907 Sara Ln · Eastover, NC 28312

$179,000

3 bd · 3.0 ba · 1,512 sqft · Manufactured public records · 19 Days on market

Built 1993 0.59 ac lot Est $181k · at est.

---

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 +19.5/30.0
• Appreciation +10.0/10.0
• ARV discount +8.1/15.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Turnkey and fully updated, this move-in ready home is perfect as a primary residence or a rent-ready investment. Enjoy a bright open layout, new flooring, fresh paint, and a modern kitchen with stainless steel appliances. The spacious primary suite features a double vanity and soaking tub, with flexible bedrooms for guests or work-from-home needs. Situated on a nice sized lot with easy access to major highways, shopping, and dining. A versatile opportunity for living or investing--schedule your showing today!

Key facts

• Double vanity
• Soaking tub
• Shopping

Tags

• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• DOUBLE VANITY
• SOAKING TUB
• EASY ACCESS TO MAJOR HIGHWAYS
• SHOPPING

Property features AI

Finance

• Other: Zoned Rural Residential
• HOA & community: No association; No community amenities; Not a senior community

Exterior

• Utilities: Public sewer; Water available; Other water source
• Home design: Manufactured house; One-level entry
• Construction: Vinyl siding
• Exterior features: Shingle roof; Paved, publicly maintained city street frontage

Interior

• Kitchen: Built-in electric range; Dishwasher; Microwave
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Luxury vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in electric range; Dishwasher; Microwave

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (7.8% below list).
• Recommended offer: $165k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.0% in Eastover — 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 67/100 on livability (#228 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: employment C-, amenities F, commute F.
• 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: Mac Williams Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 1,151 students, 58% FRL); Cape Fear High (math 75% / reading 47%, grade C+, #202 of 535 statewide, top 39%, 1,529 students, 50% FRL) — zoned schools at 54% FRL track the district average.
• Zoned-school proficiency averages 53% at this address vs 36% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 223 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $56k; list at $179k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000 (7.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.92% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.84%
• DSCR: 1.22
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $181,440
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1146 White Plains Dr	0.25mi	3/2.0	1,400 (-7%)	12mo	$150,000	$107	62
3301 Alice St	0.58mi	3/2.0	1,602 (+6%)	1mo	$215,000	$134	58
3301 St. Margarets Pl	0.50mi	3/2.0	1,512 (0%)	23mo	$181,400	$120	54
920 Sara Ln	0.07mi	3/2.0	1,296 (-14%)	19mo	$115,000	$89	53
819 Shakertown Rd	0.39mi	4/2.0 (+1)	1,291 (-15%)	13mo	$170,000	$132	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 3.20×
• Total profit: $110,308
• Equity at exit: $161,257

10-year hold

• IRR: 24.2%
• Equity multiple: 7.28×
• Total profit: $314,596
• Equity at exit: $347,758

Cash invested: $50,120 (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 28312

• Home prices YoY: 6.9%
• Active inventory: 223
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$88 /mo · $1,056/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $202

Break-even live

Break-even rent $1,394

Max offer price $179,000

Occupancy floor 83%

Sensitivity live

Price	-10% $304	-5% $253	+0% $202	+5% $152	+10% $101
Rent	-10% $72	-5% $137	+0% $202	+5% $267	+10% $333
Rate	-1.0pp $292	-0.5pp $248	base $202	+0.5pp $156	+1.0pp $109

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4066 Hummingbird Pl Fayetteville, NC	3.0	2.0	1324	$1,650	$1.25	24d	1	0.99mi

Listing history 3 events

1. 2026-05-05
   status Pending
2. 2026-04-14
   listed $179,000 Active
3. 1993-04-08
   soldstatus $56,000

ⓘ 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: $1,056 · $88/mo
• Projected year-2 tax: $1,468 · $122/mo
• Expected delta: +$412/yr (+$34/mo · 39.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $19,800
• − Mortgage interest: −$10,027
• − Property taxes: −$1,056
• − Insurance: −$895
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$5,207
• Taxable loss: −$553
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $2,559/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 — Eastover

• Score: 67/100
• State rank: #228
• US rank: #10689

Category grades

Amenities F Commute F Cost of living A Crime A+ Employment C- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,889

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 0.61)
• Race & ethnicity: White 55% Black 29% Two or more races 8% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% 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: ▲ 19.75%
• Current HPI: 306.7749
• Rent YoY: —
• Metro: —
• 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

+219.6% since first listed

3 events — show timeline

• 2026-05-05 Pending — TMLS
• 2026-04-14 Listed $179,000 TMLS
• 1993-04-08 Sold (Public Records) $56,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,056 · +47.2% YoY. Source: county tax records.