215 Old Wilmington Rd · Fayetteville, NC 28301

$182,000

3 bd · 2.0 ba · 990 sqft · SingleFamily public records · 50 Days on market

Built 2021 7,405 sqft lot Est $152k · 19% over ↓ 7% since listing

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Why this score? — see what drove the F 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 +11.5/30.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• Rent growth +3.4/5.0
• 1% rule +3.2/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming one-story home conveniently located just minutes from downtown Fayetteville. Built in 2021, this well-maintained property offers 3 bedrooms and 2 full bathrooms with a functional layout designed for comfortable everyday living. The bright living area flows easily into the kitchen, creating a welcoming space for relaxing or entertaining. A wheelchair-accessible ramp provides easy entry, adding convenience and accessibility. Enjoy a spacious yard with room for outdoor activities, gardening, or gatherings. With its convenient location near shopping, dining, schools, and Fort Liberty, this home offers both comfort and accessibility in the heart of Fayetteville.

Key facts

• 7,405 sq ft lot
• Built 2021
• Listed 50 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Accessible entrance; Mixed Residential (MR5) zoning
• Construction: Vinyl siding and wood frame construction; Crawl space foundation
• Exterior features: Front covered porch; Porch; Fenced yard; Cleared lot

Interior

• Kitchen: Refrigerator; Dishwasher; Range hood
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air (electric); Ceiling fans
• Interior features: Ceiling fans
• Laundry & utility: Laundry in unit on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $182k.

Deal economics

• At list price, monthly cash flow is $-60 ($-722/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (18.2% below list).
• Recommended offer: $149k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.9% in Fayetteville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: R Max Abbott Middle (math 31% / reading 45%, grade F, #251 of 475 statewide, top 54%, 759 students, 99% FRL); Terry Sanford High (math 49% / reading 52%, grade D+, #306 of 535 statewide, top 57%, 1,224 students, 59% FRL) — zoned schools average 79% FRL vs 55% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 132 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $1,489/mo this rent would consume 46% of the median local household income ($39k/yr) (locally 1389% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 50 days — a 3% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $148,947 (18.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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: 0.82% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $152,460
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
610 School St	0.39mi	3/2.0	1,027 (+4%)	21mo	$165,000	$161	59
316 Wright St	0.63mi	3/2.0	1,014 (+2%)	14mo	$156,000	$154	55
430 Adam St	0.30mi	3/1.0	861 (-13%)	16mo	$38,000	$44	47

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: -18.1%
• Equity multiple: 0.36×
• Total profit: $-32,576
• Equity at exit: $27,137

10-year hold

• IRR: -9.4%
• Equity multiple: 0.41×
• Total profit: $-30,203
• Equity at exit: $15,736

Cash invested: $50,960 (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: 132
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,489 high
• Mortgage (P&I): −$954
• Tax from tax record: −$207 /mo · $2,479/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-60

Break-even live

Break-even rent $1,566

Max offer price $171,373

Occupancy floor 99%

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
326 Hawley Ln Fayetteville, NC	2.0	1.0	786	$1,300	$1.65	23d	1	0.37mi
159 Maxwell St Unit 200 Fayetteville, NC	2.0	2.0	1000	$1,450	$1.45	23d	1	0.68mi
450 Hay St Fayetteville, NC	1.0–2.0	1.0–2.0	799	$1,745	$2.18	14d	3	0.87mi
314 Bradford Ave Fayetteville, NC	3.0	2.0	1000	$1,380	$1.38	23d	1	1.28mi
452 Cityview Ln Fayetteville, NC	2.0	2.5	1088	$1,200	$1.10	23d	1	1.29mi
421 Cityview Ln Fayetteville, NC	2.0	2.5	1050	$1,700	$1.62	23d	1	1.30mi
100 Sycamore Ct Fayetteville, NC	2.0	1.0	800	$875	$1.09	23d	1	1.35mi
718 Dwain Dr Fayetteville, NC	3.0	1.0	962	$1,250	$1.30	23d	1	1.41mi

Listing history 14 events

1. 2026-05-04
   status Pending
2. 2026-03-16
   listed $182,000 Active
3. 2026-03-11
   price $182,000
4. 2026-03-10
   historical $179,900
5. 2025-10-31
   status Active
6. 2025-09-25
   status Pending
7. 2025-08-11
   listed $185,000 Active
8. 2024-08-06
   status Active
9. 2024-07-23
   status Pending
10. 2024-07-16
    status Active
11. 2024-06-27
    status Pending
12. 2024-06-25
    listed $195,000 Active
13. 2024-04-19
    status Pending
14. 2024-04-12
    listed $195,000 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: $2,479 · $207/mo
• Projected year-2 tax: $2,479 · $207/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 6/10 Major FEMA zone X (shaded) · 71% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,874
• − Mortgage interest: −$10,195
• − Property taxes: −$2,479
• − Insurance: −$910
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$5,295
• Taxable loss: −$3,864
• Est. tax savings @ 24.0%: +$927
• After-tax cash flow: $206/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

-6.7% since first listed

14 events — show timeline

• 2026-05-04 Pending — LPRMLS
• 2026-03-16 Listed $182,000 LPRMLS
• 2026-03-11 Price Changed $182,000 LPRMLS
• 2026-03-10 Coming Soon $179,900 LPRMLS
• 2025-10-31 Relisted — LPRMLS
• 2025-09-25 Pending — LPRMLS
• 2025-08-11 Listed $185,000 LPRMLS
• 2024-08-06 Relisted — LPRMLS
• 2024-07-23 Pending — LPRMLS
• 2024-07-16 Relisted — LPRMLS
• 2024-06-27 Pending — LPRMLS
• 2024-06-25 Listed $195,000 LPRMLS
• 2024-04-19 Pending — LPRMLS
• 2024-04-12 Listed $195,000 LPRMLS

Property tax history

+22.5%/yr

Latest (2025): $2,479 · +43.4% YoY. Source: county tax records.