2528 Crumpler Dr · Fayetteville, NC 28348

$225,000

3 bd · 3.0 ba · 1,647 sqft · SingleFamily public records · 13 Days on market

Built 2007 0.25 ac lot Est $257k · 12% under

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Why this score? — see what drove the D+ 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 +13.2/30.0
• ARV discount +13.1/15.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located in a well-established Hope Mills neighborhood, this 3-bedroom, 2-bath home offers over 1,600 square feet of living space and is priced to sell. The functional floor plan features a desirable first-floor primary suite with a walk-in closet, double vanity, and private bath. The spacious living area includes a fireplace, and the home also offers a bonus room upstairs, a 2-car garage, and a backyard deck perfect for relaxing or entertaining. Conveniently located near Fort Bragg, I-95, I-295, shopping, grocery stores, restaurants, and Fayetteville Regional Airport. This property presents an excellent opportunity for buyers looking to add their own updates and personal touches. Home is be

Key facts

• Double vanity
• Walk-in closet
• Private bath

Tags

• FIRST-FLOOR PRIMARY SUITE
• WALK-IN CLOSET
• DOUBLE VANITY
• PRIVATE BATH
• SPACIOUS LIVING AREA
• FIREPLACE

Property features AI

Exterior

• Parking: Attached carport; 2 covered parking spaces; 2 garage spaces (attached)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Subdivision: PIONEER POINT; Zoned R10 (Residential District)
• Construction: Vinyl siding
• Exterior features: Deck; Porch and front porch; Level lot

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Eat-in kitchen with breakfast bar
• Bedrooms: Total rooms: 6
• Flooring: Tile; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Heat pump; Ceiling fans for cooling
• Interior features: Breakfast bar; Ceiling fans; Cathedral and vaulted ceilings; Double vanity; Entrance foyer; Eat-in kitchen; High ceilings; Walk-in closets; Fireplace in the great room
• Laundry & utility: Washer hookup on main level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-3 ($-39/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (19.4% below list).
• Recommended offer: $181k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.8% 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: Ed V Baldwin Elementary (math 19% / reading 27%, grade F, #1,168 of 1,410 statewide, top 83%, 592 students, 100% FRL); South View Middle (math 20% / reading 34%, grade F, #374 of 475 statewide, top 80%, 661 students, 99% FRL); South View High (math 60% / reading 43%, grade D+, #299 of 535 statewide, top 56%, 1,502 students, 66% FRL) — zoned schools average 88% FRL vs 55% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 319 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 33% of the median local income ($66k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $181,266 (19.4% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.81% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $256,932
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 Bellgrove Dr	0.29mi	3/2.0	1,623 (-2%)	1mo	$279,000	$172	79
2512 Camp Lejeune Ct	0.11mi	4/2.0 (+1)	1,732 (+5%)	1mo	$255,000	$147	77
623 Cypress Pond Dr	0.32mi	3/2.0	1,595 (-3%)	3mo	$250,000	$157	73
2628 Daniel Boone Ln	0.07mi	3/2.5	1,866 (+13%)	0mo	$260,000	$139	72
2416 Camp Lejeuene Ct	0.12mi	4/2.0 (+1)	1,753 (+6%)	7mo	$260,000	$148	69
3709 Languid Ct	0.39mi	4/2.5 (+1)	1,704 (+4%)	4mo	$264,900	$155	66
4709 Quaker Ct	0.45mi	3/2.0	1,539 (-7%)	1mo	$214,000	$139	63
2926 High Plains Dr	0.43mi	3/2.0	1,740 (+6%)	5mo	$252,000	$145	62
625 Creedmoore Cir	0.66mi	3/2.0	1,674 (+2%)	2mo	$264,500	$158	61
3624 Crosswinds Dr	0.43mi	3/2.0	1,465 (-11%)	0mo	$259,900	$177	57
719 Alexwood Dr	0.69mi	3/2.5	1,500 (-9%)	0mo	$234,000	$156	50
621 Conners Cv	0.60mi	3/2.5	1,450 (-12%)	3mo	$247,000	$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 · 4.28% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.45×
• Total profit: $-34,349
• Equity at exit: $33,548

10-year hold

• IRR: -4.7%
• Equity multiple: 0.68×
• Total profit: $-20,408
• Equity at exit: $19,454

Cash invested: $63,000 (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 28348

• Home prices YoY: -14.0%
• Rents YoY: 4.3%
• Active inventory: 319
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$162 /mo · $1,939/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-3

Break-even live

Break-even rent $1,817

Max offer price $224,425

Occupancy floor 95%

Sensitivity live

Price	-10% $124	-5% $60	+0% $-3	+5% $-67	+10% $-131
Rent	-10% $-146	-5% $-75	+0% $-3	+5% $68	+10% $140
Rate	-1.0pp $110	-0.5pp $54	base $-3	+0.5pp $-62	+1.0pp $-121

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3718 Pioneer Dr Hope Mills, NC	3.0	2.0	1511	$1,290	$0.85	25d	1	0.43mi
2935 High Plains Dr Hope Mills, NC	4.0	2.5	1937	$1,900	$0.98	15d	1	0.45mi
2616 Indian Wells Ct Hope Mills, NC	4.0	2.5	2181	$2,150	$0.99	15d	1	0.45mi
2634 Indian Wells Ct Hope Mills, NC	4.0	2.5	1932	$2,100	$1.09	15d	1	0.50mi
513 Directive Dr Hope Mills, NC	2.0	2.0	1307	$1,275	$0.98	15d	1	0.79mi
505 Directive Dr Hope Mills, NC	2.0	2.5	1254	$1,495	$1.19	25d	1	0.80mi
408 Sheila St Hope Mills, NC	3.0	1.0	1064	$1,150	$1.08	25d	1	0.81mi
3101 Ansley Ct Hope Mills, NC	4.0	2.0	1910	$1,950	$1.02	25d	1	0.88mi
5340 Miranda Dr Hope Mills, NC	4.0	2.5	1954	$1,900	$0.97	25d	1	0.92mi
509 Meadowland Ct Hope Mills, NC	2.0	2.0	1236	$1,400	$1.13	25d	1	0.95mi
3100 Winesap Rd Hope Mills, NC	3.0	2.0	1082	$1,495	$1.38	15d	1	1.12mi
405 Grand Wailea Dr Hope Mills, NC	1.0–3.0	1.0–2.0	1061	$1,656	$1.56	25d	9	1.16mi
1055 Winnall LN Hope Mills, NC	1.0–3.0	1.0–2.0	1132	$2,000	$1.77	15d	20	1.40mi
3640 Ambition Rd Fayetteville, NC	4.0	2.5	1990	$1,995	$1.00	15d	1	1.50mi

Listing history 11 events

1. 2026-06-17
   status $225,000 Pending 13 DOM
2. 2026-06-17
   days on market $225,000 Active 13 DOM
3. 2026-06-16
   days on market $225,000 Active 12 DOM
4. 2026-06-15
   days on market $225,000 Active 11 DOM
5. 2026-06-14
   days on market $225,000 Active 9 DOM
6. 2026-06-13
   days on market $225,000 Active 8 DOM
7. 2026-06-10
   days on market $225,000 Active 6 DOM
8. 2026-06-09
   days on market $225,000 Active 5 DOM
9. 2026-06-08
   days on market $225,000 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $225,000 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: $1,939 · $162/mo
• Projected year-2 tax: $1,939 · $162/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $21,752
• − Mortgage interest: −$12,603
• − Property taxes: −$1,939
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$6,545
• Taxable loss: −$3,941
• Est. tax savings @ 24.0%: +$946
• After-tax cash flow: $907/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

• County: Cumberland County · 265,314 people
• City population: 226,118
• Metro: Fayetteville, NC
• Population (ZIP): 39,196
• Household income: $66,129
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 746.0

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 0.67)
• Race & ethnicity: White 49% Black 27% Hispanic / Latino 13% Two or more races 11% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5%
• Common ancestry: Romanian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 90% English-only · Spanish 8% Other Indo-European 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: ▼ -37.14%
• Current HPI: 228.3122
• Rent YoY: ▲ 4.28%
• 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

• 2026-06-04 Listed $225,000 LPRMLS

Property tax history

+2.7%/yr

Latest (2025): $1,939 · +21.4% YoY. Source: county tax records.