1021 Wood Creek Dr #3 · Fayetteville, NC 28314

$69,900

2 bd · 2.0 ba · 1,145 sqft · Condo public records · 19 Days on market

Built 1988 $220/mo HOA · 19% of rent

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Have you been looking for a condo with little to no maintenance in a great area for a steal of a price? Then look no further because you found it! Nestled away this condo which has had recent renovations is ready for you to either move into it and make it your home or is ready to be your next investment property! Be sure to check it out and schedule a showing today!

Key facts

• $220 HOA
• Parking
• Built 1988

Property features AI

Finance

• Other: Lot approximately 0.59 acres; Zoning: MR5; Located in Cumberland County; Directions: South on Reilly St, right on Woods Creek
• HOA & community: Monthly association fee of $220 covering grounds maintenance; Part of an association (Stewart's Creek Condo Association)

Exterior

• Parking: 1 open parking space
• Utilities: Public water; Public sewer
• Home design: One-story site-built unit; Unit number 3
• Construction: Built with other construction materials; No foundation specified
• Exterior features: Private maintained road; Shingle roof

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Luxury vinyl flooring; Central heating; Central air conditioning

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $70k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: 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 (+3.1%/yr); 435 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $20k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% 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 $68,851 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.69% ✓
• Cap rate: 11.20%
• Cash-on-cash: 17.51%
• DSCR: 1.78
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.36×
• Total profit: $7,111
• Equity at exit: $10,422

10-year hold

• IRR: 18.6%
• Equity multiple: 2.57×
• Total profit: $30,632
• Equity at exit: $6,044

Cash invested: $19,572 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,180 high
• Mortgage (P&I): −$367
• Tax from tax record: −$31 /mo · $376/yr
• Insurance: −$29
• HOA: −$220
• Vacancy / Maint / Mgmt: −$248
• Net cashflow: $286

Break-even live

Break-even rent $819

Max offer price $69,900

Occupancy floor 71%

Sensitivity live

Price	-10% $325	-5% $305	+0% $286	+5% $266	+10% $246
Rent	-10% $192	-5% $239	+0% $286	+5% $332	+10% $379
Rate	-1.0pp $321	-0.5pp $303	base $286	+0.5pp $267	+1.0pp $249

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1018 Wood Creek Dr #9 Fayetteville, NC	3.0	2.0	1101	$1,195	$1.09	24d	1	0.04mi
6809 Willowbrook Dr Fayetteville, NC	2.0	2.0	1050	$990	$0.94	24d	1	0.05mi
6804 Willowbrook Dr Fayetteville, NC	1.0	1.0	800	$890	$1.11	24d	1	0.08mi
6792 Willowbrook Dr Fayetteville, NC	1.0	1.0	900	$795	$0.88	15d	1	0.08mi
6792 Willowbrook Dr #16 Fayetteville, NC	1.0	1.0	800	$795	$0.99	24d	1	0.08mi
1000 Wood Creek Dr #9 Fayetteville, NC	2.0	2.0	1100	$1,175	$1.07	24d	1	0.09mi
942 Stewarts Creek Dr #9 Fayetteville, NC	3.0	2.0	1250	$1,250	$1.00	24d	1	0.12mi
942 Stewarts Creek Dr #8 Fayetteville, NC	2.0	2.0	1020	$1,055	$1.03	24d	1	0.12mi
1022 Brookhollow Dr #5 Fayetteville, NC	2.0	2.0	1086	$1,050	$0.97	24d	1	0.13mi
1014 Brookhollow Dr Fayetteville, NC	2.0	2.0	1050	$1,000	$0.95	15d	1	0.17mi
6748 Willowbrook Dr #9 Fayetteville, NC	2.0	2.0	1157	$1,100	$0.95	24d	1	0.18mi
1002 Brookhollow Dr #5 Fayetteville, NC	3.0	2.0	1311	$1,290	$0.98	22d	1	0.25mi
6720 Willowbrook Dr #5 Fayetteville, NC	2.0	2.0	1200	$1,150	$0.96	15d	1	0.26mi
1001 Brookhollow Dr #4 Fayetteville, NC	3.0	2.0	1311	$1,550	$1.18	24d	1	0.29mi
6855 Shawcross Ln Fayetteville, NC	3.0	2.0	1100	$1,495	$1.36	24d	1	0.31mi
6848 Torrance Ln Fayetteville, NC	3.0	2.5	1290	$3,295	$2.55	15d	1	0.33mi
244 Wickford Ct Unit 6 Fayetteville, NC	2.0	1.5	1141	$995	$0.87	24d	1	0.40mi
6734 Winchester St Fayetteville, NC	3.0	2.0	1068	$3,195	$2.99	15d	1	0.44mi
916 Glen Reilly Dr Fayetteville, NC	3.0	2.0	1071	$1,400	$1.31	24d	1	0.50mi
205 Brookford Ct Fayetteville, NC	3.0	2.0	1196	$1,640	$1.37	24d	1	0.54mi
605 S Reilly Rd Fayetteville, NC	1.0–3.0	1.0–2.0	992	$1,110	$1.12	15d	1	0.68mi
621 Marshtree Ln #305 Fayetteville, NC	2.0	2.0	1140	$1,500	$1.32	24d	1	0.72mi
625 Marshtree Ln Fayetteville, NC	2.0–3.0	2.0	1170	$1,200	$1.03	15d	2	0.75mi
6535 Jefferey Dr Fayetteville, NC	1.0	1.0	700	$905	$1.29	15d	3	0.82mi
6521 Cissna Dr Fayetteville, NC	3.0	2.0	1456	$1,375	$0.94	15d	1	0.84mi
6407 Wallaby Ct Fayetteville, NC	2.0	1.5	1100	$1,200	$1.09	15d	1	0.87mi
6510 Cissna Dr Fayetteville, NC	3.0	1.5	1100	$1,095	$1.00	15d	1	0.88mi
338 Milburn Dr Fayetteville, NC	3.0	1.5	1128	$1,550	$1.37	24d	1	0.89mi
6445 Independence Pl Dr Fayetteville, NC	1.0–3.0	1.0–3.0	1106	$1,529	$1.38	15d	18	0.90mi
540 Auburndale Ln Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	15d	1	1.03mi
111 Grande Oaks Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1205	$1,412	$1.17	15d	46	1.03mi
6793 Candlewood Dr Fayetteville, NC	3.0	2.0	1240	$1,475	$1.19	15d	1	1.04mi
307 Family Lodge Dr Unit 5 Fayetteville, NC	2.0	2.5	1200	$1,100	$0.92	15d	1	1.10mi
7252 Ainsley St Fayetteville, NC	3.0	1.0	1265	$1,299	$1.03	24d	1	1.10mi
278 Crabapple Cir #57 Fayetteville, NC	2.0	1.0	796	$990	$1.24	24d	1	1.11mi
567 Cutchen Ln Fayetteville, NC	1.0–3.0	1.0–2.0	975	$1,175	$1.20	15d	61	1.18mi
7639 Fletcher Ave Fayetteville, NC	3.0	2.0	1300	$1,400	$1.08	24d	1	1.21mi
202 Bertram Pl Fayetteville, NC	3.0	2.0	1175	$1,300	$1.11	15d	1	1.23mi
495 Stiles Pl Fayetteville, NC	3.0	2.0	1300	$1,250	$0.96	15d	1	1.28mi
7526 Bridgeman Dr Fayetteville, NC	3.0	2.0	1300	$1,450	$1.12	24d	1	1.29mi

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-21
   days on market $69,900 Active 19 DOM
2. 2026-06-18
   days on market $69,900 Active 16 DOM
3. 2026-06-17
   days on market $69,900 Active 15 DOM
4. 2026-06-16
   days on market $69,900 Active 14 DOM
5. 2026-06-15
   days on market $69,900 Active 13 DOM
6. 2026-06-14
   days on market $69,900 Active 11 DOM
7. 2026-06-13
   days on market $69,900 Active 10 DOM
8. 2026-06-10
   days on market $69,900 Active 8 DOM
9. 2026-06-09
   days on market $69,900 Active 7 DOM
10. 2026-06-08
    days on market $69,900 Active 6 DOM
11. 2026-06-07
    days on market $69,900 Active 5 DOM
12. 2026-06-03
    remarks 368-char remark
13. 2026-06-03
    listed $69,900 Active 1 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: $376 · $31/mo
• Projected year-2 tax: $573 · $48/mo
• Expected delta: +$197/yr (+$16/mo · 52.5%)

ⓘ 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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $14,166
• − Mortgage interest: −$3,915
• − Property taxes: −$376
• − Insurance: −$350
• − Repairs & maintenance: −$1,133
• − Management: −$1,133
• − HOA: −$2,640
• − Depreciation: −$2,033
• Taxable income: $2,585
• Est. tax owed @ 24.0%: −$620
• After-tax cash flow: $2,806/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

1 event — show timeline

• 2026-06-02 Listed $69,900 TMLS

Property tax history

-13.5%/yr

Latest (2019): $376 · +0.0% YoY. Source: county tax records.