1438 Berriedale Dr · Fayetteville, NC 28304

$220,000

3 bd · 2.0 ba · 1,372 sqft · SingleFamily public records · 190 Days on market

Built 1966 Est $206k · 7% over

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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 +7.2/30.0
• ARV discount +4.4/15.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Some repairs in the process! Welcome to this 4-bedroom, 2.5-bath home offering plenty of room to live and entertain. Enjoy both a cozy den with fireplace and a separate living room, providing flexible space for relaxation or hosting guests. The home features two primary bedrooms, perfect for multi-generational living or added privacy, kitchen/dining combo. Den opens to the fenced backyard, complete with a stone patio area ideal for outdoor gatherings. A storage building offers extra room for tools, hobbies, or seasonal items.

Key facts

• Garage
• Built 1966
• Listed 189 days

Property features AI

Finance

• Other: Listed by Longleaf Pine Realtors / COMPLETE CONCEPT REALTY

Exterior

• Parking: Attached garage (1 covered space, 1 garage space)
• Utilities: Public water; Public sewer
• Home design: Single Family Residence; One-level (1 story); Subdivision: ARRAN HILLS; Zoned SF10 (Single Family Res 10)
• Construction: Brick veneer and cement siding; One story construction
• Exterior features: Patio; Back yard fencing; Shed(s)

Interior

• Kitchen: Refrigerator; Disposal
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Hardwood; Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans for cooling
• Interior features: Ceiling fans; Eat-in kitchen; Storage; Masonry fireplace
• Laundry & utility: Laundry located in garage; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-301 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (24.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (32.3% below list).
• Recommended offer: $149k (32.3% below list) — sets the bar for 1% rule.

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: Lewis Chapel Middle (math 15% / reading 27%, grade F, #424 of 475 statewide, top 90%, 578 students, 100% FRL); Seventy-First High (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,366 students, 70% FRL) — zoned schools average 85% FRL vs 55% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 302 active listings in the ZIP; 40 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 8y ago; this cycle's ask is 12260% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $145k; list at $220k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $148,920 (32.3% 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 190 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 4.65%
• Cash-on-cash: -5.85%
• DSCR: 0.74
• GRM: 12.3

CMA / ARV

• ARV (on-the-fly): $205,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1310 Bingham Dr	0.31mi	3/2.0	1,382 (+1%)	3mo	$160,000	$116	82
6343 Pawling Ct	0.42mi	3/2.0	1,342 (-2%)	3mo	$230,000	$171	74
1520 Berriedale Dr	0.30mi	3/2.0	1,459 (+6%)	4mo	$260,000	$178	72
1109 Strickland Bridge Rd	0.41mi	3/1.5	1,326 (-3%)	2mo	$199,000	$150	72
6408 Barwick Dr	0.28mi	4/2.0 (+1)	1,456 (+6%)	3mo	$207,000	$142	69
1066 Strickland Bridge Rd	0.47mi	3/2.0	1,427 (+4%)	3mo	$230,000	$161	69
1128 Thornwood Pl	0.43mi	3/2.0	1,274 (-7%)	3mo	$190,000	$149	66
6337 Rhemish Dr	0.43mi	3/2.0	1,235 (-10%)	0mo	$222,000	$180	63
1433 Keswick Dr	0.55mi	3/1.5	1,207 (-12%)	1mo	$175,000	$145	51
6528 Rhemish Dr	0.52mi	3/2.0	1,166 (-15%)	1mo	$206,000	$177	49
1715 Arrow Ridge Way	0.69mi	3/2.0	1,220 (-11%)	2mo	$141,000	$116	48
1716 Arrow Ridge Way	0.67mi	3/2.0	1,552 (+13%)	2mo	$209,000	$135	45

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: -26.2%
• Equity multiple: 0.11×
• Total profit: $-54,540
• Equity at exit: $32,803

10-year hold

• IRR: -22.6%
• Equity multiple: -0.15×
• Total profit: $-71,106
• Equity at exit: $19,022

Cash invested: $61,600 (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: 12.3×

Monthly cashflow live

• Estimated rent: $1,489 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$232 /mo · $2,780/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $-301

Break-even live

Break-even rent $1,870

Max offer price $166,909

Occupancy floor —

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6333 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	1080	$1,075	$1.00	23d	1	0.11mi
6332 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	925	$1,150	$1.24	23d	1	0.16mi
6408 Dunham Dr Fayetteville, NC	3.0	2.0	1400	$1,500	$1.07	13d	1	0.21mi
1508 Darvel Ave Fayetteville, NC	3.0	2.0	1269	$1,700	$1.34	23d	1	0.21mi
1443 Larkhall Dr Fayetteville, NC	4.0	2.0	1382	$1,600	$1.16	23d	1	0.27mi
3001 Stone Carriage Cir Fayetteville, NC	1.0–3.0	1.0–2.0	1098	$1,700	$1.55	13d	12	0.41mi
6338 Rhemish Dr Fayetteville, NC	3.0	2.0	1201	$1,500	$1.25	23d	1	0.42mi
1411 Furnish Dr Fayetteville, NC	3.0	2.0	1100	$1,350	$1.23	23d	1	0.43mi
1066 Strickland Bridge Rd Fayetteville, NC	3.0	2.0	1427	$2,050	$1.44	13d	1	0.46mi
3325 Oak Forest Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,745	$1.57	13d	66	0.66mi
1715 Arrow Ridge Way Fayetteville, NC	3.0	2.0	1220	$1,550	$1.27	13d	1	0.70mi
1070 Rulnick St Fayetteville, NC	3.0	1.0	1014	$1,200	$1.18	23d	1	0.74mi
5744 Aftonshire Dr Fayetteville, NC	2.0	1.5	945	$999	$1.06	23d	1	0.81mi
5706 McDougal Dr Fayetteville, NC	3.0	2.0	1594	$1,650	$1.04	23d	1	0.82mi
5713 Aftonshire Dr Fayetteville, NC	2.0	2.5	1025	$995	$0.97	13d	1	0.83mi
1406 Tangora Ln Fayetteville, NC	2.0	2.5	1192	$1,015	$0.85	23d	1	0.85mi
6340 Ginger Cir Fayetteville, NC	3.0	1.5	1052	$1,400	$1.33	23d	1	0.86mi
1216 Weeping Willow Way Unit 229 Fayetteville, NC	3.0	2.0	960	$969	$1.01	13d	1	0.87mi
1413 Tangora Ln Fayetteville, NC	2.0	1.5	945	$979	$1.04	13d	1	0.89mi
5876 Aftonshire Dr Fayetteville, NC	2.0	1.5	1024	$1,015	$0.99	23d	1	0.90mi
5864 Aftonshire Dr Fayetteville, NC	2.0	2.0	1100	$1,100	$1.00	23d	1	0.92mi
5842 Aftonshire Dr Fayetteville, NC	2.0	1.5	1010	$1,000	$0.99	23d	1	0.94mi
1401 Carnsmore Dr Fayetteville, NC	3.0	2.5	1450	$1,575	$1.09	23d	1	0.95mi
944 Lark Dr Fayetteville, NC	3.0	2.0	1100	$1,395	$1.27	13d	1	0.96mi
1701 Carter Baron Pl Unit 211 Fayetteville, NC	3.0	2.0	1295	$1,700	$1.31	23d	1	0.96mi
5812 Shenandoah Dr Fayetteville, NC	4.0	2.0	1800	$1,599	$0.89	23d	1	0.97mi
1879 Frankie Ave Fayetteville, NC	3.0	2.0	1100	$1,375	$1.25	23d	1	0.98mi
6301 Lakehaven Dr Fayetteville, NC	3.0	2.0	1514	$1,700	$1.12	23d	1	1.00mi
1583 Winnabow Dr Fayetteville, NC	3.0	2.5	1550	$2,100	$1.35	23d	1	1.03mi
1815 Paisley Ave Fayetteville, NC	3.0	2.0	1508	$1,595	$1.06	23d	1	1.06mi
1644 Sweetgum Cir Fayetteville, NC	3.0	2.0	1446	$1,750	$1.21	23d	1	1.10mi
1927 Shiloh Dr Fayetteville, NC	3.0	1.5	1606	$1,600	$1.00	13d	1	1.12mi
1800 Balmoral Dr Fayetteville, NC	2.0	2.0	1328	$1,250	$0.94	23d	1	1.17mi
1811 Balmoral Dr #202 Fayetteville, NC	2.0	2.0	1250	$1,275	$1.02	13d	1	1.19mi
1761 Renwick Dr #204 Fayetteville, NC	2.0	2.0	1331	$1,300	$0.98	13d	1	1.20mi
5744 Randleman St Fayetteville, NC	3.0	2.0	1171	$1,395	$1.19	23d	1	1.21mi
6517 Portsmouth Dr Fayetteville, NC	3.0	1.5	1125	$1,250	$1.11	23d	1	1.23mi
6132 Dandy Loop Rd Fayetteville, NC	3.0	1.0	1456	$1,325	$0.91	23d	1	1.24mi
5721 Randleman St Fayetteville, NC	3.0	2.0	1050	$1,575	$1.50	23d	1	1.25mi
5632 Birch Rd Fayetteville, NC	3.0	1.0	1228	$1,250	$1.02	23d	1	1.32mi

Listing history 38 events

1. 2026-06-18
   days on market $220,000 Active 190 DOM
2. 2026-06-17
   days on market $220,000 Active 189 DOM
3. 2026-06-16
   days on market $220,000 Active 188 DOM
4. 2026-06-15
   days on market $220,000 Active 187 DOM
5. 2026-06-14
   days on market $220,000 Active 185 DOM
6. 2026-06-13
   days on market $220,000 Active 184 DOM
7. 2026-06-10
   days on market $220,000 Active 182 DOM
8. 2026-06-09
   days on market $220,000 Active 181 DOM
9. 2026-06-08
   days on market $220,000 Active 180 DOM
10. 2026-06-07
    days on market $220,000 Active 179 DOM
11. 2026-06-03
    days on market $220,000 Active 175 DOM
12. 2026-06-02
    days on market $220,000 Active 174 DOM
13. 2026-06-01
    days on market $220,000 Active 173 DOM
14. 2026-05-31
    days on market $220,000 Active 172 DOM
15. 2026-05-30
    pricedays on market $220,000 Active 171 DOM
16. 2026-03-16
    price $240,000
17. 2026-03-03
    historical $1,780
18. 2026-03-03
    listed $1,780
19. 2025-12-11
    listed $243,500 Active
20. 2025-11-26
    historical $243,500
21. 2025-11-26
    listed $243,500 Active
22. 2025-10-15
    listed $243,500 Active
23. 2025-09-25
    historical
24. 2025-03-18
    historical $1,780
25. 2025-03-18
    listed $1,780
26. 2025-03-08
    historical $1,780
27. 2025-03-08
    listed $1,780
28. 2023-11-07
    historical $1,695
29. 2023-11-03
    listed $1,695
30. 2022-03-24
    soldstatus $145,000
31. 2022-03-24
    soldstatus $145,000
32. 2022-03-24
    soldstatus $145,000
33. 2021-12-30
    listed $175,000
34. 2021-12-30
    listed $175,000
35. 2021-11-09
    listed $175,000
36. 2018-10-03
    soldstatus $119,000
37. 2018-10-02
    soldstatus $118,800
38. 2018-06-21
    listed $125,900

ⓘ 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: $2,780 · $232/mo
• Projected year-2 tax: $2,780 · $232/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 ≥107°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: $17,870
• − Mortgage interest: −$12,323
• − Property taxes: −$2,780
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,430
• − Management: −$1,430
• − Depreciation: −$6,400
• Taxable loss: −$7,592
• Est. tax savings @ 24.0%: +$1,822
• After-tax cash flow: $-1,784/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

+90.6% since first listed

23 events — show timeline

• 2026-03-16 Price Changed $240,000 LPRMLS
• 2026-03-03 Rental Removed $1,780 TMLS
• 2026-03-03 Listed for Rent $1,780 TMLS
• 2025-12-11 Listed $243,500 LPRMLS
• 2025-11-26 Coming Soon $243,500 LPRMLS
• 2025-11-26 Listed $243,500 LPRMLS
• 2025-10-15 Listed $243,500 LPRMLS
• 2025-09-25 Coming Soon — LPRMLS
• 2025-03-18 Rental Removed $1,780 TMLS
• 2025-03-18 Listed for Rent $1,780 TMLS
• 2025-03-08 Rental Removed $1,780 LPRMLS
• 2025-03-08 Listed for Rent $1,780 LPRMLS
• 2023-11-07 Rental Removed $1,695 TMLS
• 2023-11-03 Listed for Rent $1,695 TMLS
• 2022-03-24 Sold (Public Records) $145,000 Public Records
• 2022-03-24 Sold (MLS) $145,000 TMLS
• 2022-03-24 Sold (MLS) $145,000 LPRMLS
• 2021-12-30 Listed $175,000 TMLS
• 2021-12-30 Listed $175,000 LPRMLS
• 2021-11-09 Listed $175,000 LPRMLS
• 2018-10-03 Sold (Public Records) $119,000 Public Records
• 2018-10-02 Sold (MLS) $118,800 LPRMLS
• 2018-06-21 Listed $125,900 LPRMLS

Property tax history

+4.3%/yr

Latest (2025): $2,780 · +30.2% YoY. Source: county tax records.