621 Ashboro St · Fayetteville, NC 28311

$180,000

3 bd · 2.0 ba · 1,250 sqft · SingleFamily public records · 39 Days on market

Built 1965 0.28 ac lot Est $196k · 8% 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 +14.2/30.0
• ARV discount +11.2/15.0
• DSCR +4.3/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This move-in ready gem is packed with updates and priced to sell. Featuring 3 bedrooms, 2 full bathrooms, plus a versatile bonus room that can easily function as a home office, guest room, playroom, or formal dining space depending on your needs. Major updates have already been handled for you, including a brand new roof, HVAC system, plumbing, fresh interior paint, and newly stained floors, giving peace of mind on the big-ticket items from day one. The layout offers a spacious separate laundry room that also serves as a generous entry/drop zone area, adding both function and flexibility to everyday living. Step outside to an enormous fully fenced backyard situated on a lot larger than a qu

Key facts

• Plumbing
• Newly stained floors
• Fresh interior paint

Tags

• NEW ROOF
• HVAC SYSTEM
• PLUMBING
• FRESH INTERIOR PAINT
• NEWLY STAINED FLOORS
• SEPARATE LAUNDRY ROOM

Property features AI

Finance

• Other: Zoning: SF10 - Single Family Res 10; Subdivision: WOODCLIFT; GPS-friendly directions

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Brick construction
• Exterior features: Level lot; Shed(s); Workshop

Interior

• Kitchen: Refrigerator; Dishwasher; Ice maker
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Eat-in kitchen; Storage; Porch (screened); Storm door(s); Back yard fencing
• Laundry & utility: Washer hookup; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $31 ($375/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 $158k (12.4% below list).
• Recommended offer: $158k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Lucile Souders Elementary (math 22% / reading 27%, grade F, #1,112 of 1,410 statewide, top 82%, 418 students, 99% FRL); 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 (+2.8%/yr); 364 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 30% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $157,632 (12.4% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 0.88% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $196,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
436 Randolph Ave	0.09mi	3/2.0	1,266 (+1%)	10mo	$226,000	$179	85
633 Law Rd	0.14mi	3/2.0	1,275 (+2%)	7mo	$195,000	$153	84
3513 Greenwood Dr	0.34mi	3/1.5	1,204 (-4%)	10mo	$185,000	$154	67
219 Randolph Ave	0.22mi	3/1.5	1,134 (-9%)	16mo	$125,000	$110	59
3646 Florida Dr	0.38mi	3/2.0	1,404 (+12%)	10mo	$220,200	$157	54
3308 Melba Dr	0.66mi	3/2.0	1,127 (-10%)	2mo	$191,000	$169	51
324 Bartow Dr	0.56mi	3/2.0	1,435 (+15%)	1mo	$213,000	$148	48
3513 Edna St	0.46mi	3/2.0	1,428 (+14%)	8mo	$185,000	$130	48
3521 Patricia Dr	0.37mi	3/1.5	1,095 (-12%)	15mo	$180,000	$164	48
323 Tokay Dr	0.46mi	3/2.0	1,405 (+12%)	15mo	$230,500	$164	46
610 Biscayne Dr	0.53mi	3/2.0	1,403 (+12%)	14mo	$175,000	$125	43
509 Andover Rd	0.74mi	3/2.0	1,332 (+7%)	14mo	$218,000	$164	43

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.46×
• Total profit: $-27,458
• Equity at exit: $26,839

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-22,491
• Equity at exit: $15,563

Cash invested: $50,400 (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 28311

• Home prices YoY: -18.4%
• Rents YoY: 2.8%
• Active inventory: 364
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,576 high
• Mortgage (P&I): −$944
• Tax from tax record: −$195 /mo · $2,341/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $31

Break-even live

Break-even rent $1,537

Max offer price $180,000

Occupancy floor 93%

Sensitivity live

Price	-10% $133	-5% $82	+0% $31	+5% $-20	+10% $-71
Rent	-10% $-93	-5% $-31	+0% $31	+5% $93	+10% $156
Rate	-1.0pp $122	-0.5pp $77	base $31	+0.5pp $-15	+1.0pp $-63

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
302 Law Rd Fayetteville, NC	2.0	1.5	940	$999	$1.06	16d	1	0.45mi
505 Ashdown Pl Fayetteville, NC	4.0	2.0	1410	$1,750	$1.24	16d	1	0.46mi
4549 Rustic Haven Dr Fayetteville, NC	3.0	2.0	1682	$1,825	$1.09	16d	1	0.83mi
3557 Hastings Dr Fayetteville, NC	4.0	2.5	1652	$1,795	$1.09	26d	1	0.88mi
2846 Copenhagen Dr Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	26d	1	1.03mi
228 Eastwood Ave Fayetteville, NC	3.0	2.0	1820	$1,755	$0.96	26d	1	1.07mi
2737 Kentberry Ave Fayetteville, NC	2.0–3.0	2.0	1209	$1,400	$1.16	16d	5	1.07mi
4453 Oakmont Cir Fayetteville, NC	3.0	1.0	1101	$1,300	$1.18	16d	1	1.15mi
118 Circle Ct Fayetteville, NC	3.0	2.0	1496	$1,550	$1.04	16d	1	1.20mi
539 Crooked Creek Ct Fayetteville, NC	3.0	2.0	1258	$1,395	$1.11	26d	1	1.23mi
2678 Rivercliff Rd Fayetteville, NC	3.0	2.0	1260	$1,500	$1.19	26d	1	1.30mi
508 Stone Way Ct Fayetteville, NC	3.0	2.0	1261	$1,900	$1.51	26d	1	1.34mi
1659 Rock Creek Ln Fayetteville, NC	4.0	2.5	1777	$2,100	$1.18	16d	1	1.39mi
633 Elk Ct Fayetteville, NC	2.0	1.5	1000	$1,000	$1.00	26d	1	1.41mi
319 Idlewild Dr Fayetteville, NC	2.0	2.0–2.5	1080	$1,340	$1.24	16d	9	1.42mi
319 Idlewild Dr Fayetteville, NC	2.0	2.0–2.5	1080	$1,350	$1.25	26d	3	1.42mi

Listing history 18 events

1. 2026-06-23
   days on market $180,000 Active 39 DOM
2. 2026-06-21
   pricedays on market $180,000 Active 38 DOM
3. 2026-06-18
   days on market $190,000 Active 35 DOM
4. 2026-06-17
   days on market $190,000 Active 34 DOM
5. 2026-06-16
   days on market $190,000 Active 33 DOM
6. 2026-06-15
   days on market $190,000 Active 32 DOM
7. 2026-06-14
   days on market $190,000 Active 30 DOM
8. 2026-06-13
   days on market $190,000 Active 29 DOM
9. 2026-06-10
   days on market $190,000 Active 27 DOM
10. 2026-06-09
    days on market $190,000 Active 26 DOM
11. 2026-06-08
    days on market $190,000 Active 25 DOM
12. 2026-06-07
    days on market $190,000 Active 24 DOM
13. 2026-06-03
    days on market $190,000 Active 20 DOM
14. 2026-06-02
    days on market $190,000 Active 19 DOM
15. 2026-06-01
    days on market $190,000 Active 18 DOM
16. 2026-05-31
    days on market $190,000 Active 17 DOM
17. 2026-05-30
    days on market $190,000 Active 16 DOM
18. 2026-05-14
    listed $190,000 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: $2,341 · $195/mo
• Projected year-2 tax: $2,341 · $195/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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $18,916
• − Mortgage interest: −$10,083
• − Property taxes: −$2,341
• − Insurance: −$900
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$5,236
• Taxable loss: −$2,671
• Est. tax savings @ 24.0%: +$641
• After-tax cash flow: $1,016/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): 36,629
• Household income: $62,170
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 1645.0

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 42% White 38% Hispanic / Latino 9% Two or more races 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 1% 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: ▼ -45.88%
• Current HPI: 203.0731
• Rent YoY: ▲ 2.82%
• 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

1 event — show timeline

• 2026-05-14 Listed $190,000 LPRMLS

Property tax history

+5.9%/yr

Latest (2025): $2,341 · +50.3% YoY. Source: county tax records.