307 Homewood St · Fayetteville, NC 28306

$129,900

2 bd · 2.0 ba · 1,084 sqft · SingleFamily public records

Built 1900 Est $122k · 6% over

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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).

• Cash flow +23.2/30.0
• DSCR +7.4/10.0
• 1% rule +5.8/10.0
• ARV discount +4.8/15.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated exterior finishes-front porch, roomy enough for sitting, nice curb appeal. Off-street parking, utility shed. Lrg back yard. Let your imagination run with how she will look with wood floors all spruced up, paint freshened and neutralized, new kitchen cabinetry and a new look, and you'll feel the excitement of making this your home-sweet-home. Primed for a new home owner rehab loan--or cash fix and flip buyer, this little charmer could be aptly referred to as A HOUSE NAMED POSSIBILITY. MASSEY HILL $25,000 3BR/1BA. Updated exterior-porch, nice curb appeal. Lrg yd. Utility storage. Modernized bathroom. Let your imagination run! Spacious rms to spruce up! Prime for new owner rehab loan or cash fix & flip, this little charmer could be aptly called A HOUSE NAMED POSSIBILITY. (307H)

Key facts

• Built 1900

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.5% 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: schools C-, 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.
• Market conditions: Rents flat; 401 active listings in the ZIP; 21 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,900

Questions for the listing agent

1. Built in 1900 — 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. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $122,492
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Spencer St	0.10mi	3/2.0 (+1)	1,000 (-8%)	1mo	$55,000	$55	77
115 Pitt St	0.41mi	2/2.0	1,103 (+2%)	11mo	$132,000	$120	69
1215 Camden Rd	0.28mi	3/1.0 (+1)	1,064 (-2%)	16mo	$110,000	$103	62
1316 Hamlet St	0.29mi	3/2.0 (+1)	1,212 (+12%)	3mo	$214,900	$177	59
1101 Center St	0.58mi	2/1.0	1,062 (-2%)	17mo	$119,750	$113	52
1601 Camden Rd	0.52mi	3/2.0 (+1)	1,152 (+6%)	20mo	$56,000	$49	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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-8,997
• Equity at exit: $19,369

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $0
• Equity at exit: $11,231

Cash invested: $36,372 (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 28306

• Home prices YoY: -17.7%
• Rents YoY: 0.9%
• Active inventory: 401
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,407 high
• Mortgage (P&I): −$681
• Tax from tax record: −$142 /mo · $1,698/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $235

Break-even live

Break-even rent $1,110

Max offer price $129,900

Occupancy floor 78%

Sensitivity live

Price	-10% $308	-5% $272	+0% $235	+5% $198	+10% $161
Rent	-10% $124	-5% $179	+0% $235	+5% $290	+10% $346
Rate	-1.0pp $300	-0.5pp $268	base $235	+0.5pp $201	+1.0pp $167

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 Pitt St Fayetteville, NC	1.0	1.0	800	$750	$0.94	14d	1	0.42mi
522 Jernigan St Fayetteville, NC	3.0	2.5	1406	$1,650	$1.17	24d	1	0.60mi
718 Dwain Dr Fayetteville, NC	3.0	1.0	962	$1,250	$1.30	24d	1	0.89mi
2026 Progress St Fayetteville, NC	3.0	2.5	1500	$1,600	$1.07	14d	1	0.97mi
1319 Levy Dr Fayetteville, NC	3.0	2.0	1428	$1,700	$1.19	14d	1	1.07mi
2123 Burnett Ave Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	24d	1	1.09mi
452 Cityview Ln Fayetteville, NC	2.0	2.5	1088	$1,200	$1.10	24d	1	1.13mi
314 Bradford Ave Fayetteville, NC	3.0	2.0	1000	$1,380	$1.38	24d	1	1.15mi
421 Cityview Ln Fayetteville, NC	2.0	2.5	1050	$1,700	$1.62	24d	1	1.16mi
807 Branson St #2 Fayetteville, NC	3.0	2.0	1304	$1,350	$1.04	24d	1	1.20mi
1347 Levy Dr Fayetteville, NC	3.0	1.0	999	$1,000	$1.00	24d	1	1.21mi
159 Maxwell St Unit 200 Fayetteville, NC	2.0	2.0	1000	$1,450	$1.45	24d	1	1.24mi
322 Valley Rd Fayetteville, NC	3.0	2.0	1328	$1,650	$1.24	14d	1	1.27mi
129 Franklin St Fayetteville, NC	1.0	1.0	1100	$1,100	$1.00	14d	1	1.29mi
123 Pennmark Pl Fayetteville, NC	2.0	2.5	1380	$1,600	$1.16	14d	1	1.32mi
2516 Cumberland Rd Fayetteville, NC	3.0	2.0	1442	$1,500	$1.04	24d	1	1.36mi
325 Hay St #306 Fayetteville, NC	1.0	1.0	882	$1,550	$1.76	24d	1	1.36mi
450 Hay St Fayetteville, NC	1.0–2.0	1.0–2.0	799	$1,745	$2.18	14d	3	1.41mi
1106 Clark St Unit A Fayetteville, NC	2.0	1.0	825	$975	$1.18	24d	1	1.42mi
123 Anderson St Fayetteville, NC	2.0	2.0	1500	$1,800	$1.20	24d	1	1.42mi
100 Bradford Ave Unit 4 Fayetteville, NC	1.0	1.0	890	$790	$0.89	24d	1	1.43mi

Listing history 2 events

1. 2026-06-10
   remarks 663-char remark
2. 2026-06-10
   listed $129,900 Under Contract

ⓘ 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: $1,698 · $142/mo
• Projected year-2 tax: $1,698 · $142/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $16,886
• − Mortgage interest: −$7,276
• − Property taxes: −$1,698
• − Insurance: −$650
• − Repairs & maintenance: −$1,351
• − Management: −$1,351
• − Depreciation: −$3,779
• Taxable income: $781
• Est. tax owed @ 24.0%: −$188
• After-tax cash flow: $2,630/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): 43,042
• Household income: $67,544
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1386.0

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 0.68)
• Race & ethnicity: White 44% Black 33% Hispanic / Latino 13% Two or more races 8% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 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: ▼ -51.69%
• Current HPI: 239.7281
• Rent YoY: ▲ 0.90%
• 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

+419.6% since first listed

5 events — show timeline

• 2026-06-10 Listed $129,900 FSBO.com
• 2026-04-09 Sold (Public Records) $115,000 Public Records
• 2021-04-07 Sold (Public Records) $78,000 Public Records
• 2015-06-17 Sold (MLS) $16,000 LPRMLS
• 2015-02-03 Listed $25,000 LPRMLS

Property tax history

+9.9%/yr

Latest (2025): $1,698 · +88.5% YoY. Source: county tax records.