4642 Cheltenham Rd · Fayetteville, NC 28304

$205,000

3 bd · 4.0 ba · 1,705 sqft · SingleFamily public records · 209 Days on market

Built 1965 0.27 ac lot Est $230k · 11% under

---

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).

• ARV discount +12.4/15.0
• Cash flow +9.6/30.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• 1% rule +2.7/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this versatile tri-level home in the heart of Fayetteville, designed for comfort, accessibility, and flexible living. Featuring 4 bedrooms, 3 full bathrooms. 4th bedroom could serve as a in-law suite complete with private entrance and full bath, or flex room that could serve as a office, or guest space, this home offers a layout that adapts to your lifestyle. Floor plan will be added soon! Recent updates include an approx. 1-year-old AC unit, heat pump, and water heater!Roof and windows replaced approximately 10 years ago--giving you peace of mind for years to come. The home features a mix of hardwood and carpeted flooring, blending warmth and durability throughout. Accessibilit

Key facts

• Public sewer
• In law suite
• Private entrance

Tags

• IN LAW SUITE
• PRIVATE ENTRANCE
• ACCESSIBLE FRONT RAMP
• SCREENED IN BACK DECK
• PUBLIC WATER
• PUBLIC SEWER

Property features AI

Finance

• Other: Accessible approach with ramp, accessible entrance, accessible bedroom and full bath; Zoned residential; Lot approximately 0.27 acres; City street frontage on a public, asphalt road; Living area reported as 2,030
• HOA & community: No homeowners association; No community amenities

Exterior

• Parking: Parking for 4 vehicles; Concrete and paved parking surfaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Site-built house; Tri-level (two levels listed)
• Construction: Brick and wood siding exterior; Composition/shingle roof; Combination foundation with pillar/post/pier
• Exterior features: Enclosed and screened porch/patio; Garden

Interior

• Kitchen: Electric range; Gas/electric range (Range); Microwave
• Bedrooms: 4 bedrooms total; 1 bedroom on the main level
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air; Ceiling fans
• Interior features: Fireplace (Den) with an outdoor fire pit; Sliding doors; See remarks
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (22.8% below list).
• Recommended offer: $158k (22.8% below list) — sets the bar for 1% rule.

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: schools C-, 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.
• Market conditions: Rents rising (+3.2%/yr); 302 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 ($59k/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

• It's been on market 209 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $205k implies a 223% 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; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $158,318 (22.8% 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 209 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — 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: 0.77% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $230,175
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4642 Ashton Rd	0.14mi	3/2.5	1,718 (+1%)	10mo	$245,000	$143	78
1776 Inverness Dr	0.20mi	3/2.0	1,707 (+0%)	11mo	$140,000	$82	73
4627 Cheltenham Rd	0.06mi	4/2.5 (+1)	1,568 (-8%)	0mo	$228,000	$145	72
1926 Martindale Dr	0.26mi	3/2.0	1,863 (+9%)	11mo	$218,000	$117	55
1933 Saint Paul Ave	0.37mi	4/2.0 (+1)	1,610 (-6%)	6mo	$130,000	$81	55
1930 Alder Rd	0.47mi	4/2.0 (+1)	1,818 (+7%)	5mo	$240,000	$132	50
5425 S Sumac Cir	0.68mi	3/2.0	1,668 (-2%)	9mo	$224,900	$135	49
4787 Friar Ave	0.68mi	3/2.0	1,808 (+6%)	9mo	$197,000	$109	42
2169 Quailridge Dr	0.75mi	4/2.0 (+1)	1,666 (-2%)	12mo	$229,000	$137	38
5409 S Sumac Cir	0.74mi	3/2.0	1,840 (+8%)	9mo	$244,000	$133	37
4312 Wavetree Dr	0.67mi	4/2.0 (+1)	1,902 (+12%)	3mo	$325,000	$171	34
1803 Saint Paul Ave	0.59mi	4/2.0 (+1)	1,519 (-11%)	11mo	$224,000	$147	32

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 · 3.17% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.27×
• Total profit: $-41,809
• Equity at exit: $30,566

10-year hold

• IRR: -14.0%
• Equity multiple: 0.19×
• Total profit: $-46,679
• Equity at exit: $17,725

Cash invested: $57,400 (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 28304

• Home prices YoY: -21.7%
• Rents YoY: 3.2%
• Active inventory: 302
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,583 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$230 /mo · $2,754/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-139

Break-even live

Break-even rent $1,759

Max offer price $180,401

Occupancy floor —

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1819 Cawdor Dr Fayetteville, NC	3.0	2.5	1572	$1,600	$1.02	13d	1	0.28mi
4101 Coventry Rd Fayetteville, NC	3.0	1.0	1132	$1,150	$1.02	13d	1	0.51mi
4630 Canterbury Rd Fayetteville, NC	3.0	2.0	1250	$1,350	$1.08	23d	1	0.57mi
5032 Shimmer Dr Fayetteville, NC	4.0	2.0	1473	$1,750	$1.19	23d	1	0.85mi
5032 Shimmer Dr Fayetteville, NC	4.0	2.0	1473	$1,700	$1.15	13d	1	0.85mi
4909 Walnut Dr Fayetteville, NC	3.0	2.0	1188	$1,500	$1.26	23d	1	0.86mi
909 Sandalwood Dr Fayetteville, NC	3.0	1.0	1346	$1,595	$1.18	23d	1	0.88mi
821 Sandalwood Dr Fayetteville, NC	3.0	1.0	1204	$1,200	$1.00	13d	1	0.88mi
5632 Birch Rd Fayetteville, NC	3.0	1.0	1228	$1,250	$1.02	23d	1	0.92mi
3526 Furman Dr Fayetteville, NC	3.0	1.5	1050	$1,500	$1.43	23d	1	1.00mi
600 Faison Ave Fayetteville, NC	3.0	2.0	1802	$1,495	$0.83	23d	1	1.09mi
4810 Alamance Rd Fayetteville, NC	1.0–2.0	1.0–2.0	827	$1,200	$1.45	23d	1	1.11mi
5200 Cypress Rd Fayetteville, NC	3.0	1.0	1210	$1,250	$1.03	23d	1	1.11mi
5151 Queensdale Dr Fayetteville, NC	3.0	2.0	1107	$1,295	$1.17	23d	1	1.15mi
5151 Queensdale Dr Fayetteville, NC	3.0	2.0	1107	$1,295	$1.17	13d	1	1.15mi
395 Hicks Ave Fayetteville, NC	3.0	2.5	1519	$1,550	$1.02	23d	1	1.19mi
1828 Paisley Ave Fayetteville, NC	3.0	2.5	1886	$1,950	$1.03	13d	1	1.22mi
3325 Boone Trl Fayetteville, NC	4.0	2.0	1494	$1,960	$1.31	13d	1	1.22mi
400 Roxie Ave Fayetteville, NC	2.0	2.0	1162	$1,700	$1.46	13d	1	1.27mi
1815 Paisley Ave Fayetteville, NC	3.0	2.0	1508	$1,595	$1.06	23d	1	1.30mi
5721 Randleman St Fayetteville, NC	3.0	2.0	1050	$1,575	$1.50	23d	1	1.31mi
2524 Penny Dr Fayetteville, NC	3.0	2.0	1330	$1,400	$1.05	23d	1	1.32mi
1401 Carnsmore Dr Fayetteville, NC	3.0	2.5	1450	$1,575	$1.09	23d	1	1.34mi
5744 Randleman St Fayetteville, NC	3.0	2.0	1171	$1,395	$1.19	23d	1	1.37mi
2690 Belhaven Rd Fayetteville, NC	3.0	1.0	1264	$1,350	$1.07	23d	1	1.38mi
5706 McDougal Dr Fayetteville, NC	3.0	2.0	1594	$1,650	$1.04	23d	1	1.42mi
5532 Robmont Dr Fayetteville, NC	2.0	2.0	1301	$1,800	$1.38	13d	1	1.43mi
1583 Winnabow Dr Fayetteville, NC	3.0	2.5	1550	$2,100	$1.35	23d	1	1.44mi
3120 Phillies Cir Fayetteville, NC	3.0	1.5	1418	$1,650	$1.16	21d	1	1.47mi
5864 Aftonshire Dr Fayetteville, NC	2.0	2.0	1100	$1,100	$1.00	23d	1	1.49mi
2207 Puffin Pl Fayetteville, NC	3.0	2.0	1214	$1,950	$1.61	13d	1	1.50mi

Listing history 26 events

1. 2026-06-18
   days on market $205,000 Active 209 DOM
2. 2026-06-17
   days on market $205,000 Active 208 DOM
3. 2026-06-16
   days on market $205,000 Active 207 DOM
4. 2026-06-15
   days on market $205,000 Active 206 DOM
5. 2026-06-14
   days on market $205,000 Active 204 DOM
6. 2026-06-13
   days on market $205,000 Active 203 DOM
7. 2026-06-10
   days on market $205,000 Active 201 DOM
8. 2026-06-09
   days on market $205,000 Active 200 DOM
9. 2026-06-08
   days on market $205,000 Active 199 DOM
10. 2026-06-07
    days on market $205,000 Active 198 DOM
11. 2026-06-03
    days on market $205,000 Active 194 DOM
12. 2026-06-02
    days on market $205,000 Active 193 DOM
13. 2026-06-01
    days on market $205,000 Active 192 DOM
14. 2026-05-31
    days on market $205,000 Active 191 DOM
15. 2026-05-30
    days on market $205,000 Active 190 DOM
16. 2026-04-28
    price $205,000
17. 2026-02-27
    price $214,900
18. 2025-11-12
    listed $224,900 Active
19. 2025-09-17
    listed $224,999 Active
20. 2025-06-07
    price $240,000
21. 2025-05-21
    price $250,000
22. 2025-04-26
    price $255,000
23. 2025-03-04
    price $260,000
24. 2024-11-22
    price $280,000
25. 2024-10-10
    listed $285,000 Active
26. 1986-08-13
    soldstatus $63,500

ⓘ 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: $2,754 · $230/mo
• Projected year-2 tax: $2,754 · $230/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 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: $18,998
• − Mortgage interest: −$11,483
• − Property taxes: −$2,754
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$5,964
• Taxable loss: −$5,267
• Est. tax savings @ 24.0%: +$1,264
• After-tax cash flow: $-407/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): 37,140
• Household income: $58,563
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 1667.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 39% White 36% Hispanic / Latino 14% Two or more races 12% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 87% English-only · Spanish 9% Tagalog/Filipino 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: ▼ -59.90%
• Current HPI: 215.927
• Rent YoY: ▲ 3.17%
• 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

+222.8% since first listed

11 events — show timeline

• 2026-04-28 Price Changed $205,000 TMLS
• 2026-02-27 Price Changed $214,900 TMLS
• 2025-11-12 Listed $224,900 TMLS
• 2025-09-17 Listed $224,999 LPRMLS
• 2025-06-07 Price Changed $240,000 LPRMLS
• 2025-05-21 Price Changed $250,000 LPRMLS
• 2025-04-26 Price Changed $255,000 LPRMLS
• 2025-03-04 Price Changed $260,000 LPRMLS
• 2024-11-22 Price Changed $280,000 LPRMLS
• 2024-10-10 Listed $285,000 LPRMLS
• 1986-08-13 Sold (Public Records) $63,500 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,754 · +36.0% YoY. Source: county tax records.