1922 Sloan Ave · Fayetteville, NC 28312

$239,900

3 bd · 2.0 ba · 1,779 sqft · SingleFamily public records · 28 Days on market

Built 1963 0.46 ac lot Est $226k · 6% over

---

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 +13.6/30.0
• Appreciation +10.0/10.0
• ARV discount +4.7/15.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Back on market at no fault of seller -- Good condition 3 bed 2 bath located in CEDAR CREEK close to shopping and less than 10 minutes from downtown Fayetteville. The house has a newer roof. Permanent shed located in the back yard. This house has a lot of potential! Previously used as a rental property. Seller will not be making any repairs on the property; AS IS. Schedule your showing today!

Key facts

• Deep lot
• Covered storage
• Updated kitchen

Tags

• CIRCULAR DRIVEWAY
• UPDATED KITCHEN
• WOOD-BURNING FIREPLACE
• DEDICATED OFFICE
• DEEP LOT
• COVERED STORAGE

Property features AI

Exterior

• Parking: Attached carport; Covered carport with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Residential single-family home; Located in the CEDAR CREEK subdivision; Paved road access; Zoned SF6 (Single Family Res 6)
• Construction: Brick construction
• Exterior features: Storage

Interior

• Kitchen: Microwave
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Propane heating; Ceiling fans for cooling
• Interior features: Breakfast bar; Ceiling fans; Double vanity; Kitchen island; Pantry; Storage; Wood-burning fireplace (1)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $13 ($154/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 $200k (16.8% below list).
• Recommended offer: $200k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 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: 222 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 $26k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago 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 $131k; list at $240k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $199,500 (16.8% below list)

Questions for the listing agent

1. Built in 1963 — 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. 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?
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 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: 6.36%
• Cash-on-cash: 0.23%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $225,933
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 Cedar Creek Rd	0.34mi	3/1.5	1,703 (-4%)	5mo	$222,000	$130	71
711 Fairview St	0.14mi	3/1.5	1,593 (-10%)	10mo	$213,000	$134	66
1646 Troy Dr	0.33mi	3/2.0	1,625 (-9%)	9mo	$191,900	$118	62
1617 Elba St	0.43mi	4/2.0 (+1)	1,827 (+3%)	18mo	$220,000	$120	56
2131 Sapona Rd	0.25mi	4/2.5 (+1)	2,000 (+12%)	19mo	$243,000	$122	45
1724 Englewood Dr	0.59mi	4/2.0 (+1)	1,825 (+3%)	23mo	$231,000	$127	44
123 N Plymouth St	0.69mi	3/2.0	1,600 (-10%)	15mo	$208,000	$130	39

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: 24.4%
• Equity multiple: 2.96×
• Total profit: $131,448
• Equity at exit: $216,121

10-year hold

• IRR: 21.6%
• Equity multiple: 6.75×
• Total profit: $386,391
• Equity at exit: $466,073

Cash invested: $67,172 (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: 222
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,995 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$205 /mo · $2,462/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $13

Break-even live

Break-even rent $1,979

Max offer price $239,900

Occupancy floor 94%

Sensitivity live

Price	-10% $149	-5% $81	+0% $13	+5% $-55	+10% $-123
Rent	-10% $-145	-5% $-66	+0% $13	+5% $92	+10% $170
Rate	-1.0pp $134	-0.5pp $74	base $13	+0.5pp $-49	+1.0pp $-113

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
130 Openview Dr Fayetteville, NC	4.0	2.0	1550	$1,995	$1.29	24d	1	1.16mi

Listing history 25 events

1. 2026-06-18
   days on market $239,900 Active 28 DOM
2. 2026-06-17
   days on market $239,900 Active 27 DOM
3. 2026-06-16
   days on market $239,900 Active 26 DOM
4. 2026-06-15
   days on market $239,900 Active 25 DOM
5. 2026-06-14
   days on market $239,900 Active 23 DOM
6. 2026-06-13
   days on market $239,900 Active 22 DOM
7. 2026-06-10
   days on market $239,900 Active 20 DOM
8. 2026-06-09
   days on market $239,900 Active 19 DOM
9. 2026-06-09
   price $239,900 Active 18 DOM
10. 2026-06-08
    days on market $244,000 Active 18 DOM
11. 2026-06-07
    days on market $244,000 Active 17 DOM
12. 2026-06-03
    days on market $244,000 Active 13 DOM
13. 2026-06-02
    days on market $244,000 Active 12 DOM
14. 2026-06-01
    days on market $244,000 Active 11 DOM
15. 2026-05-31
    days on market $244,000 Active 10 DOM
16. 2026-05-30
    days on market $244,000 Active 9 DOM
17. 2026-05-22
    listed $244,000 Active
18. 2023-01-31
    soldstatus $131,000
19. 2023-01-30
    soldstatus $131,000 Closed 394-char remark

    Show marketing remark (394 chars)

    Back on market at no fault of seller -- Good condition 3 bed 2 bath located in CEDAR CREEK close to shopping and less than 10 minutes from downtown Fayetteville. The house has a newer roof. Permanent shed located in the back yard. This house has a lot of potential! Previously used as a rental property. Seller will not be making any repairs on the property; AS IS. Schedule your showing today!

20. 2023-01-23
    status Pending 394-char remark

    Show marketing remark (394 chars)

    Back on market at no fault of seller -- Good condition 3 bed 2 bath located in CEDAR CREEK close to shopping and less than 10 minutes from downtown Fayetteville. The house has a newer roof. Permanent shed located in the back yard. This house has a lot of potential! Previously used as a rental property. Seller will not be making any repairs on the property; AS IS. Schedule your showing today!

21. 2023-01-19
    status Active 394-char remark

    Show marketing remark (394 chars)

    Back on market at no fault of seller -- Good condition 3 bed 2 bath located in CEDAR CREEK close to shopping and less than 10 minutes from downtown Fayetteville. The house has a newer roof. Permanent shed located in the back yard. This house has a lot of potential! Previously used as a rental property. Seller will not be making any repairs on the property; AS IS. Schedule your showing today!

22. 2022-12-29
    status Pending 394-char remark

    Show marketing remark (394 chars)

    Back on market at no fault of seller -- Good condition 3 bed 2 bath located in CEDAR CREEK close to shopping and less than 10 minutes from downtown Fayetteville. The house has a newer roof. Permanent shed located in the back yard. This house has a lot of potential! Previously used as a rental property. Seller will not be making any repairs on the property; AS IS. Schedule your showing today!

23. 2022-12-20
    listed $140,000 Active 394-char remark

    Show marketing remark (394 chars)

    Back on market at no fault of seller -- Good condition 3 bed 2 bath located in CEDAR CREEK close to shopping and less than 10 minutes from downtown Fayetteville. The house has a newer roof. Permanent shed located in the back yard. This house has a lot of potential! Previously used as a rental property. Seller will not be making any repairs on the property; AS IS. Schedule your showing today!

24. 2002-04-16
    soldstatus $85,500
25. 1994-07-15
    soldstatus $75,000

ⓘ 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: $2,462 · $205/mo
• Projected year-2 tax: $2,462 · $205/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 7/10 Severe 78% 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: $23,940
• − Mortgage interest: −$13,438
• − Property taxes: −$2,462
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$6,979
• Taxable loss: −$3,969
• Est. tax savings @ 24.0%: +$953
• After-tax cash flow: $1,107/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
• City population: 226,118
• 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

+225.3% since first listed

9 events — show timeline

• 2026-05-22 Listed $244,000 LPRMLS
• 2023-01-31 Sold (Public Records) $131,000 Public Records
• 2023-01-30 Sold (MLS) $131,000 LPRMLS
• 2023-01-23 Pending — LPRMLS
• 2023-01-19 Relisted — LPRMLS
• 2022-12-29 Pending — LPRMLS
• 2022-12-20 Listed $140,000 LPRMLS
• 2002-04-16 Sold (Public Records) $85,500 Public Records
• 1994-07-15 Sold (Public Records) $75,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,462 · +29.4% YoY. Source: county tax records.