1014 Wood Creek Dr Dr #3 · Fayetteville, NC 28314

$79,900

2 bd · 2.0 ba · 1,068 sqft · Condo public records · 126 Days on market

Built 1987 $243/mo HOA · 21% of rent

---

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 +26.0/30.0
• 1% rule +9.7/10.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 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

Imagine waking up in a space where everything is already done for you… no updates, no stress, just move in and start living. This beautifully maintained condo welcomes you with an open, airy floor plan designed for both comfort and connection. The updated kitchen shines with modern touches, complemented by pristine flooring and freshly painted walls that create a clean, inviting atmosphere from the very first step inside. The spacious great room becomes the heart of the home perfect for quiet evenings or joyful gatherings. Featuring a cozy fireplace that adds warmth, charm, and that “I’m finally home” feeling. With 2 generously sized bedrooms and 2 full bathrooms, t

Key facts

• Open floor plan
• Private balcony
• New flooring

Tags

• OPEN FLOOR PLAN
• UPDATED KITCHEN
• NEW FLOORING
• FRESHLY PAINTED WALLS
• COZY FIREPLACE
• PRIVATE BALCONY

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $243.21

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential condominium; Frame construction
• Construction: Frame construction
• Exterior features: Balcony

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: Total rooms: 4
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with forced air; Electric cooling
• Interior features: Factory-built fireplace (1); Balcony
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: Westover Middle (math 20% / reading 30%, grade F, #396 of 475 statewide, top 84%, 784 students, 100% FRL); Westover High (math 42% / reading 39%, grade F, #387 of 535 statewide, top 73%, 1,202 students, 100% FRL) — zoned schools average 100% 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 $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $35k; list at $80k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.69%
• DSCR: 1.48
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-2
• Equity at exit: $11,913

10-year hold

• IRR: 9.9%
• Equity multiple: 1.78×
• Total profit: $17,385
• Equity at exit: $6,908

Cash invested: $22,372 (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 28314

• Home prices YoY: -15.7%
• Rents YoY: 3.1%
• Active inventory: 429
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,174 high
• Mortgage (P&I): −$419
• Tax from tax record: −$33 /mo · $394/yr
• Insurance: −$33
• HOA: −$243
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $199

Break-even live

Break-even rent $922

Max offer price $79,900

Occupancy floor 78%

Sensitivity live

Price	-10% $244	-5% $222	+0% $199	+5% $177	+10% $154
Rent	-10% $107	-5% $153	+0% $199	+5% $246	+10% $292
Rate	-1.0pp $239	-0.5pp $220	base $199	+0.5pp $179	+1.0pp $157

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1018 Wood Creek Dr #9 Fayetteville, NC	3.0	2.0	1101	$1,195	$1.09	24d	1	0.04mi
6809 Willowbrook Dr Fayetteville, NC	2.0	2.0	1050	$990	$0.94	24d	1	0.05mi
6804 Willowbrook Dr Fayetteville, NC	1.0	1.0	800	$890	$1.11	24d	1	0.08mi
6792 Willowbrook Dr Fayetteville, NC	1.0	1.0	900	$795	$0.88	14d	1	0.08mi
6792 Willowbrook Dr #16 Fayetteville, NC	1.0	1.0	800	$795	$0.99	24d	1	0.08mi
1000 Wood Creek Dr #9 Fayetteville, NC	2.0	2.0	1100	$1,175	$1.07	24d	1	0.09mi
942 Stewarts Creek Dr #9 Fayetteville, NC	3.0	2.0	1250	$1,250	$1.00	24d	1	0.12mi
942 Stewarts Creek Dr #8 Fayetteville, NC	2.0	2.0	1020	$1,055	$1.03	24d	1	0.12mi
1022 Brookhollow Dr #5 Fayetteville, NC	2.0	2.0	1086	$1,050	$0.97	24d	1	0.13mi
1014 Brookhollow Dr Fayetteville, NC	2.0	2.0	1050	$1,000	$0.95	14d	1	0.17mi
6748 Willowbrook Dr #9 Fayetteville, NC	2.0	2.0	1157	$1,100	$0.95	24d	1	0.18mi
1002 Brookhollow Dr #5 Fayetteville, NC	3.0	2.0	1311	$1,290	$0.98	21d	1	0.25mi
6720 Willowbrook Dr #5 Fayetteville, NC	2.0	2.0	1200	$1,150	$0.96	14d	1	0.26mi
1001 Brookhollow Dr #4 Fayetteville, NC	3.0	2.0	1311	$1,550	$1.18	24d	1	0.29mi
6855 Shawcross Ln Fayetteville, NC	3.0	2.0	1100	$1,495	$1.36	24d	1	0.31mi
6848 Torrance Ln Fayetteville, NC	3.0	2.5	1290	$3,295	$2.55	14d	1	0.33mi
244 Wickford Ct Unit 6 Fayetteville, NC	2.0	1.5	1141	$995	$0.87	24d	1	0.40mi
6734 Winchester St Fayetteville, NC	3.0	2.0	1068	$3,195	$2.99	14d	1	0.44mi
916 Glen Reilly Dr Fayetteville, NC	3.0	2.0	1071	$1,400	$1.31	24d	1	0.50mi
205 Brookford Ct Fayetteville, NC	3.0	2.0	1196	$1,640	$1.37	24d	1	0.54mi
605 S Reilly Rd Fayetteville, NC	1.0–3.0	1.0–2.0	992	$1,110	$1.12	14d	1	0.68mi
621 Marshtree Ln #305 Fayetteville, NC	2.0	2.0	1140	$1,500	$1.32	24d	1	0.72mi
625 Marshtree Ln Fayetteville, NC	2.0–3.0	2.0	1170	$1,200	$1.03	14d	2	0.75mi
6535 Jefferey Dr Fayetteville, NC	1.0	1.0	700	$905	$1.29	14d	3	0.82mi
6521 Cissna Dr Fayetteville, NC	3.0	2.0	1456	$1,375	$0.94	14d	1	0.84mi
6407 Wallaby Ct Fayetteville, NC	2.0	1.5	1100	$1,200	$1.09	14d	1	0.87mi
6510 Cissna Dr Fayetteville, NC	3.0	1.5	1100	$1,095	$1.00	14d	1	0.88mi
338 Milburn Dr Fayetteville, NC	3.0	1.5	1128	$1,550	$1.37	24d	1	0.89mi
6445 Independence Pl Dr Fayetteville, NC	1.0–3.0	1.0–3.0	1106	$1,529	$1.38	14d	18	0.90mi
540 Auburndale Ln Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	14d	1	1.03mi
111 Grande Oaks Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1205	$1,412	$1.17	14d	46	1.03mi
6793 Candlewood Dr Fayetteville, NC	3.0	2.0	1240	$1,475	$1.19	14d	1	1.04mi
307 Family Lodge Dr Unit 5 Fayetteville, NC	2.0	2.5	1200	$1,100	$0.92	14d	1	1.10mi
7252 Ainsley St Fayetteville, NC	3.0	1.0	1265	$1,299	$1.03	24d	1	1.10mi
278 Crabapple Cir #57 Fayetteville, NC	2.0	1.0	796	$990	$1.24	24d	1	1.11mi
567 Cutchen Ln Fayetteville, NC	1.0–3.0	1.0–2.0	975	$1,175	$1.20	14d	61	1.18mi
7639 Fletcher Ave Fayetteville, NC	3.0	2.0	1300	$1,400	$1.08	24d	1	1.21mi
202 Bertram Pl Fayetteville, NC	3.0	2.0	1175	$1,300	$1.11	14d	1	1.23mi
495 Stiles Pl Fayetteville, NC	3.0	2.0	1300	$1,250	$0.96	14d	1	1.28mi
7526 Bridgeman Dr Fayetteville, NC	3.0	2.0	1300	$1,450	$1.12	24d	1	1.29mi

HOA detail condo

• Monthly dues: $243 · $2,916/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-03
   days on market $79,900 Active 126 DOM
2. 2026-06-02
   days on market $79,900 Active 125 DOM
3. 2026-06-01
   days on market $79,900 Active 124 DOM
4. 2026-05-31
   days on market $79,900 Active 123 DOM
5. 2026-05-30
   days on market $79,900 Active 122 DOM
6. 2026-03-24
   price $79,900
7. 2026-03-02
   price $89,000
8. 2026-01-28
   listed $99,900 Active
9. 2020-12-18
   soldstatus $35,000
10. 1991-11-08
    soldstatus $57,500
11. 1988-07-26
    soldstatus $53,000

ⓘ 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: $394 · $33/mo
• Projected year-2 tax: $655 · $55/mo
• Expected delta: +$261/yr (+$22/mo · 66.3%)

ⓘ 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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $14,087
• − Mortgage interest: −$4,476
• − Property taxes: −$394
• − Insurance: −$400
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − HOA: −$2,916
• − Depreciation: −$2,324
• Taxable income: $1,323
• Est. tax owed @ 24.0%: −$318
• After-tax cash flow: $2,073/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

+50.8% since first listed

6 events — show timeline

• 2026-03-24 Price Changed $79,900 LPRMLS
• 2026-03-02 Price Changed $89,000 LPRMLS
• 2026-01-28 Listed $99,900 LPRMLS
• 2020-12-18 Sold (Public Records) $35,000 Public Records
• 1991-11-08 Sold (Public Records) $57,500 Public Records
• 1988-07-26 Sold (Public Records) $53,000 Public Records

Property tax history

-11.9%/yr

Latest (2019): $394 · +0.0% YoY. Source: county tax records.