.25	24d	3	1.48mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	15d	1	1.49mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	24d	1	1.49mi

Listing history 5 events

1. 2026-06-01
   status $125,000 Pending 5 DOM
2. 2026-05-31
   days on market $125,000 Active 5 DOM
3. 2026-05-30
   days on market $125,000 Active 4 DOM
4. 2026-05-27
   listed $125,000 Active
5. 1992-10-08
   soldstatus $62,500

ⓘ 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: $2,318 · $193/mo
• Projected year-2 tax: $2,318 · $193/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°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: $16,654
• − Mortgage interest: −$7,002
• − Property taxes: −$2,318
• − Insurance: −$625
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$3,636
• Taxable income: $408
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $2,250/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): 16,798
• Household income: $39,198
• Rent vs Own: 64.7% rent · 35.3% own
• Severe rent burden: 1389.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 19% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Serbian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -37.92%
• Current HPI: 265.98
• Rent YoY: ▲ 3.49%
• 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

+100.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $125,000 LPRMLS
• 1992-10-08 Sold (Public Records) $62,500 Public Records

Property tax history

+6.6%/yr

Latest (2025): $2,318 · +44.5% YoY. Source: county tax records.