1310 Chilton Dr · Fayetteville, NC 28314

$189,900

3 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 3 Days on market

Built 1975 0.30 ac lot Est $180k · 5% over

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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 +13.8/30.0
• ARV discount +5.1/15.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The electrical system is completely new, including a new panel, wiring, switches, lights, and carbon monoxide/fire alarms; 60% of the framing was replaced with new material; all insulation in the ceiling, walls, and floors is brand new; the plumbing is completely new, including pipes, sinks, the water heater, and bathroom exhaust fans; there are two full bathrooms with new toilets, sinks, and shower units with doors—everything is brand new; all doors and windows throughout the house are brand new; all drywall (sheetrock) throughout the house (ceilings and walls) is brand new; the flooring is laminate throughout the house, except for the bathroom floors, which are tiled (also brand new

Key facts

• New drywall
• New plumbing
• New flooring

Tags

• NEW ELECTRICAL SYSTEM
• NEW PLUMBING
• NEW INSULATION
• NEW DOORS AND WINDOWS
• NEW DRYWALL
• NEW FLOORING

Property features AI

Exterior

• Parking: Attached 1-car garage; 1 covered parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick veneer construction
• Exterior features: Lot in Southgate subdivision

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Ceiling fan cooling; Gas cooling
• Interior features: Ceiling fans; Eat-in kitchen; Crawl space basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $18 ($222/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 $148k (22.2% below list).
• Recommended offer: $148k (22.2% 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: Lewis Chapel Middle (math 15% / reading 27%, grade F, #424 of 475 statewide, top 90%, 578 students, 100% FRL); Seventy-First High (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,366 students, 70% FRL) — zoned schools average 85% FRL vs 55% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 429 active listings in the ZIP; 20 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $48k; list at $190k implies a 296% 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; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,695 (22.2% below list)

Questions for the listing agent

1. Built in 1975 — 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: 0.78% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.42%
• DSCR: 1.02
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $180,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1343 Worstead Dr	0.15mi	3/2.0	1,101 (+1%)	5mo	$199,100	$181	87
1512 Grandview Dr	0.12mi	3/1.5	1,105 (+1%)	12mo	$177,250	$160	81
6854 Kizer Dr	0.25mi	3/2.0	1,133 (+4%)	6mo	$135,000	$119	77
1359 Worstead Dr	0.20mi	3/2.0	1,087 (-0%)	24mo	$200,000	$184	70
6805 Sugarbin Ln	0.27mi	3/2.0	1,111 (+2%)	18mo	$200,000	$180	70
1367 Worstead Dr	0.22mi	3/2.0	1,103 (+1%)	23mo	$202,000	$183	69
6873 Kizer Dr	0.32mi	3/2.0	1,142 (+5%)	12mo	$188,000	$165	67
6821 Marlowe Dr	0.27mi	3/2.0	1,100 (+1%)	23mo	$142,000	$129	67
6858 Kingsgate Dr	0.37mi	3/2.0	1,125 (+3%)	17mo	$186,000	$165	63
6829 Marlowe Dr	0.29mi	3/2.0	1,047 (-4%)	21mo	$185,000	$177	62
7531 Southgate Rd	0.37mi	3/1.5	1,027 (-6%)	14mo	$168,000	$164	59
1416 Granada Dr	0.30mi	3/1.5	1,150 (+5%)	22mo	$180,000	$157	57

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-29,509
• Equity at exit: $28,315

10-year hold

• IRR: -7.0%
• Equity multiple: 0.55×
• Total profit: $-23,825
• Equity at exit: $16,419

Cash invested: $53,172 (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 28314

• Home prices YoY: -15.7%
• Rents YoY: 3.1%
• Active inventory: 429
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,477 high
• Mortgage (P&I): −$996
• Tax from tax record: −$73 /mo · $880/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $18

Break-even live

Break-even rent $1,454

Max offer price $189,900

Occupancy floor 94%

Sensitivity live

Price	-10% $126	-5% $72	+0% $18	+5% $-35	+10% $-89
Rent	-10% $-98	-5% $-40	+0% $18	+5% $77	+10% $135
Rate	-1.0pp $114	-0.5pp $67	base $18	+0.5pp $-31	+1.0pp $-81

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1222 Kienast Dr Fayetteville, NC	3.0	2.0	1122	$1,250	$1.11	21d	1	0.16mi
1338 Kienast Dr Fayetteville, NC	3.0	2.0	1086	$1,350	$1.24	24d	1	0.20mi
1366 Worstead Dr Fayetteville, NC	3.0	2.0	1079	$1,650	$1.53	14d	1	0.23mi
6916 Kizer Dr Fayetteville, NC	3.0	2.0	1088	$1,375	$1.26	24d	1	0.33mi
6909 Sunbeam Ct Fayetteville, NC	2.0	2.0	840	$900	$1.07	14d	1	0.45mi
4010 Bardstown Ct Unit 202 Fayetteville, NC	3.0	2.0	1450	$1,495	$1.03	24d	1	0.52mi
1916 Rayconda Rd Fayetteville, NC	1.0–3.0	1.0–2.0	989	$1,450	$1.47	24d	3	0.53mi
4050 Bardstown Ct Fayetteville, NC	3.0	2.0	1450	$1,495	$1.03	14d	1	0.53mi
1131 Capeharbor Ct Fayetteville, NC	2.0	2.0	1100	$1,345	$1.22	14d	14	0.99mi
1644 Sweetgum Cir Fayetteville, NC	3.0	2.0	1446	$1,750	$1.21	24d	1	1.22mi
6658 Vaughn Rd Fayetteville, NC	3.0	2.0	1280	$1,575	$1.23	24d	1	1.29mi
1066 Strickland Bridge Rd Fayetteville, NC	3.0	2.0	1427	$2,050	$1.44	14d	1	1.34mi
1222 Southwood Dr Fayetteville, NC	2.0	1.5	801	$875	$1.09	24d	1	1.42mi
6716 Sandfield Ct Fayetteville, NC	3.0	2.0	1296	$1,575	$1.22	24d	1	1.42mi
6517 Portsmouth Dr Fayetteville, NC	3.0	1.5	1125	$1,250	$1.11	24d	1	1.43mi
6701 Vaughn Rd Fayetteville, NC	3.0	2.0	1236	$1,700	$1.38	14d	1	1.45mi
3325 Oak Forest Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,745	$1.57	14d	66	1.46mi
4811 Cellner Dr Fayetteville, NC	2.0–3.0	2.0	1100	$1,375	$1.25	14d	5	1.48mi
944 Lark Dr Fayetteville, NC	3.0	2.0	1100	$1,395	$1.27	14d	1	1.49mi
6408 Starbrook Dr #5 Fayetteville, NC	2.0	2.0	860	$995	$1.16	24d	1	1.50mi

Listing history 4 events

1. 2026-06-18
   days on market $189,900 Active 3 DOM
2. 2026-06-17
   days on market $189,900 Active 2 DOM
3. 2026-06-15
   remarks 693-char remark
4. 2026-06-15
   listed $189,900 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: $880 · $73/mo
• Projected year-2 tax: $1,557 · $130/mo
• Expected delta: +$677/yr (+$56/mo · 77.0%)

ⓘ 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 ≥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: $17,723
• − Mortgage interest: −$10,637
• − Property taxes: −$880
• − Insurance: −$950
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − Depreciation: −$5,524
• Taxable loss: −$3,103
• Est. tax savings @ 24.0%: +$745
• After-tax cash flow: $967/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

+295.6% since first listed

2 events — show timeline

• 2026-06-15 Listed $189,900 LPRMLS
• 2024-08-30 Sold (Public Records) $48,000 Public Records

Property tax history

-0.9%/yr

Latest (2025): $880 · -13.0% YoY. Source: county tax records.