801 Johnson St · Fayetteville, NC 28303

$68,000

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 26 Days on market

Built 1993

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

Great central location in Fayetteville. Easy access to highways and convenient to downtown. 3 bedroom, 2 bath manufactured home. Property had a fire and is Sold AS IS. Please see agent remarks.

Key facts

• Built 1993
• Listed 25 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $68k.

Deal economics

• At list price, monthly cash flow is $542 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $67k (1.5% below list) — sets the bar for market timing.
• Cap rate 15.9% 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: schools C-, 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.
• Market conditions: Rents rising (+3.0%/yr); 285 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $470 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.
• Current owner paid $30k; list at $68k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,980 (1.5% below list)

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. 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?
3. 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.
4. 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.
5. 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: 1.92% ✓
• Cap rate: 15.86%
• Cash-on-cash: 34.18%
• DSCR: 2.52
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.01% rent growth · sell at horizon

5-year hold

• IRR: 29.6%
• Equity multiple: 2.24×
• Total profit: $23,566
• Equity at exit: $10,139

10-year hold

• IRR: 36.9%
• Equity multiple: 4.42×
• Total profit: $65,183
• Equity at exit: $5,879

Cash invested: $19,040 (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: 285
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,309 high
• Mortgage (P&I): −$357
• Tax from tax record: −$107 /mo · $1,279/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $542

Break-even live

Break-even rent $622

Max offer price $68,000

Occupancy floor 54%

Sensitivity live

Price	-10% $581	-5% $562	+0% $542	+5% $523	+10% $504
Rent	-10% $439	-5% $491	+0% $542	+5% $594	+10% $646
Rate	-1.0pp $577	-0.5pp $560	base $542	+0.5pp $525	+1.0pp $507

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
844 Anita Rd Fayetteville, NC	2.0	1.0	850	$850	$1.00	15d	1	0.06mi
5109 Higgins St Fayetteville, NC	2.0	1.0	862	$1,000	$1.16	24d	1	0.47mi
5112 Cannon St Fayetteville, NC	2.0	1.0	750	$949	$1.27	15d	1	0.49mi
1882 Tryon Dr #4 Fayetteville, NC	2.0	2.0	1063	$1,100	$1.03	15d	1	0.50mi
1909 Tryon Dr #7 Fayetteville, NC	2.0	2.0	1060	$1,050	$0.99	24d	1	0.54mi
1861 Tryon Dr Unit 3 Fayetteville, NC	2.0	2.0	1050	$995	$0.95	24d	1	0.56mi
1937 Sardonyx Rd Fayetteville, NC	2.0	2.0	1200	$1,150	$0.96	24d	1	0.57mi
1808 Tryon Dr Fayetteville, NC	2.0	2.0	1066	$995	$0.93	24d	1	0.58mi
4420 Blanton Rd Unit 4420-H Fayetteville, NC	2.0	1.5	990	$1,025	$1.04	15d	1	0.58mi
1849 Tryon Dr Fayetteville, NC	2.0	2.0	1061	$998	$0.94	24d	2	0.60mi
1907 Eichelberger Dr Fayetteville, NC	3.0	2.0	1463	$1,650	$1.13	24d	1	0.65mi
1276 N Forest Dr Fayetteville, NC	2.0	2.5	1200	$1,295	$1.08	24d	1	0.69mi
1350 Shaw Rd Fayetteville, NC	3.0	2.0	1339	$1,399	$1.04	15d	1	0.73mi
1198 Windham Ct Fayetteville, NC	2.0	2.5	1200	$1,100	$0.92	15d	1	0.73mi
1199 Wrenwood Ct Fayetteville, NC	2.0	2.5	1224	$1,345	$1.10	24d	1	0.73mi
1404 Hibiscus Rd Fayetteville, NC	3.0	1.5	1418	$1,350	$0.95	22d	1	0.73mi
1160 Windham Ct Fayetteville, NC	2.0	2.5	1200	$1,250	$1.04	24d	1	0.76mi
5745 Holland St Fayetteville, NC	3.0	1.0	1140	$1,650	$1.45	24d	1	0.77mi
1615 Morehead Ave Fayetteville, NC	3.0	2.0	1073	$1,400	$1.30	24d	1	0.90mi
3374 Galleria Dr Fayetteville, NC	3.0	2.0	1350	$1,200	$0.89	24d	1	0.91mi
4916 Schmidt St Fayetteville, NC	2.0	1.0	801	$945	$1.18	24d	1	0.94mi
710 Villagio Pl Fayetteville, NC	1.0–2.0	1.0–2.0	984	$1,686	$1.71	15d	9	0.97mi
421 Squirrel St Unit A Fayetteville, NC	2.0	1.0	780	$900	$1.15	24d	1	1.09mi
1130 Annondale Way Fayetteville, NC	1.0–3.0	1.0–2.5	1180	$2,495	$2.11	15d	6	1.19mi
3527 Scottywood Dr Fayetteville, NC	4.0	2.0	1454	$1,775	$1.22	24d	1	1.19mi
1981 Wheeling St Fayetteville, NC	3.0	2.0	1400	$1,500	$1.07	24d	1	1.27mi
4981 Galveston Dr Fayetteville, NC	2.0	1.5	750	$1,050	$1.40	24d	1	1.27mi
2056 Wheeling St Fayetteville, NC	3.0	2.5	1401	$1,595	$1.14	24d	1	1.32mi
5523 Livingston Dr Fayetteville, NC	4.0	1.5	1305	$1,600	$1.23	24d	1	1.39mi
1914 King George Dr Fayetteville, NC	2.0	1.0	800	$850	$1.06	24d	1	1.39mi
622 Dashland Dr Unit B Fayetteville, NC	2.0	1.5	750	$940	$1.25	15d	1	1.41mi
3318 Rogers Dr Fayetteville, NC	3.0	2.0	1392	$1,750	$1.26	15d	1	1.43mi
927 Fiske Dr Fayetteville, NC	3.0	1.0	926	$1,200	$1.30	24d	1	1.43mi
1156 Acorn St Fayetteville, NC	2.0	1.0	800	$1,000	$1.25	24d	1	1.45mi

Listing history 22 events

1. 2026-06-21
   days on market $68,000 Active 26 DOM
2. 2026-06-18
   days on market $68,000 Active 23 DOM
3. 2026-06-17
   days on market $68,000 Active 22 DOM
4. 2026-06-16
   days on market $68,000 Active 21 DOM
5. 2026-06-15
   days on market $68,000 Active 20 DOM
6. 2026-06-14
   days on market $68,000 Active 18 DOM
7. 2026-06-13
   days on market $68,000 Active 17 DOM
8. 2026-06-10
   days on market $68,000 Active 15 DOM
9. 2026-06-09
   days on market $68,000 Active 14 DOM
10. 2026-06-08
    days on market $68,000 Active 13 DOM
11. 2026-06-07
    days on market $68,000 Active 12 DOM
12. 2026-06-03
    days on market $68,000 Active 8 DOM
13. 2026-06-02
    days on market $68,000 Active 7 DOM
14. 2026-06-01
    days on market $68,000 Active 6 DOM
15. 2026-05-31
    days on market $68,000 Active 5 DOM
16. 2026-05-30
    days on market $68,000 Active 4 DOM
17. 2026-05-26
    listed $68,000 Active
18. 2022-12-19
    soldstatus $29,999 Closed 193-char remark

    Show marketing remark (193 chars)

    Great central location in Fayetteville. Easy access to highways and convenient to downtown. 3 bedroom, 2 bath manufactured home. Property had a fire and is Sold AS IS. Please see agent remarks.

19. 2022-12-02
    status Pending 193-char remark

    Show marketing remark (193 chars)

    Great central location in Fayetteville. Easy access to highways and convenient to downtown. 3 bedroom, 2 bath manufactured home. Property had a fire and is Sold AS IS. Please see agent remarks.

20. 2022-12-02
    price $29,999 193-char remark

    Show marketing remark (193 chars)

    Great central location in Fayetteville. Easy access to highways and convenient to downtown. 3 bedroom, 2 bath manufactured home. Property had a fire and is Sold AS IS. Please see agent remarks.

21. 2022-11-29
    price $37,900 193-char remark

    Show marketing remark (193 chars)

    Great central location in Fayetteville. Easy access to highways and convenient to downtown. 3 bedroom, 2 bath manufactured home. Property had a fire and is Sold AS IS. Please see agent remarks.

22. 2022-11-22
    listed $49,900 Active 193-char remark

    Show marketing remark (193 chars)

    Great central location in Fayetteville. Easy access to highways and convenient to downtown. 3 bedroom, 2 bath manufactured home. Property had a fire and is Sold AS IS. Please see agent remarks.

ⓘ 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: $1,279 · $107/mo
• Projected year-2 tax: $1,279 · $107/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $15,703
• − Mortgage interest: −$3,809
• − Property taxes: −$1,279
• − Insurance: −$340
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$1,978
• Taxable income: $5,785
• Est. tax owed @ 24.0%: −$1,388
• After-tax cash flow: $5,119/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

+36.3% since first listed

6 events — show timeline

• 2026-05-26 Listed $68,000 FSBO.com
• 2022-12-19 Sold (MLS) $29,999 LPRMLS
• 2022-12-02 Pending — LPRMLS
• 2022-12-02 Price Changed $29,999 LPRMLS
• 2022-11-29 Price Changed $37,900 LPRMLS
• 2022-11-22 Listed $49,900 LPRMLS

Property tax history

+9.7%/yr

Latest (2025): $1,279 · +41.3% YoY. Source: county tax records.