502 Santa Fe Dr · Fayetteville, NC 28303

$141,000

3 bd · 2.0 ba · 1,230 sqft · SingleFamily public records · 23 Days on market

Built 1967 0.26 ac lot Est $194k · 27% 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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity or starter home in Fayetteville! This 3- bedroom, 2 bath property offers solid potential with a functional layout, attached carport, and fence chain-link backyard. Conveniently located near shopping, restaurants, Fort Bragg, and major highways. Property is being sold as is, Perfect opportunity for investors or buyers looking to add their personal touch

Key facts

• Attached carport
• Near restaurants
• Functional layout

Tags

• INVESTMENT OPPORTUNITY
• FUNCTIONAL LAYOUT
• ATTACHED CARPORT
• FENCE CHAIN-LINK BACKYARD
• NEAR RESTAURANTS
• NEAR FORT BRAGG

Property features AI

Finance

• Other: Zoning: SF10 - Single Family Res 10; Lot size about 0.26 acres; Subdivision: PONDEROSA

Exterior

• Parking: Attached carport; One covered parking space; One carport space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction
• Exterior features: Back yard fencing

Interior

• Kitchen: Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating
• Interior features: Refrigerator included; No fireplace; Crawl space basement; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $141k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $141k).
• Recommended offer: $139k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% 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-.
• 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: Westover Middle (math 20% / reading 30%, grade F, #396 of 475 statewide, top 84%, 784 students, 100% FRL); Westover High (math 42% / reading 39%, grade F, #387 of 535 statewide, top 73%, 1,202 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 280 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% of the median local income ($58k/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 $975 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($139k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% 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 $138,885 (1.5% below list)

Questions for the listing agent

1. Built in 1967 — 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: 1.09% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.27%
• DSCR: 1.32
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $194,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5512 Mesa Dr	0.22mi	3/2.0	1,328 (+8%)	3mo	$140,000	$105	74
5199 Shoveler Ct	0.69mi	3/2.0	1,246 (+1%)	1mo	$215,000	$173	65
507 Warmsprings Dr	0.18mi	3/2.0	1,051 (-15%)	5mo	$125,000	$119	63
1984 Wheeling St	0.73mi	3/2.0	1,222 (-1%)	2mo	$214,000	$175	63
5305 Tabor Ct	0.67mi	3/2.0	1,232 (+0%)	7mo	$187,500	$152	62
5705 Yellowstone Ct	0.39mi	3/2.0	1,131 (-8%)	8mo	$179,000	$158	62
5004 Summer Ridge Rd	0.57mi	3/2.0	1,172 (-5%)	6mo	$200,000	$171	61
5199 Goldeneye Ct	0.66mi	3/2.0	1,169 (-5%)	2mo	$220,000	$188	59
5318 Flagstone Ct	0.67mi	3/2.0	1,270 (+3%)	7mo	$175,000	$138	57
5701 Comstock Ct	0.33mi	3/2.0	1,400 (+14%)	6mo	$227,500	$163	56
350 Longhorn Dr	0.55mi	3/2.5	1,050 (-15%)	1mo	$137,000	$130	47
5332 Mesa Ct	0.52mi	3/2.0	1,050 (-15%)	5mo	$164,000	$156	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 · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-7,578
• Equity at exit: $21,024

10-year hold

• IRR: 4.5%
• Equity multiple: 1.33×
• Total profit: $13,168
• Equity at exit: $12,191

Cash invested: $39,480 (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 28303

• Home prices YoY: -25.4%
• Rents YoY: 3.0%
• Active inventory: 280
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,534 high
• Mortgage (P&I): −$739
• Tax from tax record: −$175 /mo · $2,095/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $239

Break-even live

Break-even rent $1,231

Max offer price $141,000

Occupancy floor 79%

Sensitivity live

Price	-10% $319	-5% $279	+0% $239	+5% $199	+10% $159
Rent	-10% $118	-5% $179	+0% $239	+5% $300	+10% $360
Rate	-1.0pp $310	-0.5pp $275	base $239	+0.5pp $203	+1.0pp $165

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: $35,250
• Closing costs: $4,230
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5410 Laramie Ct Fayetteville, NC	3.0	2.0	1446	$1,600	$1.11	14d	1	0.30mi
5414 Plateau Rd Fayetteville, NC	3.0	2.0	1116	$1,595	$1.43	24d	1	0.35mi
3050 Plantation Garden Blvd Fayetteville, NC	1.0–3.0	1.0–2.0	1158	$1,781	$1.54	14d	58	0.36mi
1000 Antietam Crk Dr Fayetteville, NC	3.0	1.0–2.0	1059	$1,700	$1.61	24d	14	0.37mi
1025 Hirschfeld Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,935	$1.74	14d	17	0.58mi
1981 Wheeling St Fayetteville, NC	3.0	2.0	1400	$1,500	$1.07	24d	1	0.71mi
622 Dashland Dr Unit B Fayetteville, NC	2.0	1.5	750	$940	$1.25	14d	1	0.72mi
6033 Santa Fe Dr Fayetteville, NC	3.0	1.5	1325	$1,500	$1.13	24d	1	0.74mi
4981 Galveston Dr Fayetteville, NC	2.0	1.5	750	$1,050	$1.40	24d	1	0.74mi
2056 Wheeling St Fayetteville, NC	3.0	2.5	1401	$1,595	$1.14	24d	1	0.77mi
513 Lumberly Ln Fayetteville, NC	2.0	2.0	1124	$1,295	$1.15	24d	1	0.82mi
421 Squirrel St Unit A Fayetteville, NC	2.0	1.0	780	$900	$1.15	24d	1	0.91mi
230 Sawtooth Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1040	$1,550	$1.49	14d	14	0.92mi
246 Partners Way Fayetteville, NC	2.0	2.0	1100	$1,295	$1.18	24d	1	0.93mi
267 Waterdown Dr Fayetteville, NC	3.0	2.0	1307	$1,325	$1.01	24d	1	1.01mi
890 Bedrock Dr Fayetteville, NC	4.0	2.5	1484	$1,650	$1.11	24d	1	1.02mi
5650 Netherfield Pl Fayetteville, NC	1.0–3.0	1.0–2.0	1025	$1,410	$1.37	14d	38	1.06mi
338 Summer Hill Rd Fayetteville, NC	4.0	2.0	1474	$1,550	$1.05	24d	1	1.06mi
6213 Sabine Dr Fayetteville, NC	3.0	1.5	1092	$1,175	$1.08	24d	1	1.06mi
295 Warton Ln Fayetteville, NC	3.0	2.0	1307	$1,325	$1.01	14d	1	1.08mi
1130 Annondale Way Fayetteville, NC	1.0–3.0	1.0–2.5	1180	$2,495	$2.11	14d	6	1.08mi
422 Jamestown Ave Fayetteville, NC	3.0	2.5	1409	$1,650	$1.17	14d	1	1.12mi
422 Jamestown Ave Fayetteville, NC	3.0	2.5	1409	$2,000	$1.42	24d	1	1.12mi
4916 Schmidt St Fayetteville, NC	2.0	1.0	801	$945	$1.18	24d	1	1.16mi
3619 Dornoch Dr Apt A Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	14d	1	1.18mi
3627 Dornoch Dr Apt E Fayetteville, NC	2.0	2.0	1000	$950	$0.95	24d	1	1.19mi
3627 Dornoch Dr Apt A Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	24d	1	1.19mi
3633 Dornoch Dr Apt E Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	24d	1	1.20mi
3639 Dornoch Dr Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	24d	1	1.22mi
3311 Woodhill Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1195	$1,730	$1.45	14d	42	1.22mi
349 Waterdown Dr #5 Fayetteville, NC	3.0	2.0	1307	$1,350	$1.03	24d	1	1.22mi
6467 Yadkin Rd Fayetteville, NC	2.0	1.5	900	$850	$0.94	24d	1	1.27mi
6471 Yadkin Rd Fayetteville, NC	2.0	1.5	900	$750	$0.83	24d	1	1.27mi
5200 Mawood St Fayetteville, NC	3.0	2.0	1300	$1,500	$1.15	14d	1	1.28mi
5725 Ivanhoe Ct Fayetteville, NC	1.0–3.0	1.0–2.0	962	$1,300	$1.35	14d	6	1.30mi
709 Windy Hill Cir Unit 709-D Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	24d	1	1.38mi
726 Windy Hill Cir Unit 726-C Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	24d	1	1.39mi
1429 Bozeman Loop Fayetteville, NC	1.0–3.0	1.0–2.0	1001	$1,500	$1.50	14d	24	1.39mi
716 Windy Hill Cir Unit 716-A Fayetteville, NC	2.0	1.5	1100	$1,025	$0.93	24d	1	1.41mi
718 Windy Hill Cir Unit 718-B Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	14d	1	1.42mi

Listing history 16 events

1. 2026-06-18
   days on market $141,000 Active 23 DOM
2. 2026-06-17
   days on market $141,000 Active 22 DOM
3. 2026-06-16
   pricedays on market $141,000 Active 21 DOM
4. 2026-06-15
   days on market $151,000 Active 20 DOM
5. 2026-06-14
   days on market $151,000 Active 18 DOM
6. 2026-06-13
   days on market $151,000 Active 17 DOM
7. 2026-06-10
   days on market $151,000 Active 15 DOM
8. 2026-06-09
   days on market $151,000 Active 14 DOM
9. 2026-06-08
   days on market $151,000 Active 13 DOM
10. 2026-06-07
    days on market $151,000 Active 12 DOM
11. 2026-06-03
    days on market $151,000 Active 8 DOM
12. 2026-06-02
    days on market $151,000 Active 7 DOM
13. 2026-06-01
    days on market $151,000 Active 6 DOM
14. 2026-05-31
    pricedays on market $151,000 Active 5 DOM
15. 2026-05-30
    days on market $155,000 Active 4 DOM
16. 2026-05-26
    listed $155,000 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: $2,095 · $175/mo
• Projected year-2 tax: $2,095 · $175/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 70% 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: $18,409
• − Mortgage interest: −$7,898
• − Property taxes: −$2,095
• − Insurance: −$705
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$4,102
• Taxable income: $663
• Est. tax owed @ 24.0%: −$159
• After-tax cash flow: $2,711/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): 30,965
• Household income: $58,223
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1370.0

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 0.70)
• Race & ethnicity: White 39% Black 37% Two or more races 11% Hispanic / Latino 10% Asian 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 3% Serbian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Spanish 7% Other Asian/Pacific 2% Korean 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: ▼ -77.14%
• Current HPI: 226.5097
• Rent YoY: ▲ 3.01%
• 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

• 2026-05-26 Listed $155,000 LPRMLS

Property tax history

+6.2%/yr

Latest (2025): $2,095 · +44.4% YoY. Source: county tax records.