5326 Hampton Rd · Fayetteville, NC 28311

$189,900

3 bd · 2.0 ba · 1,121 sqft · SingleFamily public records · 181 Days on market

Built 1963 Est $204k · 7% 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 +12.2/30.0
• ARV discount +10.6/15.0
• Livability +3.8/5.0
• DSCR +3.6/10.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT STARTER HOME WITH UPDATED KITCHEN & BATHS. HARDWOODS UNDER CARPET. SELLER DOES NOT PAY CUSTOMARY CLOSING COSTS; INCLUDING TITLE POLICY, ESCROW FEES, SURVEY OR TRANSFER FEES. PROOF OF FUNDS REQUIRED ON CASH TRANSACTIONS; LENDER PRE-APPROVAL LETTER FOR FINANCED OFFERS (DATED WITHIN LAST 30 DAYS)PROPERTY WAS BUILT PRIOR TO 1978 AND LEAD BASE PAINT POTENTIALLY EXISTS.

Key facts

• Generous lot
• Great natural light
• Open concept layout

Tags

• CLOSE PROXIMITY TO FORT BRAGG
• OPEN CONCEPT LAYOUT
• GREAT NATURAL LIGHT
• GENEROUS LOT

Property features AI

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential single-family home; Brick veneer exterior; Zoned R10 (Residential District)
• Construction: Brick veneer construction
• Exterior features: Porch; Storm door(s); Fenced yard; Crawl space basement

Interior

• Kitchen: Cooktop; Electric cooktop; Electric oven; Range; Microwave; Dishwasher; Exhaust fan
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric cooling; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Unfurnished; Smoke detectors
• Laundry & utility: Washer hookup in unit on main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-40 ($-479/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (18.7% below list).
• Recommended offer: $154k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.9% 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: College Lakes Elementary (math 20% / reading 29%, grade F, #1,112 of 1,410 statewide, top 82%, 459 students, 99% FRL); Spring Lake Middle (math 15% / reading 31%, grade F, #406 of 475 statewide, top 86%, 512 students, 99% FRL); Pine Forest High (math 73% / reading 51%, grade B-, #184 of 535 statewide, top 37%, 1,572 students, 62% FRL) — zoned schools average 87% FRL vs 55% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 360 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 181 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $105k; list at $190k implies a 81% gain — meaningful room to come down on a strong offer.

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 $154,363 (18.7% 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 181 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — 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: 0.81% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $204,022
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5210 Cooper Rd	0.24mi	3/1.5	1,063 (-5%)	14mo	$195,000	$183	67
5075 Chesapeake Rd	0.69mi	3/2.0	1,110 (-1%)	8mo	$203,000	$183	60
320 Kenwood Dr	0.17mi	3/2.0	1,276 (+14%)	19mo	$222,000	$174	53
178 Aloha Dr	0.47mi	2/1.5 (-1)	1,207 (+8%)	11mo	$143,000	$118	49
5605 Watersplash Ln	0.50mi	3/2.5	1,011 (-10%)	14mo	$297,000	$294	47
5055 Hampshire Dr	0.75mi	3/2.0	1,057 (-6%)	11mo	$192,000	$182	46
5505 Deep Hollow Ct	0.36mi	3/2.0	1,280 (+14%)	18mo	$210,501	$164	45
5043 Linton Hall Rd	0.70mi	3/2.0	1,161 (+4%)	23mo	$218,000	$188	43
5080 Linton Hall Rd	0.63mi	3/2.0	1,224 (+9%)	22mo	$205,000	$167	37
511 Nottingham Dr	0.45mi	3/2.0	1,288 (+15%)	23mo	$153,000	$119	35

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-33,600
• Equity at exit: $28,315

10-year hold

• IRR: -10.5%
• Equity multiple: 0.37×
• Total profit: $-33,708
• Equity at exit: $16,419

Cash invested: $53,172 (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 28311

• Home prices YoY: -18.4%
• Rents YoY: 2.8%
• Active inventory: 360
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$996
• Tax from tax record: −$184 /mo · $2,212/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-40

Break-even live

Break-even rent $1,594

Max offer price $182,855

Occupancy floor 98%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
258 Kenwood Dr Fayetteville, NC	3.0	2.0	1491	$2,325	$1.56	14d	1	0.09mi
5418 Hampton Rd Fayetteville, NC	3.0	2.0	1400	$1,550	$1.11	23d	1	0.14mi
226 Tallstone Dr Fayetteville, NC	1.0–2.0	1.0–2.0	920	$1,339	$1.46	14d	16	0.19mi
380 Bubble Creek Ct #8 Fayetteville, NC	3.0	2.0	1477	$1,300	$0.88	23d	1	0.20mi
362 Bubble Creek Ct Fayetteville, NC	2.0	2.0	1254	$1,250	$1.00	23d	1	0.23mi
206 Villa Dr Fayetteville, NC	2.0	2.0	988	$1,250	$1.27	23d	1	0.24mi
342 Bubble Creek Ct #1 Fayetteville, NC	2.0	2.0	1300	$1,350	$1.04	14d	1	0.30mi
417 Nottingham Dr Fayetteville, NC	3.0	2.0	1024	$1,400	$1.37	23d	1	0.30mi
330 Bubble Creek Ct Fayetteville, NC	3.0	2.0	1401	$1,600	$1.14	23d	1	0.34mi
187 Aloha Dr Fayetteville, NC	2.0	2.0	1301	$1,395	$1.07	23d	1	0.49mi
499 Coronation Dr Fayetteville, NC	2.0	2.0	1100	$1,390	$1.26	23d	1	0.75mi
130 Girard Ave Fayetteville, NC	2.0	2.0	1050	$1,100	$1.05	23d	1	0.79mi
152 Homeplace Ct Fayetteville, NC	2.0	2.0	901	$999	$1.11	14d	1	0.80mi
154 Homeplace Ct Fayetteville, NC	2.0	2.0	901	$1,025	$1.14	14d	1	0.80mi
118 Girard Ave #118 Fayetteville, NC	2.0	2.0	1000	$1,200	$1.20	14d	1	0.80mi
5716 5 Sisters Ct Fayetteville, NC	2.0	2.0	800	$1,000	$1.25	14d	1	0.82mi
2500 McArthur Landing Cir Fayetteville, NC	2.0–3.0	2.0	1226	$1,420	$1.16	14d	13	0.83mi
2641 McArthur Landing Cir Fayetteville, NC	3.0	2.0	1450	$1,400	$0.97	21d	1	0.85mi
2641 McArthur Landing Cir Fayetteville, NC	3.0	2.0	1450	$1,500	$1.03	23d	1	0.85mi
2641 McArthur Landing Cir #102 Fayetteville, NC	3.0	2.0	1400	$1,375	$0.98	23d	1	0.85mi
103 Homeplace Ct Fayetteville, NC	2.0	2.0	1000	$1,300	$1.30	21d	1	0.86mi
319 Idlewild Dr Fayetteville, NC	2.0	2.0–2.5	1080	$1,350	$1.25	23d	3	0.87mi
319 Idlewild Dr Fayetteville, NC	2.0	2.0–2.5	1080	$1,340	$1.24	14d	9	0.87mi
6707 Water Trail Dr Fayetteville, NC	1.0–3.0	1.0–2.0	850	$1,350	$1.59	14d	8	0.88mi
5327 Chesapeake Rd Fayetteville, NC	3.0	2.0	1400	$1,600	$1.14	14d	1	1.05mi
2523 Mulranny Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,589	$1.43	14d	9	1.11mi
1003 Madiera Ct Fayetteville, NC	2.0	2.0	950	$1,275	$1.34	23d	1	1.12mi
790 Arthington St Fayetteville, NC	2.0	2.5	1000	$1,350	$1.35	23d	1	1.14mi
4453 Oakmont Cir Fayetteville, NC	3.0	1.0	1101	$1,300	$1.18	14d	1	1.16mi
6230 Abbotts Park Dr Fayetteville, NC	1.0–2.0	1.0–2.0	792	$1,295	$1.63	14d	13	1.43mi

Listing history 15 events

1. 2026-06-08
   days on market $189,900 Active 181 DOM
2. 2026-06-07
   days on market $189,900 Active 180 DOM
3. 2026-06-03
   days on market $189,900 Active 176 DOM
4. 2026-06-02
   days on market $189,900 Active 175 DOM
5. 2026-06-01
   days on market $189,900 Active 174 DOM
6. 2026-05-31
   days on market $189,900 Active 173 DOM
7. 2026-05-30
   days on market $189,900 Active 172 DOM
8. 2025-12-09
   listed $189,900 Active
9. 2022-02-01
   soldstatus $105,000
10. 2017-12-15
    soldstatus $55,000 378-char remark

    Show marketing remark (378 chars)

    GREAT STARTER HOME WITH UPDATED KITCHEN & BATHS. HARDWOODS UNDER CARPET. SELLER DOES NOT PAY CUSTOMARY CLOSING COSTS; INCLUDING TITLE POLICY, ESCROW FEES, SURVEY OR TRANSFER FEES. PROOF OF FUNDS REQUIRED ON CASH TRANSACTIONS; LENDER PRE-APPROVAL LETTER FOR FINANCED OFFERS (DATED WITHIN LAST 30 DAYS)PROPERTY WAS BUILT PRIOR TO 1978 AND LEAD BASE PAINT POTENTIALLY EXISTS.

11. 2017-11-16
    listed $60,500 378-char remark

    Show marketing remark (378 chars)

    GREAT STARTER HOME WITH UPDATED KITCHEN & BATHS. HARDWOODS UNDER CARPET. SELLER DOES NOT PAY CUSTOMARY CLOSING COSTS; INCLUDING TITLE POLICY, ESCROW FEES, SURVEY OR TRANSFER FEES. PROOF OF FUNDS REQUIRED ON CASH TRANSACTIONS; LENDER PRE-APPROVAL LETTER FOR FINANCED OFFERS (DATED WITHIN LAST 30 DAYS)PROPERTY WAS BUILT PRIOR TO 1978 AND LEAD BASE PAINT POTENTIALLY EXISTS.

12. 2014-03-10
    soldstatus $90,000
13. 2014-03-07
    soldstatus $89,900 452-char remark

    Show marketing remark (452 chars)

    -This is a must see. Brick ranch in great condition. All new kitchen cabinets, counters and appliances. Beautiful refinished hardwoods in living room and hallway. Updated bathrooms with tile flooring, new vanities, sinks and toilets. New Roof, New HVAC, New carpet in all bedrooms. Exterior painted. Interior painted. New trims and landscaping. Large fenced backyard. Outside storage. Perfect area to live in, close to shopping, Ft. Bragg and downtown.

14. 2013-11-21
    listed $89,900 452-char remark

    Show marketing remark (452 chars)

    -This is a must see. Brick ranch in great condition. All new kitchen cabinets, counters and appliances. Beautiful refinished hardwoods in living room and hallway. Updated bathrooms with tile flooring, new vanities, sinks and toilets. New Roof, New HVAC, New carpet in all bedrooms. Exterior painted. Interior painted. New trims and landscaping. Large fenced backyard. Outside storage. Perfect area to live in, close to shopping, Ft. Bragg and downtown.

15. 2001-07-06
    soldstatus $76,000

ⓘ 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: $2,212 · $184/mo
• Projected year-2 tax: $2,212 · $184/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 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: $18,524
• − Mortgage interest: −$10,637
• − Property taxes: −$2,212
• − Insurance: −$950
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$5,524
• Taxable loss: −$3,764
• Est. tax savings @ 24.0%: +$903
• After-tax cash flow: $425/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): 36,629
• Household income: $62,170
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 1645.0

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: Black 42% White 38% Hispanic / Latino 9% Two or more races 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 1% 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: ▼ -45.88%
• Current HPI: 203.0731
• Rent YoY: ▲ 2.82%
• 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

+149.9% since first listed

8 events — show timeline

• 2025-12-09 Listed $189,900 LPRMLS
• 2022-02-01 Sold (Public Records) $105,000 Public Records
• 2017-12-15 Sold (MLS) $55,000 LPRMLS
• 2017-11-16 Listed $60,500 LPRMLS
• 2014-03-10 Sold (Public Records) $90,000 Public Records
• 2014-03-07 Sold (MLS) $89,900 LPRMLS
• 2013-11-21 Listed $89,900 LPRMLS
• 2001-07-06 Sold (Public Records) $76,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,212 · +32.9% YoY. Source: county tax records.