6500 People St · Fayetteville, NC 28304

$183,000

3 bd · 2.0 ba · 1,026 sqft · SingleFamily public records · 16 Days on market

Built 1984 Est $182k · at est.

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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 +13.0/30.0
• ARV discount +7.2/15.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• 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

Discover serenity in this charming 3BR, 2BA home in Fayetteville's quiet neighborhood. Recently (less than 5 years) updated with new siding, HVAC, hot water heater, and roof —ensuring worry-free living. The spacious layout, beautiful living room, and one-car garage add to the appeal. Ideal for both relaxation and entertaining. Don't miss out—schedule your viewing today.

Key facts

• Slab foundation
• Great storage
• Tenant occupied

Tags

• TENANT OCCUPIED
• SLAB FOUNDATION
• GREAT STORAGE
• NATURAL LIGHT
• EN SUITE
• LARGE CLOSET

Property features AI

Finance

• Other: Zoning: SF10 - Single Family Res 10; Directions: GPS
• HOA & community: Subdivision: EMERALD GDN

Exterior

• Parking: Attached garage (1 covered space)
• Utilities: Public water; Holding tank or septic tank sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Cleared lot

Interior

• Kitchen: Refrigerator
• Bedrooms: Total of 9 rooms (bedrooms included)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Refrigerator included; Wood-burning fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $-9 ($-111/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (15.8% below list).
• Recommended offer: $154k (15.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.9% in Fayetteville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: New Century International Middle (math 41% / reading 58%, grade C, #120 of 475 statewide, top 25%, 391 students, 55% FRL); Jack Britt High (math 58% / reading 72%, grade B, #161 of 535 statewide, top 30%, 1,890 students, 38% FRL).
• Zoned-school proficiency averages 57% at this address vs 36% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.2%/yr); 302 active listings in the ZIP; 34 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).
• This rent runs 32% of the median local income ($59k/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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $150k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $154,060 (15.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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: 0.84% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $181,602
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6487 People St	0.04mi	3/2.0	1,174 (+14%)	2mo	$180,000	$153	72
1591 Hazelcrest Dr	0.14mi	3/2.0	1,149 (+12%)	10mo	$194,000	$169	65
2243 Delta Dr	0.51mi	3/1.5	1,071 (+4%)	5mo	$152,000	$142	63
6547 Amanda Cir	0.49mi	3/1.5	1,002 (-2%)	10mo	$135,000	$135	63
6438 Applewhite Rd	0.56mi	3/2.0	1,093 (+6%)	2mo	$212,000	$194	61
2113 Coinjock Cir	0.38mi	3/2.0	1,114 (+9%)	10mo	$198,500	$178	60
1423 Furnish Dr	0.66mi	3/2.0	1,104 (+8%)	4mo	$205,000	$186	54
6459 Rannock Dr	0.67mi	3/2.0	975 (-5%)	10mo	$170,000	$174	52
6528 Rhemish Dr	0.55mi	3/2.0	1,166 (+14%)	1mo	$206,000	$177	50
6466 Applewhite Rd	0.65mi	3/2.0	1,100 (+7%)	11mo	$211,500	$192	49
6381 Rhemish Dr	0.74mi	3/2.0	1,123 (+10%)	3mo	$198,000	$176	47
6314 Chartley Dr	0.56mi	3/2.0	1,161 (+13%)	8mo	$207,000	$178	45

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 · 3.17% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.41×
• Total profit: $-29,978
• Equity at exit: $27,286

10-year hold

• IRR: -7.9%
• Equity multiple: 0.50×
• Total profit: $-25,775
• Equity at exit: $15,822

Cash invested: $51,240 (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 28304

• Home prices YoY: -21.7%
• Rents YoY: 3.2%
• Active inventory: 302
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,541 high
• Mortgage (P&I): −$960
• Tax from tax record: −$190 /mo · $2,285/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-9

Break-even live

Break-even rent $1,552

Max offer price $181,371

Occupancy floor 96%

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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1644 Sweetgum Cir Fayetteville, NC	3.0	2.0	1446	$1,750	$1.21	23d	1	0.13mi
1411 Furnish Dr Fayetteville, NC	3.0	2.0	1100	$1,350	$1.23	23d	1	0.65mi
1948 Nordic Dr Fayetteville, NC	3.0	2.0	1131	$1,400	$1.24	23d	1	0.74mi
6338 Rhemish Dr Fayetteville, NC	3.0	2.0	1201	$1,500	$1.25	23d	1	0.77mi
6716 Sandfield Ct Fayetteville, NC	3.0	2.0	1296	$1,575	$1.22	23d	1	0.78mi
6408 Dunham Dr Fayetteville, NC	3.0	2.0	1400	$1,500	$1.07	14d	1	0.78mi
6658 Vaughn Rd Fayetteville, NC	3.0	2.0	1280	$1,575	$1.23	23d	1	0.82mi
1443 Larkhall Dr Fayetteville, NC	4.0	2.0	1382	$1,600	$1.16	23d	1	0.85mi
6701 Vaughn Rd Fayetteville, NC	3.0	2.0	1236	$1,700	$1.38	14d	1	0.86mi
1066 Strickland Bridge Rd Fayetteville, NC	3.0	2.0	1427	$2,050	$1.44	14d	1	0.88mi
1916 Rayconda Rd Fayetteville, NC	1.0–3.0	1.0–2.0	989	$1,450	$1.47	23d	3	0.89mi
2514 Gardner Park Dr Fayetteville, NC	3.0	2.5	1480	$1,595	$1.08	23d	1	0.92mi
1222 Southwood Dr Fayetteville, NC	2.0	1.5	801	$875	$1.09	23d	1	0.94mi
4010 Bardstown Ct Unit 202 Fayetteville, NC	3.0	2.0	1450	$1,495	$1.03	23d	1	0.95mi
1508 Darvel Ave Fayetteville, NC	3.0	2.0	1269	$1,700	$1.34	23d	1	1.00mi
4050 Bardstown Ct Fayetteville, NC	3.0	2.0	1450	$1,495	$1.03	14d	1	1.02mi
6408 Starbrook Dr #5 Fayetteville, NC	2.0	2.0	860	$995	$1.16	23d	1	1.05mi
6400 Starbrook Dr #1 Fayetteville, NC	2.0	2.0	860	$1,000	$1.16	23d	1	1.06mi
1437 Artesian Ct Fayetteville, NC	2.0	1.5	850	$1,000	$1.18	14d	1	1.08mi
6333 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	1080	$1,075	$1.00	23d	1	1.08mi
6332 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	925	$1,150	$1.24	23d	1	1.12mi
3001 Stone Carriage Cir Fayetteville, NC	1.0–3.0	1.0–2.0	1098	$1,700	$1.55	14d	12	1.14mi
6324 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	792	$900	$1.14	23d	1	1.16mi
1879 Frankie Ave Fayetteville, NC	3.0	2.0	1100	$1,375	$1.25	23d	1	1.19mi
3325 Oak Forest Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,745	$1.57	14d	66	1.25mi
1366 Worstead Dr Fayetteville, NC	3.0	2.0	1079	$1,650	$1.53	14d	1	1.27mi
1715 Arrow Ridge Way Fayetteville, NC	3.0	2.0	1220	$1,550	$1.27	14d	1	1.31mi
1701 Carter Baron Pl Unit 211 Fayetteville, NC	3.0	2.0	1295	$1,700	$1.31	23d	1	1.32mi
1338 Kienast Dr Fayetteville, NC	3.0	2.0	1086	$1,350	$1.24	23d	1	1.33mi
2012 Lakemeadow Dr Fayetteville, NC	3.0	2.0	1332	$1,800	$1.35	14d	1	1.43mi
1222 Kienast Dr Fayetteville, NC	3.0	2.0	1122	$1,250	$1.11	21d	1	1.44mi
1811 Balmoral Dr #202 Fayetteville, NC	2.0	2.0	1250	$1,275	$1.02	14d	1	1.44mi
1800 Balmoral Dr Fayetteville, NC	2.0	2.0	1328	$1,250	$0.94	23d	1	1.44mi
1761 Renwick Dr #204 Fayetteville, NC	2.0	2.0	1331	$1,300	$0.98	14d	1	1.46mi

Listing history 12 events

1. 2026-06-18
   days on market $183,000 Active 16 DOM
2. 2026-06-17
   days on market $183,000 Active 15 DOM
3. 2026-06-16
   pricedays on market $183,000 Active 14 DOM
4. 2026-06-15
   days on market $189,000 Active 13 DOM
5. 2026-06-14
   days on market $189,000 Active 11 DOM
6. 2026-06-13
   days on market $189,000 Active 10 DOM
7. 2026-06-10
   days on market $189,000 Active 8 DOM
8. 2026-06-09
   days on market $189,000 Active 7 DOM
9. 2026-06-08
   days on market $189,000 Active 6 DOM
10. 2026-06-07
    days on market $189,000 Active 5 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $189,000 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: $2,285 · $190/mo
• Projected year-2 tax: $2,285 · $190/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 75% 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: $18,487
• − Mortgage interest: −$10,251
• − Property taxes: −$2,285
• − Insurance: −$915
• − Repairs & maintenance: −$1,479
• − Management: −$1,479
• − Depreciation: −$5,324
• Taxable loss: −$3,245
• Est. tax savings @ 24.0%: +$779
• After-tax cash flow: $668/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): 37,140
• Household income: $58,563
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 1667.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 39% White 36% Hispanic / Latino 14% Two or more races 12% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 87% English-only · Spanish 9% Tagalog/Filipino 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: ▼ -59.90%
• Current HPI: 215.927
• Rent YoY: ▲ 3.17%
• 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

+257.6% since first listed

8 events — show timeline

• 2026-05-28 Listed $189,000 LPRMLS
• 2024-02-05 Rental Removed $1,300 APPFOLIO
• 2024-01-24 Listed for Rent $1,300 APPFOLIO
• 2023-12-22 Sold (Public Records) $150,000 Public Records
• 2023-12-22 Sold (MLS) $150,000 LPRMLS
• 2023-12-01 Listed $150,000 LPRMLS
• 1992-03-31 Sold (Public Records) $55,655 Public Records
• 1991-03-22 Sold (Public Records) $52,859 Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,285 · +53.8% YoY. Source: county tax records.