5212 Style Dr · Hope Mills, NC 28371

$154,900

3 bd · 2.0 ba · 1,458 sqft · Manufactured public records · 8 Days on market

Built 2003 Est $179k · 14% under

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Why this score? — see what drove the A 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
• ARV discount +13.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This property offers the ideal balance of peaceful, rural living and modern convenience. Tucked away in a quiet country setting, this 3-bedroom, 2-bathroom home sits on a generous, spacious lot with plenty of room to spread out, garden, or enjoy the fresh air. Large kitchen/living room combo, great for entertaining family and friends. Separate laundry room. Split floor plan for added of privacy. Located just minutes from the I-295 highway loop, this location provides an incredibly easy, fast commute to Fayetteville, Hope Mills, and Fort Bragg, making it perfect for anyone wanting a private retreat without sacrificing quick city and highway access.

Key facts

• Split floor plan
• Easy fast commute
• Built 2003

Tags

• QUIET COUNTRY SETTING
• SEPARATE LAUNDRY ROOM
• SPLIT FLOOR PLAN
• EASY FAST COMMUTE

Property features AI

Exterior

• Parking: Porch (covered front porch)
• Utilities: Public water; Septic tank and/or holding tank
• Home design: Manufactured home; Residential property; Cleared lot; Zoned RR (Rural Residential)
• Construction: Brick veneer; Vinyl siding; Has home warranty; Crawl space foundation
• Exterior features: Outdoor shower; Front covered porch

Interior

• Kitchen: Refrigerator; Cooktop; Dishwasher; ENERGY STAR qualified appliances; Electric water heater
• Bedrooms: 4 rooms total
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Electric cooling; Forced air heating; Electric heating
• Interior features: Breakfast bar; Ceiling fans; Eat-in kitchen; Vaulted ceilings
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $155k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $155k).
• Cap rate 15.5% 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: crime D-, amenities F, commute 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.
• Zoned schools: Hope Mills Middle (math 27% / reading 34%, grade F, #331 of 475 statewide, top 70%, 514 students, 99% FRL); South View High (math 60% / reading 43%, grade D+, #299 of 535 statewide, top 56%, 1,502 students, 66% FRL) — zoned schools average 83% FRL vs 55% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 44 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $64k; list at $155k implies a 142% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $154,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.78% ✓
• Cap rate: 15.51%
• Cash-on-cash: 32.92%
• DSCR: 2.46
• GRM: 4.7

CMA / ARV

• ARV (on-the-fly): $179,334
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5118 Belinda Ln	0.13mi	3/2.0	1,456 (-0%)	8mo	$189,900	$130	87
5098 Belinda Ln	0.05mi	3/2.0	1,586 (+9%)	9mo	$183,000	$115	75
4717 Desert Ridge Rd	0.11mi	3/2.0	1,337 (-8%)	20mo	$165,000	$123	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.4%
• Equity multiple: 4.69×
• Total profit: $160,137
• Equity at exit: $139,546

10-year hold

• IRR: 43.1%
• Equity multiple: 10.50×
• Total profit: $411,954
• Equity at exit: $300,937

Cash invested: $43,372 (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 28371

• Home prices YoY: 5.0%
• Active inventory: 44
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,750 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$578
• Net cashflow: $1,190

Break-even live

Break-even rent $1,244

Max offer price $154,900

Occupancy floor 52%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Bayview Cir Parkton, NC	3.0	2.0	1875	$2,750	$1.47	23d	1	0.66mi

Listing history 7 events

1. 2026-06-18
   days on market $154,900 Active 8 DOM
2. 2026-06-17
   days on market $154,900 Active 7 DOM
3. 2026-06-16
   days on market $154,900 Active 6 DOM
4. 2026-06-15
   days on market $154,900 Active 5 DOM
5. 2026-06-14
   days on market $154,900 Active 3 DOM
6. 2026-06-13
   remarks 655-char remark
7. 2026-06-13
   listed $154,900 Active 2 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: $1,269 · $106/mo
• Projected year-2 tax: $1,270 · $106/mo
• Expected delta: +$2/yr ($0/mo · 0.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $33,000
• − Mortgage interest: −$8,677
• − Property taxes: −$1,269
• − Insurance: −$774
• − Repairs & maintenance: −$2,640
• − Management: −$2,640
• − Depreciation: −$4,506
• Taxable income: $12,494
• Est. tax owed @ 24.0%: −$2,999
• After-tax cash flow: $11,281/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

• City population: 39,196
• Population (ZIP): 6,458

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 0.69)
• Race & ethnicity: White 42% Black 34% Hispanic / Latino 14% Two or more races 8% Native American 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4%
• Common ancestry: Serbian 3% Italian 2% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 7% German/W. Germanic 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: ▲ 15.91%
• Current HPI: 330.85
• Rent YoY: —
• Metro: —
• 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

+181.6% since first listed

3 events — show timeline

• 2026-06-10 Listed $154,900 LPRMLS
• 2008-08-15 Sold (Public Records) $64,000 Public Records
• 2006-09-14 Sold (Public Records) $55,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $1,269 · +82.4% YoY. Source: county tax records.