310 Wrightsboro Rd · Fayetteville, NC 28304

$149,900

3 bd · 1.0 ba · 900 sqft · SingleFamily public records · 137 Days on market

Built 1964 ↓ 22% since listing

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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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.2/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRICE ADJUSTMENT!!! This charming Hoke County home is ready for its new owners! It has been nicely updated with Stainless Steele appliances for your cooking and food prep pleasure! This three bedroom home is ready to support your daily life, whether you are looking to add an investment property to your portfolio or if you are looking for the perfect starter home come check out this sturdy built home. Don't forget to come see the over-sized Heated Shop in the backyard! There is so much space ready to be utilized in this property. The Washing Machine and Dryer also convey. Sellers updated the Electrical Box inside the home but no permits were pulled. Shop is heated and cooled but is not in

Key facts

• Parking
• Built 1964
• Listed 136 days

Property features AI

Exterior

• Parking: Covered parking for 1 vehicle; 1-car carport
• Utilities: Public water; Holding tank and septic tank sewer
• Home design: Residential single-family home
• Construction: Brick construction
• Exterior features: Shed(s)

Interior

• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Laminate; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central heating; Heat pump; Propane heating
• Interior features: Laminate and wood flooring; Crawl space foundation

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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-.
• Hoke County Schools (suburban): math 35% / reading 40% proficiency, ranked #123 of 178 in NC (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Hoke Middle (math 32% / reading 40%, grade F, #273 of 475 statewide, top 58%, 780 students, 100% FRL); Sandhoke Early College High (math 87% / reading 77%, grade A, #71 of 535 statewide, top 13%, 446 students, 99% FRL) — zoned schools average 99% FRL vs 57% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 59% at this address vs 38% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Hoke County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.2%/yr); 302 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 685 units permitted in Hoke County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($59k/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 $4k of value loss. Plan a longer hold.
• Hoke County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 137 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 137 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.04% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.17% rent growth · sell at horizon

5-year hold

• IRR: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,432
• Equity at exit: $22,351

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $26,616
• Equity at exit: $12,961

Cash invested: $41,972 (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 28304

• Home prices YoY: -21.7%
• Rents YoY: 3.2%
• Active inventory: 302
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,566 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$49 /mo · $586/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $340

Break-even live

Break-even rent $1,136

Max offer price $149,900

Occupancy floor 73%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6029 Crown (lot 333) RDG Fayetteville, NC	1.0–2.0	1.0–2.0	686	$1,200	$1.75	13d	5	0.70mi
5600 Fountain Grove Cir Fayetteville, NC	1.0–2.0	1.0–2.0	1026	$1,540	$1.50	13d	28	0.86mi
510 Berwick Dr Raeford, NC	3.0	2.0	1079	$1,395	$1.29	23d	1	1.22mi
1002 South Pointe Dr Raeford, NC	1.0–3.0	1.0–2.0	1074	$1,920	$1.79	13d	24	1.34mi

Listing history 23 events

1. 2026-06-18
   days on market $149,900 Active 137 DOM
2. 2026-06-17
   days on market $149,900 Active 136 DOM
3. 2026-06-16
   days on market $149,900 Active 135 DOM
4. 2026-06-15
   days on market $149,900 Active 134 DOM
5. 2026-06-14
   days on market $149,900 Active 132 DOM
6. 2026-06-13
   days on market $149,900 Active 131 DOM
7. 2026-06-10
   days on market $149,900 Active 129 DOM
8. 2026-06-09
   days on market $149,900 Active 128 DOM
9. 2026-06-08
   days on market $149,900 Active 127 DOM
10. 2026-06-07
    days on market $149,900 Active 126 DOM
11. 2026-06-05
    days on market $149,900 Active 123 DOM
12. 2026-06-03
    days on market $149,900 Active 122 DOM
13. 2026-06-02
    days on market $149,900 Active 121 DOM
14. 2026-06-01
    days on market $149,900 Active 120 DOM
15. 2026-05-31
    days on market $149,900 Active 119 DOM
16. 2026-05-30
    days on market $149,900 Active 118 DOM
17. 2026-05-16
    status Pending
18. 2026-04-13
    price $155,000
19. 2026-03-29
    price $163,000
20. 2026-03-10
    price $169,000
21. 2026-02-11
    price $185,000
22. 2026-01-23
    listed $199,900 Active
23. 2026-01-21
    historical $199,900

ⓘ 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: $586 · $49/mo
• Projected year-2 tax: $1,229 · $102/mo
• Expected delta: +$643/yr (+$54/mo · 109.6%)

ⓘ 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 6/10 Major 68% 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: $18,795
• − Mortgage interest: −$8,397
• − Property taxes: −$586
• − Insurance: −$750
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$4,361
• Taxable income: $1,695
• Est. tax owed @ 24.0%: −$407
• After-tax cash flow: $3,673/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: Hoke County Schools
• NCES district ID: 3702250
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $43,896
• Composite: 31.82/100
• National rank: #5880
• State rank: #123 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

• County: Cumberland County · 265,314 people
• City population: 226,118
• Metro: Fayetteville, NC
• Population (ZIP): 37,140
• Household income: $58,563
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 1667.0

Population outlook (Hoke County) Hauer SSP2

• Today (2025): 63,354 people
• By 2030: 68,361 · +7.9%
• By 2040: 78,074 · +23.2%
• By 2050: 86,384 · +36.4%
• By 2075: 99,517 · +57.1%
• By 2100: 98,939 · +56.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 39% White 36% Hispanic / Latino 14% Two or more races 12% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 87% English-only · Spanish 9% Tagalog/Filipino 1% French/Haitian/Cajun 1%

Political lean MEDSL · Hoke

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.4% · Other 1.2%
• 2008→2024 swing: -12.8pp toward R · 2008: 18.8pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+10.9 2016: D+10.8 2012: D+19.0 2008: D+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.90%
• Current HPI: 215.927
• Rent YoY: ▲ 3.17%
• 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

-22.5% since first listed

7 events — show timeline

• 2026-05-16 Pending — LPRMLS
• 2026-04-13 Price Changed $155,000 LPRMLS
• 2026-03-29 Price Changed $163,000 LPRMLS
• 2026-03-10 Price Changed $169,000 LPRMLS
• 2026-02-11 Price Changed $185,000 LPRMLS
• 2026-01-23 Listed $199,900 LPRMLS
• 2026-01-21 Coming Soon $199,900 LPRMLS

Property tax history

+0.9%/yr

Latest (2025): $586 · +0.0% YoY. Source: county tax records.