994 Wayside Rd · Fayetteville, NC 28314

$149,500

3 bd · 2.0 ba · 1,352 sqft · SingleFamily public records · 47 Days on market

Built 1966 0.26 ac lot Est $207k · 28% under

---

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).

• Cash flow +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.8/10.0
• 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 MLS

-Fantastic investment opportunity! Perfect starter home or rental. Sold as is and priced with equity. Over 1400 heated SF. Brick veneer, front porch, and carport. Architectural shingles on roof. Beautiful original hardwood floors! Formal dining room. Kitchen has a backsplash, breakfast bar, and breakfast nook. Fenced in back yard with patio and storage shed. Schedule a tour today!

Key facts

• Attached carport
• Outdoor firepit
• Hardwood floors

Tags

• BRICK RANCH
• HARDWOOD FLOORS
• ATTACHED CARPORT
• OUTDOOR FIREPIT

Property features AI

Exterior

• Parking: Attached carport; 1 covered parking space; 1 carport space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential zoning (R10 - Residential District)
• Construction: Brick construction
• Exterior features: Patio; Fire pit; Fenced yard; Paved road access

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Hardwood floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning
• Interior features: Eat-in kitchen; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/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 $147k (1.5% below list).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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: William H Owen Elementary (math 17% / reading 27%, grade F, #1,190 of 1,410 statewide, top 86%, 435 students, 99% FRL); Anne Chesnutt Middle (math 22% / reading 42%, grade F, #317 of 475 statewide, top 68%, 443 students, 99% FRL); Westover High (math 42% / reading 39%, grade F, #387 of 535 statewide, top 73%, 1,202 students, 100% FRL) — zoned schools average 99% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 429 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $38k; list at $150k implies a 293% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $145,015 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — 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: 0.98% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $206,856
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
991 Wayside Rd	0.05mi	4/2.0 (+1)	1,377 (+2%)	9mo	$211,000	$153	82
6310 Glenlea Cir	0.26mi	3/1.5	1,275 (-6%)	1mo	$165,000	$129	76
6313 Lynette Cir	0.25mi	3/1.5	1,446 (+7%)	3mo	$215,000	$149	72
6207 Glenlea Cir	0.16mi	3/2.0	1,471 (+9%)	8mo	$270,000	$184	71
6206 Glenlea Cir	0.13mi	4/2.0 (+1)	1,268 (-6%)	10mo	$205,000	$162	70
941 Louise Cir	0.28mi	3/1.5	1,396 (+3%)	12mo	$90,000	$64	69
6123 Malvern Cir	0.22mi	3/2.0	1,469 (+9%)	10mo	$215,000	$146	67
459 Brandermill Rd	0.57mi	3/2.0	1,293 (-4%)	12mo	$205,000	$159	56
6341 Cliffdale Rd	0.59mi	3/1.0	1,258 (-7%)	6mo	$134,500	$107	52
549 Jennings Farm Rd	0.48mi	3/2.0	1,172 (-13%)	8mo	$205,000	$175	49
6493 Portsmouth Dr	0.61mi	3/2.0	1,200 (-11%)	5mo	$193,500	$161	49
6526 Lark Dr	0.69mi	3/2.0	1,534 (+14%)	2mo	$185,000	$121	44

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -9.2%
• Equity multiple: 0.66×
• Total profit: $-14,059
• Equity at exit: $22,291

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,325
• Equity at exit: $12,926

Cash invested: $41,860 (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: 429
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,472 high
• Mortgage (P&I): −$784
• Tax from tax record: −$160 /mo · $1,918/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $157

Break-even live

Break-even rent $1,274

Max offer price $149,500

Occupancy floor 84%

Sensitivity live

Price	-10% $242	-5% $199	+0% $157	+5% $115	+10% $72
Rent	-10% $41	-5% $99	+0% $157	+5% $215	+10% $273
Rate	-1.0pp $232	-0.5pp $195	base $157	+0.5pp $118	+1.0pp $79

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6132 Dandy Loop Rd Fayetteville, NC	3.0	1.0	1456	$1,325	$0.91	24d	1	0.14mi
6309 Lynette Cir Fayetteville, NC	3.0	1.5	1014	$1,300	$1.28	24d	1	0.24mi
3119 Wisteria Ln Unit 102 Fayetteville, NC	3.0	2.0	1415	$1,550	$1.10	14d	1	0.25mi
6340 Ginger Cir Fayetteville, NC	3.0	1.5	1052	$1,400	$1.33	24d	1	0.36mi
564 Jennings Farm Rd Fayetteville, NC	3.0	2.0	1540	$1,400	$0.91	24d	1	0.54mi
812 Crescent Commons Way Fayetteville, NC	1.0–2.0	1.0–2.0	963	$1,385	$1.44	14d	10	0.58mi
600 Scotia Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1070	$1,380	$1.29	14d	29	0.61mi
944 Lark Dr Fayetteville, NC	3.0	2.0	1100	$1,395	$1.27	14d	1	0.62mi
1070 Rulnick St Fayetteville, NC	3.0	1.0	1014	$1,200	$1.18	24d	1	0.68mi
6517 Portsmouth Dr Fayetteville, NC	3.0	1.5	1125	$1,250	$1.11	24d	1	0.72mi
425 Woodstream Trl Fayetteville, NC	1.0–2.0	1.0–1.5	810	$1,330	$1.64	24d	12	0.75mi
3500 Carlson Bay Ct Fayetteville, NC	1.0–3.0	1.0–2.0	850	$1,350	$1.59	14d	4	0.76mi
5713 Waterwood Dr Fayetteville, NC	3.0	2.0	1440	$1,650	$1.15	22d	1	0.76mi
3325 Oak Forest Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,745	$1.57	14d	66	0.77mi
420 Mangum Ct Fayetteville, NC	3.0	2.0	1127	$1,550	$1.38	24d	1	0.82mi
5761 Waterwood Dr Fayetteville, NC	3.0	2.0	1452	$1,600	$1.10	22d	1	0.82mi
5817 Horton Pl Fayetteville, NC	3.0	2.0	1680	$1,650	$0.98	24d	1	0.83mi
5831 Waters Edge Dr Fayetteville, NC	3.0	2.0	1344	$1,545	$1.15	24d	1	0.92mi
3330 Harbour Pointe Pl #12 Fayetteville, NC	3.0	2.0	1401	$1,700	$1.21	14d	1	0.98mi
417 Watergap Dr Fayetteville, NC	3.0	3.0	1648	$1,950	$1.18	24d	1	0.99mi
457 Lands End Rd Fayetteville, NC	3.0	3.0	1545	$1,895	$1.23	24d	1	1.01mi
698 Bartons Landing Pl #5 Fayetteville, NC	2.0	2.0	1136	$1,100	$0.97	24d	1	1.03mi
4809 Belford Rd Fayetteville, NC	3.0	1.5	1459	$1,300	$0.89	24d	1	1.04mi
6332 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	925	$1,150	$1.24	24d	1	1.06mi
760 Ashbrook Rd Fayetteville, NC	3.0	2.0	1550	$1,595	$1.03	24d	1	1.07mi
663 Bartons Landing Pl Unit 2 Fayetteville, NC	2.0	2.0	1150	$1,200	$1.04	14d	1	1.07mi
1216 Weeping Willow Way Unit 229 Fayetteville, NC	3.0	2.0	960	$969	$1.01	14d	1	1.07mi
425 Windermere Dr Fayetteville, NC	2.0	1.0	900	$950	$1.06	24d	1	1.08mi
855 King Arthur Dr Fayetteville, NC	1.0–2.0	1.0–2.0	810	$1,182	$1.46	14d	9	1.09mi
6333 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	1080	$1,075	$1.00	24d	1	1.10mi
1066 Strickland Bridge Rd Fayetteville, NC	3.0	2.0	1427	$2,050	$1.44	14d	1	1.13mi
600 Ashbrook Ct Fayetteville, NC	2.0–3.0	1.5	1050	$1,299	$1.24	22d	6	1.14mi
5876 Aftonshire Dr Fayetteville, NC	2.0	1.5	1024	$1,015	$0.99	24d	1	1.14mi
613 Ashbrook Ct Fayetteville, NC	3.0	1.5	1103	$1,299	$1.18	24d	1	1.15mi
679 Bartons Landing Pl Fayetteville, NC	2.0	2.0	1145	$1,150	$1.00	24d	1	1.15mi
679 Bartons Landing Pl Unit 6 Fayetteville, NC	2.0	2.0	1145	$1,200	$1.05	24d	1	1.15mi
672 Bartons Landing Pl Fayetteville, NC	2.0	2.0	1145	$1,100	$0.96	14d	1	1.15mi
5864 Aftonshire Dr Fayetteville, NC	2.0	2.0	1100	$1,100	$1.00	24d	1	1.16mi
1406 Tangora Ln Fayetteville, NC	2.0	2.5	1192	$1,015	$0.85	24d	1	1.16mi
4547 Chambersburg Rd Fayetteville, NC	3.0	1.5	1198	$1,500	$1.25	24d	1	1.17mi

Listing history 21 events

1. 2026-06-19
   status $149,500 Pending 47 DOM
2. 2026-06-18
   days on market $149,500 Active 47 DOM
3. 2026-06-17
   days on market $149,500 Active 46 DOM
4. 2026-06-16
   days on market $149,500 Active 45 DOM
5. 2026-06-15
   days on market $149,500 Active 44 DOM
6. 2026-06-14
   days on market $149,500 Active 42 DOM
7. 2026-06-13
   days on market $149,500 Active 41 DOM
8. 2026-06-10
   days on market $149,500 Active 39 DOM
9. 2026-06-09
   days on market $149,500 Active 38 DOM
10. 2026-06-08
    days on market $149,500 Active 37 DOM
11. 2026-06-07
    days on market $149,500 Active 36 DOM
12. 2026-06-03
    days on market $149,500 Active 32 DOM
13. 2026-06-03
    price $149,500 Active 31 DOM
14. 2026-06-02
    days on market $155,000 Active 31 DOM
15. 2026-06-01
    days on market $155,000 Active 30 DOM
16. 2026-05-31
    days on market $155,000 Active 29 DOM
17. 2026-05-30
    days on market $155,000 Active 28 DOM
18. 2026-05-01
    listed $155,000 Active
19. 2018-05-15
    soldstatus $38,000 383-char remark

    Show marketing remark (383 chars)

    -Fantastic investment opportunity! Perfect starter home or rental. Sold as is and priced with equity. Over 1400 heated SF. Brick veneer, front porch, and carport. Architectural shingles on roof. Beautiful original hardwood floors! Formal dining room. Kitchen has a backsplash, breakfast bar, and breakfast nook. Fenced in back yard with patio and storage shed. Schedule a tour today!

20. 2018-02-21
    listed $44,900 383-char remark

    Show marketing remark (383 chars)

    -Fantastic investment opportunity! Perfect starter home or rental. Sold as is and priced with equity. Over 1400 heated SF. Brick veneer, front porch, and carport. Architectural shingles on roof. Beautiful original hardwood floors! Formal dining room. Kitchen has a backsplash, breakfast bar, and breakfast nook. Fenced in back yard with patio and storage shed. Schedule a tour today!

21. 2017-08-22
    listed $44,900

ⓘ 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: $1,918 · $160/mo
• Projected year-2 tax: $1,918 · $160/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 76% 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: $17,668
• − Mortgage interest: −$8,374
• − Property taxes: −$1,918
• − Insurance: −$748
• − Repairs & maintenance: −$1,413
• − Management: −$1,413
• − Depreciation: −$4,349
• Taxable loss: −$548
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $2,015/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

+245.2% since first listed

4 events — show timeline

• 2026-05-01 Listed $155,000 LPRMLS
• 2018-05-15 Sold (MLS) $38,000 LPRMLS
• 2018-02-21 Listed $44,900 LPRMLS
• 2017-08-22 Listed $44,900 LPRMLS

Property tax history

+12.4%/yr

Latest (2025): $1,918 · +51.5% YoY. Source: county tax records.