1928 Crestview Dr · Fayetteville, NC 28304

$145,000

3 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 14 Days on market

Built 1961 0.30 ac lot Est $181k · 20% 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.4/10.0
• 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 MLS

Remodeled and move-in ready! Excellent starter home with refinished hardwood floors. Beautiful new kitchen with tile floor, all appliances and new granite counters. Remodeled full bath. New interior paint. Brand new roof has just been installed. Very close to shopping and Ft Bragg. Home won't last long!

Key facts

• Upgraded countertops
• Convenient carport
• 0.3 acre lot

Tags

• UPGRADED COUNTERTOPS
• SUBWAY TILE BACKSPLASH
• CONVENIENT CARPORT

Property features AI

Exterior

• Parking: 1 covered space; Carport with 1 space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick veneer exterior
• Exterior features: Patio; Partial backyard fencing

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and other living spaces)
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating
• Interior features: Eat-in kitchen with granite counters; Window coverings and blinds; Crawl space
• Laundry & utility: Washer hookup in unit

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 8.0% 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-.
• 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: Mary Mcarthur Elementary (math 17% / reading 27%, grade F, #1,190 of 1,410 statewide, top 86%, 371 students, 99% FRL); Douglas Byrd Middle (math 13% / reading 30%, grade F, #422 of 475 statewide, top 89%, 935 students, 100% FRL); Douglas Byrd High (math 22% / reading 42%, grade F, #445 of 535 statewide, top 84%, 940 students, 99% FRL) — zoned schools average 99% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 302 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 31% 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 $103k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $145,000

Questions for the listing agent

1. Built in 1961 — 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: 1.04% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.21%
• DSCR: 1.28
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $180,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1939 Crestview Dr	0.05mi	3/1.0	1,100 (-4%)	1mo	$169,500	$154	90
4212 Forest View Dr	0.23mi	3/1.0	1,098 (-4%)	1mo	$164,900	$150	81
4009 Village Dr	0.15mi	3/1.0	1,042 (-9%)	1mo	$160,000	$154	76
1209 Martindale Dr	0.63mi	3/1.0	1,132 (-2%)	1mo	$175,000	$155	67
3710 Wyatt St	0.32mi	3/1.0	1,025 (-11%)	1mo	$160,900	$157	66
3610 Madison Ave	0.35mi	3/1.0	1,025 (-11%)	1mo	$150,000	$146	65
4521 Park Knoll Ln	0.58mi	3/2.0	1,182 (+3%)	0mo	$200,000	$169	64
1707 Camelot Dr	0.64mi	3/2.0	1,116 (-3%)	2mo	$204,000	$183	60
1854 Camelot Dr	0.72mi	3/2.0	1,116 (-3%)	2mo	$205,000	$184	56
3857 Cumberland Rd	0.61mi	3/2.0	1,072 (-7%)	1mo	$205,000	$191	56
1334 Devonshire Dr	0.72mi	3/1.5	1,067 (-7%)	0mo	$112,000	$105	52
1726 Martindale Dr	0.48mi	3/2.5	1,311 (+14%)	2mo	$223,000	$170	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 · 3.17% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-9,856
• Equity at exit: $21,620

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $9,730
• Equity at exit: $12,537

Cash invested: $40,600 (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: $1,502 high
• Mortgage (P&I): −$760
• Tax from tax record: −$156 /mo · $1,869/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $210

Break-even live

Break-even rent $1,236

Max offer price $145,000

Occupancy floor 81%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1805 Wayne Ln Fayetteville, NC	3.0	1.0	975	$2,400	$2.46	23d	1	0.45mi
4101 Coventry Rd Fayetteville, NC	3.0	1.0	1132	$1,150	$1.02	13d	1	0.63mi
3325 Boone Trl Fayetteville, NC	4.0	2.0	1494	$1,960	$1.31	13d	1	0.67mi
2621 Elcone Dr Unit 2621 Fayetteville, NC	2.0	1.5	815	$999	$1.23	13d	1	0.73mi
4630 Canterbury Rd Fayetteville, NC	3.0	2.0	1250	$1,350	$1.08	23d	1	0.77mi
3918 Donna St Fayetteville, NC	3.0	1.0	1000	$1,350	$1.35	23d	1	0.77mi
3526 Furman Dr Fayetteville, NC	3.0	1.5	1050	$1,500	$1.43	23d	1	0.80mi
2690 Belhaven Rd Fayetteville, NC	3.0	1.0	1264	$1,350	$1.07	23d	1	0.82mi
3120 Phillies Cir Fayetteville, NC	3.0	1.5	1418	$1,650	$1.16	21d	1	0.95mi
910 Miller Ave Unit 910 Fayetteville, NC	2.0	2.0	1000	$1,250	$1.25	23d	1	0.95mi
5032 Shimmer Dr Fayetteville, NC	4.0	2.0	1473	$1,700	$1.15	13d	1	0.97mi
5032 Shimmer Dr Fayetteville, NC	4.0	2.0	1473	$1,750	$1.19	23d	1	0.97mi
29 Briar Cir Fayetteville, NC	1.0–2.0	1.0–1.5	765	$1,283	$1.68	13d	36	1.06mi
2207 Puffin Pl Fayetteville, NC	3.0	2.0	1214	$1,950	$1.61	13d	1	1.08mi
1313 Ireland Dr Unit B Fayetteville, NC	2.0	1.5	900	$1,000	$1.11	23d	1	1.25mi
1309 Ireland Dr Fayetteville, NC	2.0	1.5	900	$1,000	$1.11	13d	1	1.26mi
1209 Snowy Egret Dr Fayetteville, NC	3.0	2.5	1470	$1,800	$1.22	23d	1	1.30mi
400 Roxie Ave Fayetteville, NC	2.0	2.0	1162	$1,700	$1.46	13d	1	1.30mi
4909 Walnut Dr Fayetteville, NC	3.0	2.0	1188	$1,500	$1.26	23d	1	1.32mi
4935 Walnut Dr Fayetteville, NC	3.0	1.5	1024	$1,200	$1.17	13d	1	1.39mi
2524 Penny Dr Fayetteville, NC	3.0	2.0	1330	$1,400	$1.05	23d	1	1.40mi
821 Sandalwood Dr Fayetteville, NC	3.0	1.0	1204	$1,200	$1.00	13d	1	1.45mi
4615 Cumberland Rd Fayetteville, NC	2.0	1.0	783	$825	$1.05	23d	1	1.46mi
909 Sandalwood Dr Fayetteville, NC	3.0	1.0	1346	$1,595	$1.18	23d	1	1.46mi
1401 Habersham Dr Fayetteville, NC	3.0	2.0	1250	$1,700	$1.36	23d	1	1.49mi

Listing history 11 events

1. 2026-06-18
   days on market $145,000 Active 14 DOM
2. 2026-06-17
   days on market $145,000 Active 13 DOM
3. 2026-06-16
   days on market $145,000 Active 12 DOM
4. 2026-06-15
   days on market $145,000 Active 11 DOM
5. 2026-06-14
   days on market $145,000 Active 9 DOM
6. 2026-06-13
   days on market $145,000 Active 8 DOM
7. 2026-06-10
   days on market $145,000 Active 6 DOM
8. 2026-06-09
   days on market $145,000 Active 5 DOM
9. 2026-06-08
   days on market $145,000 Active 4 DOM
10. 2026-06-07
    remarks 433-char remark
11. 2026-06-07
    listed $145,000 Active 3 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: $1,869 · $156/mo
• Projected year-2 tax: $1,869 · $156/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 4/10 Moderate
• 🌡 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: $18,024
• − Mortgage interest: −$8,122
• − Property taxes: −$1,869
• − Insurance: −$725
• − Repairs & maintenance: −$1,442
• − Management: −$1,442
• − Depreciation: −$4,218
• Taxable income: $206
• Est. tax owed @ 24.0%: −$49
• After-tax cash flow: $2,471/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): 37,140
• Household income: $58,563
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 1667.0

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: 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 · 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: ▼ -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

+143.7% since first listed

9 events — show timeline

• 2026-06-04 Listed $145,000 LPRMLS
• 2021-02-02 Sold (Public Records) $103,000 Public Records
• 2021-01-29 Sold (MLS) $102,900 LPRMLS
• 2020-06-23 Listed $102,900 LPRMLS
• 2019-12-10 Sold (MLS) $42,000 LPRMLS
• 2019-12-10 Sold (MLS) $42,000 TMLS
• 2019-10-29 Listed $5,000 LPRMLS
• 2019-10-29 Listed $5,000 TMLS
• 1995-05-02 Sold (Public Records) $59,500 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,869 · +42.8% YoY. Source: county tax records.