1062 Winslow St · Fayetteville, NC 28306

$170,000

3 bd · 2.0 ba · 1,736 sqft · SingleFamily public records · 21 Days on market

Built 1950 0.69 ac lot Est $267k · 36% under

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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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.7/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special, Great investment property 3 bedroom 2 bath, double garage, metal roof, new hvac unit 2023, hardwood floors, needs some updating, seller wants to sell as is with no repairs, good rental or first time home buyer.

Key facts

• Move-in ready
• Bonus room
• Updated kitchen

Tags

• BONUS ROOM
• UPDATED KITCHEN
• LVP FLOORING
• MOVE-IN READY
• INVESTMENT OPPORTUNITY

Property features AI

Exterior

• Parking: Detached 2-car garage; 2 covered parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Cleared, interior lot; Publicly maintained road
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Storage; Porch (front, rear, covered and screened)

Interior

• Kitchen: Range; Refrigerator; Dishwasher not listed
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central electric air conditioning; Ceiling fans
• Interior features: Ceiling fans; Masonry fireplace
• Laundry & utility: Washer hookup in unit; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.9% 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: Douglas Byrd Middle (math 13% / reading 30%, grade F, #422 of 475 statewide, top 89%, 935 students, 100% FRL); Douglas Byrd High (math 22% / reading 42%, grade F, #445 of 535 statewide, top 84%, 940 students, 99% FRL) — zoned schools average 99% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 401 active listings in the ZIP; 22 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 ($68k/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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% 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 $167,450 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.07% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $267,344
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
506 Jernigan St	0.66mi	3/2.5	1,768 (+2%)	5mo	$260,000	$147	60
1490 Rocktree Ct	0.72mi	3/2.0	1,716 (-1%)	6mo	$265,000	$154	59
413 Holman St	0.69mi	4/2.5 (+1)	1,772 (+2%)	2mo	$280,000	$158	56
1510 Deal St	0.69mi	3/2.0	1,636 (-6%)	5mo	$284,900	$174	54
1002 Fleetwood Dr	0.72mi	4/2.0 (+1)	1,626 (-6%)	2mo	$215,000	$132	49
428 Holman St	0.72mi	3/2.0	1,647 (-5%)	13mo	$260,000	$158	47
1323 Camden Rd	0.53mi	3/2.0	1,475 (-15%)	17mo	$168,000	$114	37

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-13,189
• Equity at exit: $25,348

10-year hold

• IRR: -1.0%
• Equity multiple: 0.94×
• Total profit: $-2,956
• Equity at exit: $14,698

Cash invested: $47,600 (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 28306

• Home prices YoY: -17.7%
• Rents YoY: 0.9%
• Active inventory: 401
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,827 high
• Mortgage (P&I): −$891
• Tax from tax record: −$197 /mo · $2,361/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $285

Break-even live

Break-even rent $1,467

Max offer price $170,000

Occupancy floor 79%

Sensitivity live

Price	-10% $381	-5% $333	+0% $285	+5% $236	+10% $188
Rent	-10% $140	-5% $212	+0% $285	+5% $357	+10% $429
Rate	-1.0pp $370	-0.5pp $328	base $285	+0.5pp $240	+1.0pp $196

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
522 Jernigan St Fayetteville, NC	3.0	2.5	1406	$1,650	$1.17	24d	1	0.67mi
935 Fleetwood Dr Unit A Fayetteville, NC	3.0	2.5	1600	$1,650	$1.03	24d	1	0.69mi
2937 Delaware Dr Fayetteville, NC	4.0	2.5	2149	$1,995	$0.93	14d	1	0.92mi
452 Cityview Ln Fayetteville, NC	2.0	2.5	1088	$1,200	$1.10	24d	1	0.93mi
421 Cityview Ln Fayetteville, NC	2.0	2.5	1050	$1,700	$1.62	24d	1	0.95mi
807 Branson St #2 Fayetteville, NC	3.0	2.0	1304	$1,350	$1.04	24d	1	0.99mi
1319 Levy Dr Fayetteville, NC	3.0	2.0	1428	$1,700	$1.19	14d	1	1.04mi
2610 Trenton Rd Fayetteville, NC	3.0	2.0	1762	$2,000	$1.14	14d	1	1.05mi
322 Valley Rd Fayetteville, NC	3.0	2.0	1328	$1,650	$1.24	14d	1	1.11mi
1210 Simpson St Fayetteville, NC	4.0	2.5	1917	$2,200	$1.15	24d	1	1.13mi
123 Pennmark Pl Fayetteville, NC	2.0	2.5	1380	$1,600	$1.16	14d	1	1.13mi
2346 Spinning Wheel Rd Fayetteville, NC	4.0	2.5	1877	$2,050	$1.09	24d	1	1.13mi
516 Loom Dr Fayetteville, NC	3.0	2.5	2168	$2,200	$1.01	24d	1	1.14mi
2026 Progress St Fayetteville, NC	3.0	2.5	1500	$1,600	$1.07	14d	1	1.15mi
214 Hay St Unit B Fayetteville, NC	2.0	2.0	1700	$1,685	$0.99	24d	1	1.21mi
123 Anderson St Fayetteville, NC	2.0	2.0	1500	$1,800	$1.20	24d	1	1.23mi
2123 Burnett Ave Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	24d	1	1.25mi
708 Marketview Ct Fayetteville, NC	3.0	2.0	1584	$1,700	$1.07	24d	1	1.25mi
340 Adam St Fayetteville, NC	3.0	2.0	1742	$2,100	$1.21	24d	1	1.35mi
1406 Raeford Rd Fayetteville, NC	2.0	2.0	1176	$1,650	$1.40	14d	1	1.39mi
1513 Raeford Rd Fayetteville, NC	3.0	2.0	2201	$2,400	$1.09	24d	1	1.45mi
1100 Clarendon St #402 Fayetteville, NC	2.0	2.0	1073	$1,400	$1.30	22d	1	1.46mi

Listing history 25 events

1. 2026-06-18
   days on market $170,000 Active 21 DOM
2. 2026-06-17
   days on market $170,000 Active 20 DOM
3. 2026-06-16
   days on market $170,000 Active 19 DOM
4. 2026-06-15
   price $170,000 Active 18 DOM
5. 2026-06-15
   days on market $190,000 Active 18 DOM
6. 2026-06-14
   days on market $190,000 Active 16 DOM
7. 2026-06-13
   days on market $190,000 Active 15 DOM
8. 2026-06-10
   days on market $190,000 Active 13 DOM
9. 2026-06-09
   days on market $190,000 Active 12 DOM
10. 2026-06-08
    days on market $190,000 Active 11 DOM
11. 2026-06-07
    days on market $190,000 Active 10 DOM
12. 2026-06-03
    days on market $190,000 Active 6 DOM
13. 2026-06-02
    days on market $190,000 Active 5 DOM
14. 2026-06-01
    days on market $190,000 Active 4 DOM
15. 2026-05-31
    days on market $190,000 Active 3 DOM
16. 2026-05-30
    days on market $190,000 Active 2 DOM
17. 2026-05-28
    listed $190,000 Active
18. 2025-07-01
    listed $224,997 Active
19. 2024-02-14
    soldstatus $153,800 Closed 228-char remark

    Show marketing remark (228 chars)

    Investor special, Great investment property 3 bedroom 2 bath, double garage, metal roof, new hvac unit 2023, hardwood floors, needs some updating, seller wants to sell as is with no repairs, good rental or first time home buyer.

20. 2024-02-14
    soldstatus $154,000

    Show marketing remark (228 chars)

    Investor special, Great investment property 3 bedroom 2 bath, double garage, metal roof, new hvac unit 2023, hardwood floors, needs some updating, seller wants to sell as is with no repairs, good rental or first time home buyer.

21. 2023-12-30
    status Pending 228-char remark

    Show marketing remark (228 chars)

    Investor special, Great investment property 3 bedroom 2 bath, double garage, metal roof, new hvac unit 2023, hardwood floors, needs some updating, seller wants to sell as is with no repairs, good rental or first time home buyer.

22. 2023-12-26
    listed $129,900 Active 228-char remark

    Show marketing remark (228 chars)

    Investor special, Great investment property 3 bedroom 2 bath, double garage, metal roof, new hvac unit 2023, hardwood floors, needs some updating, seller wants to sell as is with no repairs, good rental or first time home buyer.

23. 2017-01-23
    soldstatus $85,000
24. 2017-01-20
    soldstatus $85,000
25. 2016-09-29
    listed $89,900

ⓘ 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: $2,361 · $197/mo
• Projected year-2 tax: $2,361 · $197/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 77% 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: $21,929
• − Mortgage interest: −$9,523
• − Property taxes: −$2,361
• − Insurance: −$850
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$4,945
• Taxable income: $741
• Est. tax owed @ 24.0%: −$178
• After-tax cash flow: $3,237/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): 43,042
• Household income: $67,544
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1386.0

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 0.68)
• Race & ethnicity: White 44% Black 33% Hispanic / Latino 13% Two or more races 8% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 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: ▼ -51.69%
• Current HPI: 239.7281
• Rent YoY: ▲ 0.90%
• 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

+111.3% since first listed

9 events — show timeline

• 2026-05-28 Listed $190,000 LPRMLS
• 2025-07-01 Listed $224,997 LPRMLS
• 2024-02-14 Sold (Public Records) $154,000 Public Records
• 2024-02-14 Sold (MLS) $153,800 LPRMLS
• 2023-12-30 Pending — LPRMLS
• 2023-12-26 Listed $129,900 LPRMLS
• 2017-01-23 Sold (Public Records) $85,000 Public Records
• 2017-01-20 Sold (MLS) $85,000 LPRMLS
• 2016-09-29 Listed $89,900 LPRMLS

Property tax history

+6.7%/yr

Latest (2025): $2,361 · +74.0% YoY. Source: county tax records.