2707 Odom Rd · Hope Mills, NC 28348

$215,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 58 Days on market

Built 1994 2.00 ac lot

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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 +13.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 2707 Odom Rd, where peaceful country living meets everyday convenience. Situated on a spacious 2-acre lot in Hope Mills, this charming 3-bedroom, 2-bath home offers the perfect blend of privacy, functionality, and room to grow. Surrounded by open space and natural beauty, this property provides a serene setting ideal for relaxing, gardening, or enjoying the outdoors. Whether you are looking for space for hobbies, pets, or simply more room to spread out, this property delivers. Inside, the home features a comfortable and functional layout designed for easy living. The kitchen offers ample cabinet and counter space and includes a refrigerator. The washer, dryer, and deep freezer al

Key facts

• Private retreat
• 2 acre lot
• Included appliances

Tags

• 2 ACRE LOT
• INCLUDED APPLIANCES
• PRIVATE RETREAT

Property features AI

Finance

• Other: Property zoned A1 - Agricultural District; Approximately 2 acres

Exterior

• Utilities: Water from spring and well; Sewer via holding tank and septic tank
• Home design: Manufactured home; Residential property; Level topography/lot; Located in GRAYS CREEK subdivision
• Construction: Vinyl siding; Crawl space foundation; Home warranty included
• Exterior features: Storage; Deck; Covered front porch

Interior

• Kitchen: Free-standing electric range; Range hood; Refrigerator
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Ceiling fan cooling
• Interior features: Built-in features; Ceiling fans; Double vanity; Eat-in kitchen; Living room fireplace
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $22 ($267/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 $171k (20.6% below list).
• Recommended offer: $171k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.8% in Hope Mills — 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 67/100 on livability (#234 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools D, crime D-, amenities F.
• 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 fast (+4.3%/yr); 318 active listings in the ZIP; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 31% of the median local income ($66k/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 58 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; list at $215k implies a 197% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $170,713 (20.6% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.28% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-31,265
• Equity at exit: $32,057

10-year hold

• IRR: -3.9%
• Equity multiple: 0.73×
• Total profit: $-16,313
• Equity at exit: $18,589

Cash invested: $60,200 (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 28348

• Home prices YoY: -14.0%
• Rents YoY: 4.3%
• Active inventory: 318
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,707 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$109 /mo · $1,311/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $22

Break-even live

Break-even rent $1,679

Max offer price $215,000

Occupancy floor 94%

Sensitivity live

Price	-10% $144	-5% $83	+0% $22	+5% $-39	+10% $-99
Rent	-10% $-113	-5% $-45	+0% $22	+5% $90	+10% $157
Rate	-1.0pp $131	-0.5pp $77	base $22	+0.5pp $-33	+1.0pp $-90

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $215,000 Active 58 DOM
2. 2026-06-18
   days on market $215,000 Active 55 DOM
3. 2026-06-17
   days on market $215,000 Active 54 DOM
4. 2026-06-16
   days on market $215,000 Active 53 DOM
5. 2026-06-15
   days on market $215,000 Active 52 DOM
6. 2026-06-14
   days on market $215,000 Active 50 DOM
7. 2026-06-13
   days on market $215,000 Active 49 DOM
8. 2026-06-10
   days on market $215,000 Active 47 DOM
9. 2026-06-09
   days on market $215,000 Active 46 DOM
10. 2026-06-08
    days on market $215,000 Active 45 DOM
11. 2026-06-07
    days on market $215,000 Active 44 DOM
12. 2026-06-03
    days on market $215,000 Active 40 DOM
13. 2026-06-02
    days on market $215,000 Active 39 DOM
14. 2026-06-01
    days on market $215,000 Active 38 DOM
15. 2026-05-31
    days on market $215,000 Active 37 DOM
16. 2026-05-30
    days on market $215,000 Active 36 DOM
17. 2026-04-24
    listed $215,000 Active
18. 2002-08-02
    soldstatus $72,500

ⓘ 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: $1,311 · $109/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$452/yr (+$38/mo · 34.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $20,486
• − Mortgage interest: −$12,043
• − Property taxes: −$1,311
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,639
• − Management: −$1,639
• − Depreciation: −$6,255
• Taxable loss: −$3,476
• Est. tax savings @ 24.0%: +$834
• After-tax cash flow: $1,102/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 — Hope Mills

• Score: 67/100
• State rank: #234
• US rank: #10761

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D- Housing A+ Health & safety B+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 265,314 people
• City population: 39,196
• Metro: Fayetteville, NC
• Population (ZIP): 39,196
• Household income: $66,129
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 746.0

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: White 49% Black 27% Hispanic / Latino 13% Two or more races 11% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5%
• Common ancestry: Romanian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 90% English-only · Spanish 8% Other Indo-European 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: ▼ -37.14%
• Current HPI: 228.3122
• Rent YoY: ▲ 4.28%
• 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

+196.6% since first listed

2 events — show timeline

• 2026-04-24 Listed $215,000 LPRMLS
• 2002-08-02 Sold (Public Records) $72,500 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,311 · +41.9% YoY. Source: county tax records.