979 Lisa Ave · Fayetteville, NC 28314

$199,000

3 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 3 Days on market

Built 1983 0.34 ac lot Est $215k · 8% 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 +13.8/30.0
• ARV discount +10.9/15.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located conveniently near I-295, Gillis Hill shopping centers and Hoke Co. hospitals, 979 Lisa Ave is the kind of home that just makes sense. The layout is practical and easy to live in, with solid bones that give you the freedom to update and add value over time. It’s close to Fort Liberty, major highways, shopping, and dining, so getting around is simple and life stays convenient. Whether you’re an investor looking for your next win or a first time buyer ready to roll up your sleeves and build some equity, this property offers opportunity without overcomplicating things.

Key facts

• Move-in-ready
• New appliances
• New deck

Tags

• NEW ROOF
• HVAC SYSTEM
• NEW APPLIANCES
• LVP FLOORING
• NEW DECK
• MOVE-IN-READY

Property features AI

Finance

• Other: Zoning: SF15 - Single Family Res 15; Lot about 0.34 acres (14,810 sq ft); Subdivision: CLIFFDALE FORES

Exterior

• Parking: Attached 1-car garage; 1 covered parking space
• Utilities: Public water; Holding tank or septic tank sewer
• Home design: Single family residence; Residential property
• Construction: Brick veneer construction
• Exterior features: Public water; Holding tank or septic tank sewer

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central electric air conditioning
• Interior features: Carpet and vinyl flooring; No fireplace; Seven total rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $17 ($200/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 (17.2% below list).
• Recommended offer: $165k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: E E Miller Elementary (math 28% / reading 43%, grade F, #817 of 1,410 statewide, top 58%, 625 students, 100% FRL); Anne Chesnutt Middle (math 22% / reading 42%, grade F, #317 of 475 statewide, top 68%, 443 students, 99% FRL); Seventy-First High (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,366 students, 70% FRL) — zoned schools average 90% FRL vs 55% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 435 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 32% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $115k; list at $199k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; moderate 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 $164,784 (17.2% 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. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $215,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6708 Seaford Dr	0.35mi	3/2.0	1,211 (+3%)	3mo	$145,000	$120	76
6721 Saint Julian Way	0.44mi	3/2.0	1,242 (+6%)	1mo	$225,000	$181	69
1033 Oakstone Dr	0.28mi	3/2.0	1,042 (-11%)	1mo	$187,000	$179	67
1108 Nan St	0.58mi	3/2.0	1,108 (-6%)	0mo	$210,000	$190	63
7313 Melissa Ct	0.69mi	3/2.0	1,198 (+2%)	3mo	$219,500	$183	62
6718 Seaford Dr	0.38mi	3/2.0	1,321 (+12%)	0mo	$226,000	$171	61
6720 Saint Julian Way	0.41mi	3/2.0	1,313 (+12%)	1mo	$220,000	$168	61
1121 Butterwood Cir	0.73mi	3/2.0	1,142 (-3%)	1mo	$229,000	$201	60
1179 Butterwood Cir	0.53mi	3/2.0	1,076 (-8%)	2mo	$204,900	$190	60
1205 Crossbend Ct	0.46mi	3/2.0	1,318 (+12%)	0mo	$250,000	$190	58
9380 Castle Falls Cir	0.69mi	3/2.0	1,091 (-7%)	2mo	$197,500	$181	54
7304 Bass Dr	0.62mi	3/2.0	1,061 (-10%)	2mo	$228,000	$215	53

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -15.6%
• Equity multiple: 0.44×
• Total profit: $-31,031
• Equity at exit: $29,672

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-25,025
• Equity at exit: $17,206

Cash invested: $55,720 (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 28314

• Home prices YoY: -15.7%
• Rents YoY: 3.1%
• Active inventory: 435
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,648 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$159 /mo · $1,903/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $17

Break-even live

Break-even rent $1,627

Max offer price $199,000

Occupancy floor 94%

Sensitivity live

Price	-10% $129	-5% $73	+0% $17	+5% $-40	+10% $-96
Rent	-10% $-113	-5% $-48	+0% $17	+5% $82	+10% $147
Rate	-1.0pp $117	-0.5pp $67	base $17	+0.5pp $-35	+1.0pp $-87

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1267 Exeter Ln Fayetteville, NC	3.0	2.0	1228	$1,545	$1.26	15d	1	0.34mi
1274 Arailia Dr Fayetteville, NC	3.0	2.0	1230	$1,575	$1.28	25d	1	0.39mi
1108 Patrick Dr Fayetteville, NC	3.0	2.0	1132	$1,800	$1.59	25d	1	0.41mi
6758 Seaford Dr Fayetteville, NC	3.0	2.0	1284	$1,450	$1.13	25d	1	0.53mi
6764 Saint Julian Way Fayetteville, NC	3.0	2.0	1216	$1,775	$1.46	25d	1	0.54mi
6794 Saint Julian Way Fayetteville, NC	3.0	2.0	1345	$1,800	$1.34	25d	1	0.55mi
1328 Butterwood Cir Fayetteville, NC	3.0	2.0	1302	$1,395	$1.07	25d	1	0.55mi
604 Bangor Ct Fayetteville, NC	3.0	2.0	1464	$1,600	$1.09	25d	1	0.57mi
7311 Bass Dr Fayetteville, NC	3.0	2.0	1220	$1,495	$1.23	25d	1	0.60mi
9329 Castle Falls Cir Fayetteville, NC	3.0	2.0	1040	$1,495	$1.44	15d	1	0.70mi
9330 Castle Falls Cir Fayetteville, NC	3.0	2.0	1120	$1,600	$1.43	23d	1	0.71mi
7874 Barfield Dr Fayetteville, NC	3.0	2.0	1406	$1,600	$1.14	25d	1	0.73mi
7895 Burwell Dr Fayetteville, NC	3.0	2.0	1250	$1,575	$1.26	25d	1	0.76mi
5101 ParcStone Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1029	$1,755	$1.71	15d	12	0.82mi
6837 Woodmark Dr Fayetteville, NC	3.0	2.0	1450	$1,700	$1.17	15d	1	0.82mi
7817 Laura Ann Ct Fayetteville, NC	3.0	2.0	1161	$1,950	$1.68	15d	1	0.84mi
1305 Kershaw Loop #219 Fayetteville, NC	3.0	2.0	1414	$1,490	$1.05	25d	1	0.84mi
1690 Clairborne Dr Fayetteville, NC	4.0	2.0	1486	$1,900	$1.28	15d	1	0.85mi
4811 Cellner Dr Fayetteville, NC	2.0–3.0	2.0	1100	$1,375	$1.25	15d	5	0.85mi
7805 Gallant Ridge Dr Fayetteville, NC	3.0	2.0	1434	$1,550	$1.08	25d	1	0.90mi
6901 Woodmark Dr Fayetteville, NC	3.0	2.0	1300	$1,550	$1.19	15d	1	0.94mi
1324 Kershaw Loop #206 Fayetteville, NC	3.0	2.0	1401	$1,495	$1.07	15d	1	0.96mi
581 Abbotts Landing Dr Fayetteville, NC	1.0–3.0	1.0–2.0	918	$1,525	$1.66	15d	6	1.00mi
8250 Cliffdale Rd Fayetteville, NC	3.0–4.0	2.0–2.5	1405	$1,875	$1.33	25d	4	1.04mi
5600 Fountain Grove Cir Fayetteville, NC	1.0–2.0	1.0–2.0	1026	$1,540	$1.50	15d	28	1.05mi
6903 Flying Cloud Ln Fayetteville, NC	3.0	2.0	1353	$1,500	$1.11	25d	1	1.16mi
7281 Pebblebrook Dr Fayetteville, NC	3.0	2.0	1405	$1,700	$1.21	25d	1	1.32mi
7212 Reedy Creek Dr Fayetteville, NC	3.0	2.0	1401	$1,600	$1.14	25d	1	1.36mi
7023 Salinas Ct Fayetteville, NC	3.0	2.0	1308	$1,495	$1.14	15d	1	1.43mi

Listing history 4 events

1. 2026-06-09
   status $199,000 Pending 3 DOM
2. 2026-06-08
   days on market $199,000 Active 3 DOM
3. 2026-06-07
   remarks 699-char remark
4. 2026-06-07
   listed $199,000 Active 2 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: $1,903 · $159/mo
• Projected year-2 tax: $1,903 · $159/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $19,774
• − Mortgage interest: −$11,147
• − Property taxes: −$1,903
• − Insurance: −$995
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$5,789
• Taxable loss: −$3,224
• Est. tax savings @ 24.0%: +$774
• After-tax cash flow: $974/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): 55,834
• Household income: $62,249
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2511.0

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 49% White 25% Hispanic / Latino 16% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6% Dominican 1%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 10% Korean 1% Other Asian/Pacific 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: ▼ -43.20%
• Current HPI: 231.873
• Rent YoY: ▲ 3.11%
• 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

+290.2% since first listed

8 events — show timeline

• 2026-06-05 Listed $199,000 LPRMLS
• 2026-04-21 Sold (MLS) $115,000 LPRMLS
• 2026-04-20 Sold (Public Records) $115,000 Public Records
• 2026-03-31 Pending — LPRMLS
• 2026-03-27 Listed $155,000 LPRMLS
• 1995-02-07 Sold (Public Records) $67,000 Public Records
• 1988-09-30 Sold (Public Records) $54,747 Public Records
• 1986-11-26 Sold (Public Records) $51,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,903 · +16.1% YoY. Source: county tax records.