7300 Hyannis Dr · Fayetteville, NC 28304

$179,900

3 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 44 Days on market

Built 1969 0.30 ac lot Est $218k · 17% 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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• 1% rule +3.9/10.0
• 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

SELLER IS OFFERING $5,000 IN CONCESSIONS WITH ACCETABLE OFFER. EXCEPTIONAL RANCH HOME LOCATED WITHIN THE JACK BRITT SCHOOL DISTRICT. THE PROPERTY FEATURES A VERSATILE FLOOR PLAN WITH THREE BEDROOMS AND 1 1/2 BATHS. A FLEXIBLE ROOM ON THE OPPOSITE SIDE SUITABLE FOR AN OFFICE, CRAFT ROOM, OR AN ADDITIONAL BEDROOM (SHOULD YOU WANT TO ADD AN ARMOIRE WARDROBE). THIS ROOM ALSO HAS EXTERIOR ACCESS. RECENT UPDATES INCLUDE FRESH INTERIOR PAINT, NEW BACKSPLASH, COUNTERTOP, AND KITCHEN CABINET MAKEOVER, AS WELL AS A NEW PATIO DOOR. THE ROOF WAS INSTALLED IN SEPTEMBER 2020, HVAC INSTALLED IN FEBRUARY 2022, AND NEW FLOORING ADDED IN 2022. STORM WINDOWS INSTALLED FOR ENHANCED DURABILITY. AMPLE STORAGE IS

Key facts

• Ranch home
• Recent updates
• Flexible room

Tags

• RANCH HOME
• JACK BRITT SCHOOL DISTRICT
• FLEXIBLE ROOM
• RECENT UPDATES
• FRESH INTERIOR PAINT
• NEW BACKSPLASH

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Zoned SF10 (Single Family Res 10)
• Construction: Brick veneer exterior
• Exterior features: Storage; Front porch; Porch; Patio; Corner lot

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Laminate flooring; Carpet flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Ceiling fan cooling
• Interior features: Ceiling fans; Eat-in kitchen; Storm windows
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $48 ($578/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 $160k (11.3% below list).
• Recommended offer: $160k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 Melvin Honeycutt Elementary (math 50% / reading 53%, grade C-, #392 of 1,410 statewide, top 28%, 834 students, 50% FRL); John R Griffin Middle (math 43% / reading 53%, grade C-, #134 of 475 statewide, top 29%, 1,091 students, 40% FRL); Jack Britt High (math 58% / reading 72%, grade B, #161 of 535 statewide, top 30%, 1,890 students, 38% FRL).
• Zoned-school proficiency averages 55% at this address vs 36% district-wide (+18 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: Rents rising (+3.2%/yr); 308 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 33% 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($175k) 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 $159,618 (11.3% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.89% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $217,672
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1109 Strickland Bridge Rd	0.31mi	3/1.5	1,326 (-2%)	2mo	$199,000	$150	78
6343 Pawling Ct	0.64mi	3/2.0	1,342 (-1%)	3mo	$230,000	$171	66
6528 Rhemish Dr	0.24mi	3/2.0	1,166 (-14%)	2mo	$206,000	$177	64
6487 People St	0.32mi	3/2.0	1,174 (-13%)	2mo	$180,000	$153	62
6337 Rhemish Dr	0.51mi	3/2.0	1,235 (-9%)	0mo	$222,000	$180	61
6408 Barwick Dr	0.42mi	4/2.0 (+1)	1,456 (+8%)	3mo	$207,000	$142	60
1066 Strickland Bridge Rd	0.62mi	3/2.0	1,427 (+6%)	3mo	$230,000	$161	60
1607 Hickory Ridge Ct	0.44mi	3/2.0	1,502 (+11%)	4mo	$229,000	$152	58
1931 Pumpkin Rd	0.73mi	4/2.0 (+1)	1,363 (+1%)	2mo	$195,000	$143	58
5904 Lake Terrace Ct	0.54mi	3/2.0	1,510 (+12%)	2mo	$214,000	$142	54
1824 Rivergate Rd	0.74mi	3/2.0	1,479 (+9%)	2mo	$257,000	$174	49
5909 Waterdale Ct	0.69mi	3/2.0	1,499 (+11%)	1mo	$250,000	$167	48

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-25,803
• Equity at exit: $26,824

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-17,368
• Equity at exit: $15,554

Cash invested: $50,372 (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: 308
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,596 high
• Mortgage (P&I): −$943
• Tax from tax record: −$194 /mo · $2,333/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $48

Break-even live

Break-even rent $1,535

Max offer price $179,900

Occupancy floor 92%

Sensitivity live

Price	-10% $150	-5% $99	+0% $48	+5% $-3	+10% $-54
Rent	-10% $-78	-5% $-15	+0% $48	+5% $111	+10% $174
Rate	-1.0pp $139	-0.5pp $94	base $48	+0.5pp $2	+1.0pp $-46

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1411 Furnish Dr Fayetteville, NC	3.0	2.0	1100	$1,350	$1.23	25d	1	0.36mi
1644 Sweetgum Cir Fayetteville, NC	3.0	2.0	1446	$1,750	$1.21	25d	1	0.45mi
6408 Dunham Dr Fayetteville, NC	3.0	2.0	1400	$1,500	$1.07	15d	1	0.46mi
6338 Rhemish Dr Fayetteville, NC	3.0	2.0	1201	$1,500	$1.25	25d	1	0.49mi
1443 Larkhall Dr Fayetteville, NC	4.0	2.0	1382	$1,600	$1.16	25d	1	0.56mi
6301 Lakehaven Dr Fayetteville, NC	3.0	2.0	1514	$1,700	$1.12	25d	1	0.59mi
1066 Strickland Bridge Rd Fayetteville, NC	3.0	2.0	1427	$2,050	$1.44	15d	1	0.63mi
1508 Darvel Ave Fayetteville, NC	3.0	2.0	1269	$1,700	$1.34	25d	1	0.69mi
6333 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	1080	$1,075	$1.00	25d	1	0.77mi
6332 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	925	$1,150	$1.24	25d	1	0.81mi
3001 Stone Carriage Cir Fayetteville, NC	1.0–3.0	1.0–2.0	1098	$1,700	$1.55	15d	12	0.84mi
1948 Nordic Dr Fayetteville, NC	3.0	2.0	1131	$1,400	$1.24	25d	1	0.92mi
3325 Oak Forest Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,745	$1.57	15d	66	1.01mi
1879 Frankie Ave Fayetteville, NC	3.0	2.0	1100	$1,375	$1.25	25d	1	1.01mi
2514 Gardner Park Dr Fayetteville, NC	3.0	2.5	1480	$1,595	$1.08	25d	1	1.04mi
1715 Arrow Ridge Way Fayetteville, NC	3.0	2.0	1220	$1,550	$1.27	15d	1	1.05mi
6716 Sandfield Ct Fayetteville, NC	3.0	2.0	1296	$1,575	$1.22	25d	1	1.09mi
1916 Rayconda Rd Fayetteville, NC	1.0–3.0	1.0–2.0	989	$1,450	$1.47	25d	3	1.10mi
1701 Carter Baron Pl Unit 211 Fayetteville, NC	3.0	2.0	1295	$1,700	$1.31	25d	1	1.11mi
6658 Vaughn Rd Fayetteville, NC	3.0	2.0	1280	$1,575	$1.23	25d	1	1.14mi
5812 Shenandoah Dr Fayetteville, NC	4.0	2.0	1800	$1,599	$0.89	25d	1	1.16mi
4010 Bardstown Ct Unit 202 Fayetteville, NC	3.0	2.0	1450	$1,495	$1.03	25d	1	1.16mi
6701 Vaughn Rd Fayetteville, NC	3.0	2.0	1236	$1,700	$1.38	15d	1	1.18mi
4050 Bardstown Ct Fayetteville, NC	3.0	2.0	1450	$1,495	$1.03	15d	1	1.25mi
1927 Shiloh Dr Fayetteville, NC	3.0	1.5	1606	$1,600	$1.00	15d	1	1.25mi
1800 Balmoral Dr Fayetteville, NC	2.0	2.0	1328	$1,250	$0.94	25d	1	1.26mi
1811 Balmoral Dr #202 Fayetteville, NC	2.0	2.0	1250	$1,275	$1.02	15d	1	1.27mi
1761 Renwick Dr #204 Fayetteville, NC	2.0	2.0	1331	$1,300	$0.98	15d	1	1.29mi
944 Lark Dr Fayetteville, NC	3.0	2.0	1100	$1,395	$1.27	15d	1	1.29mi
1583 Winnabow Dr Fayetteville, NC	3.0	2.5	1550	$2,100	$1.35	25d	1	1.34mi
5706 McDougal Dr Fayetteville, NC	3.0	2.0	1594	$1,650	$1.04	25d	1	1.36mi
6340 Ginger Cir Fayetteville, NC	3.0	1.5	1052	$1,400	$1.33	25d	1	1.38mi
1070 Rulnick St Fayetteville, NC	3.0	1.0	1014	$1,200	$1.18	25d	1	1.40mi
2220 Baywater Dr Fayetteville, NC	3.0	2.5	1859	$2,000	$1.08	25d	1	1.40mi
1366 Worstead Dr Fayetteville, NC	3.0	2.0	1079	$1,650	$1.53	15d	1	1.43mi
2012 Lakemeadow Dr Fayetteville, NC	3.0	2.0	1332	$1,800	$1.35	15d	1	1.44mi
5744 Aftonshire Dr Fayetteville, NC	2.0	1.5	945	$999	$1.06	25d	1	1.44mi
1815 Paisley Ave Fayetteville, NC	3.0	2.0	1508	$1,595	$1.06	25d	1	1.45mi
5713 Aftonshire Dr Fayetteville, NC	2.0	2.5	1025	$995	$0.97	15d	1	1.47mi
6017 Lakeway Dr Fayetteville, NC	3.0	2.0	1709	$1,750	$1.02	25d	1	1.48mi

Listing history 17 events

1. 2026-06-21
   days on market $179,900 Active 44 DOM
2. 2026-06-18
   days on market $179,900 Active 41 DOM
3. 2026-06-17
   days on market $179,900 Active 40 DOM
4. 2026-06-16
   days on market $179,900 Active 39 DOM
5. 2026-06-15
   days on market $179,900 Active 38 DOM
6. 2026-06-14
   days on market $179,900 Active 36 DOM
7. 2026-06-13
   days on market $179,900 Active 35 DOM
8. 2026-06-10
   days on market $179,900 Active 33 DOM
9. 2026-06-09
   days on market $179,900 Active 32 DOM
10. 2026-06-08
    days on market $179,900 Active 31 DOM
11. 2026-06-07
    days on market $179,900 Active 30 DOM
12. 2026-06-03
    days on market $179,900 Active 26 DOM
13. 2026-06-02
    days on market $179,900 Active 25 DOM
14. 2026-06-01
    days on market $179,900 Active 24 DOM
15. 2026-05-31
    days on market $179,900 Active 23 DOM
16. 2026-05-30
    days on market $179,900 Active 22 DOM
17. 2026-05-08
    listed $179,900 Active

ⓘ 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: $2,333 · $194/mo
• Projected year-2 tax: $2,333 · $194/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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $19,154
• − Mortgage interest: −$10,077
• − Property taxes: −$2,333
• − Insurance: −$900
• − Repairs & maintenance: −$1,532
• − Management: −$1,532
• − Depreciation: −$5,233
• Taxable loss: −$2,454
• Est. tax savings @ 24.0%: +$589
• After-tax cash flow: $1,167/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

1 event — show timeline

• 2026-05-08 Listed $179,900 LPRMLS

Property tax history

+6.8%/yr

Latest (2025): $2,333 · +57.5% YoY. Source: county tax records.