3385 Galleria Pl #20 · Fayetteville, NC 28303

$124,990

3 bd · 3.0 ba · 1,330 sqft · Condo public records · 130 Days on market

Built 1994 $192/mo HOA · 13% of rent

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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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.9/10.0
• 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

Welcome to this spacious 3-bedroom, 2-bath condominium offering over 1,300 square feet of comfortable living space in the desirable Galleria Place community. Owner upgraded ceiling fans throughout unit to include replacing toilets in bathrooms. This unit features an open floor plan, vaulted ceilings, a wood-burning fireplace, and abundant natural light throughout. The generous living and dining areas flow seamlessly to a private balcony, perfect for relaxing or entertaining. The kitchen offers ample cabinet space and overlooks the main living area, while all bedrooms are well-sized with excellent closet storage. Washer and dryer connections are included for added convenience. Community amen

Key facts

• Open floor plan
• Private balcony
• Swimming pool

Tags

• OPEN FLOOR PLAN
• WOOD BURNING FIREPLACE
• PRIVATE BALCONY
• AMPLE CABINET SPACE
• SWIMMING POOL
• STRONG RENTAL POTENTIAL

Property features AI

Finance

• Other: Located in the GALLERIA PLACE subdivision; Situated on a paved road in a cul-de-sac (see remarks for details)
• HOA & community: Homeowners association with a $175 monthly fee; Association fee includes grounds maintenance; Community pool; Street lighting

Exterior

• Parking: Other parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Residential condominium
• Construction: Concrete and vinyl siding construction
• Exterior features: Balcony; Covered patio; Exterior storage; Storm door(s); Smoke detector(s)

Interior

• Kitchen: Oven; Convection oven; Electric cooktop; Electric oven; Electric range; Dishwasher; Disposal; Microwave; Refrigerator; Ice maker; Self-cleaning oven
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Ceiling fan cooling
• Interior features: Ceiling fans; Pantry; Stone countertops; Storage; Walk-in closets; Window coverings and blinds; Gas-log fireplace in the living room
• Laundry & utility: Washer and dryer in-unit on the main level; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 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: Vanstory Hills Elementary (math 46% / reading 50%, grade D, #477 of 1,410 statewide, top 35%, 469 students, 99% FRL); R Max Abbott Middle (math 31% / reading 45%, grade F, #251 of 475 statewide, top 54%, 759 students, 99% FRL); Terry Sanford High (math 49% / reading 52%, grade D+, #306 of 535 statewide, top 57%, 1,224 students, 59% FRL) — zoned schools average 86% FRL vs 55% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 285 active listings in the ZIP; 31 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 31% of the median local income ($58k/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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $78k; list at $125k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 71% 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 $109,991 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.67%
• DSCR: 1.34
• GRM: 7.0

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-5,914
• Equity at exit: $18,636

10-year hold

• IRR: 5.2%
• Equity multiple: 1.39×
• Total profit: $13,563
• Equity at exit: $10,807

Cash invested: $34,997 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,484 high
• Mortgage (P&I): −$655
• Tax from tax record: −$49 /mo · $588/yr
• Insurance: −$52
• HOA: −$192
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $224

Break-even live

Break-even rent $1,201

Max offer price $124,990

Occupancy floor 80%

Sensitivity live

Price	-10% $294	-5% $259	+0% $224	+5% $188	+10% $153
Rent	-10% $107	-5% $165	+0% $224	+5% $282	+10% $341
Rate	-1.0pp $287	-0.5pp $256	base $224	+0.5pp $191	+1.0pp $158

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: $31,248
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3374 Galleria Dr Fayetteville, NC	3.0	2.0	1350	$1,200	$0.89	25d	1	0.03mi
710 Villagio Pl Fayetteville, NC	1.0–2.0	1.0–2.0	984	$1,686	$1.71	16d	9	0.27mi
1712 Scampton Dr Unit NA Fayetteville, NC	3.0	2.0	1814	$1,900	$1.05	16d	1	0.29mi
1712 Scampton Dr Fayetteville, NC	3.0	1.5	1814	$2,000	$1.10	25d	1	0.29mi
1849 Tryon Dr Fayetteville, NC	2.0	2.0	1061	$998	$0.94	25d	2	0.31mi
3527 Scottywood Dr Fayetteville, NC	4.0	2.0	1454	$1,775	$1.22	25d	1	0.32mi
4420 Blanton Rd Unit 4420-H Fayetteville, NC	2.0	1.5	990	$1,025	$1.04	16d	1	0.33mi
1861 Tryon Dr Unit 3 Fayetteville, NC	2.0	2.0	1050	$995	$0.95	25d	1	0.36mi
1909 Tryon Dr #7 Fayetteville, NC	2.0	2.0	1060	$1,050	$0.99	25d	1	0.36mi
1808 Tryon Dr Fayetteville, NC	2.0	2.0	1066	$995	$0.93	25d	1	0.40mi
1882 Tryon Dr #4 Fayetteville, NC	2.0	2.0	1063	$1,100	$1.03	16d	1	0.41mi
853 Shannon Dr Fayetteville, NC	3.0	1.5	1820	$1,650	$0.91	25d	1	0.49mi
1937 Sardonyx Rd Fayetteville, NC	2.0	2.0	1200	$1,150	$0.96	25d	1	0.51mi
1615 Morehead Ave Fayetteville, NC	3.0	2.0	1073	$1,400	$1.30	25d	1	0.56mi
1199 Wrenwood Ct Fayetteville, NC	2.0	2.5	1224	$1,345	$1.10	25d	1	0.60mi
1907 Eichelberger Dr Fayetteville, NC	3.0	2.0	1463	$1,650	$1.13	25d	1	0.61mi
1198 Windham Ct Fayetteville, NC	2.0	2.5	1200	$1,100	$0.92	16d	1	0.61mi
1160 Windham Ct Fayetteville, NC	2.0	2.5	1200	$1,250	$1.04	25d	1	0.65mi
1276 N Forest Dr Fayetteville, NC	2.0	2.5	1200	$1,295	$1.08	25d	1	0.66mi
3318 Rogers Dr Fayetteville, NC	3.0	2.0	1392	$1,750	$1.26	16d	1	0.68mi
3618 Sugar Cane Cir Fayetteville, NC	3.0	2.0	1596	$1,900	$1.19	25d	1	0.92mi
1547 Londonderry Pl Fayetteville, NC	3.0	2.5	1636	$1,750	$1.07	25d	1	1.02mi
1526 Trevino Dr Fayetteville, NC	3.0	2.0	1629	$1,800	$1.10	25d	1	1.08mi
301 Barcelona Dr Fayetteville, NC	1.0–2.0	1.0–2.0	845	$1,326	$1.57	16d	58	1.19mi
1014 Enclave Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,685	$1.52	16d	19	1.23mi
2056 Wheeling St Fayetteville, NC	3.0	2.5	1401	$1,595	$1.14	25d	1	1.33mi
1817 McGougan Rd Fayetteville, NC	3.0	2.0	1811	$2,100	$1.16	16d	1	1.40mi
2436 Bragg Blvd Fayetteville, NC	2.0	1.0	1000	$1,200	$1.20	25d	1	1.44mi
2436 Bragg Blvd Fayetteville, NC	2.0	1.0	1000	$1,200	$1.20	16d	1	1.44mi
2434 Bragg Blvd Fayetteville, NC	2.0	1.0	1000	$1,200	$1.20	25d	1	1.44mi
1981 Wheeling St Fayetteville, NC	3.0	2.0	1400	$1,500	$1.07	25d	1	1.45mi

HOA detail condo

• Monthly dues: $192 · $2,304/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $124,990 Active 130 DOM
2. 2026-06-18
   days on market $124,990 Active 127 DOM
3. 2026-06-17
   days on market $124,990 Active 126 DOM
4. 2026-06-16
   days on market $124,990 Active 125 DOM
5. 2026-06-15
   days on market $124,990 Active 124 DOM
6. 2026-06-14
   pricedays on market $124,990 Active 122 DOM
7. 2026-06-13
   days on market $129,000 Active 121 DOM
8. 2026-06-10
   days on market $129,000 Active 119 DOM
9. 2026-06-09
   days on market $129,000 Active 118 DOM
10. 2026-06-08
    days on market $129,000 Active 117 DOM
11. 2026-06-07
    days on market $129,000 Active 116 DOM
12. 2026-06-03
    days on market $129,000 Active 112 DOM
13. 2026-06-02
    days on market $129,000 Active 111 DOM
14. 2026-06-01
    days on market $129,000 Active 110 DOM
15. 2026-05-31
    days on market $129,000 Active 109 DOM
16. 2026-05-30
    days on market $129,000 Active 108 DOM
17. 2026-04-08
    price $129,000
18. 2026-02-11
    listed $140,000 Active
19. 2005-11-01
    soldstatus $78,000
20. 2002-06-17
    soldstatus $65,000

ⓘ 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: $588 · $49/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$437/yr (+$36/mo · 74.5%)

ⓘ 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 6/10 Major 71% 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: $17,806
• − Mortgage interest: −$7,001
• − Property taxes: −$588
• − Insurance: −$625
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − HOA: −$2,304
• − Depreciation: −$3,636
• Taxable income: $803
• Est. tax owed @ 24.0%: −$193
• After-tax cash flow: $2,492/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

+98.5% since first listed

4 events — show timeline

• 2026-04-08 Price Changed $129,000 LPRMLS
• 2026-02-11 Listed $140,000 LPRMLS
• 2005-11-01 Sold (Public Records) $78,000 Public Records
• 2002-06-17 Sold (Public Records) $65,000 Public Records

Property tax history

-11.9%/yr

Latest (2019): $588 · +0.0% YoY. Source: county tax records.