311 Bighorn Dr · Fayetteville, NC 28303

$137,750

3 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 2 Days on market

Built 1970 10,500 sqft lot Est $170k · 19% under

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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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +6.2/10.0
• 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

-NICE BRICK RANCH, GREAT FOR A STARTER HOME OR INVESTOR! GARAGE FINISHED CAN BE 4TH BEDROOM OR BONUS ROOM. DECK IN BACK, CORNER LOT, FENCED. Highest and Best due by 6 pm 04/01/2022.

Key facts

• Fenced yard
• Converted garage
• Corner lot

Tags

• CORNER LOT
• FENCED YARD
• CONVERTED GARAGE
• HOME OFFICE
• ADDITIONAL LIVING SPACE

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Subdivision: PONDEROSA
• Construction: Brick veneer construction
• Exterior features: Patio; Fully fenced yard; Corner lot (84 x 125)

Interior

• Kitchen: Microwave; Oven
• Bedrooms: Bedrooms unspecified
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Ceiling fans for cooling; Electric cooling
• Interior features: Ceiling fans; Eat-in kitchen; Seven total rooms
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $138k).
• Cap rate 8.6% 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: 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 (+3.0%/yr); 280 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).
• This rent runs 32% of the median local income ($58k/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 $952 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 4y 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

• Climate carrying-cost: major wind risk, 74% 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 $137,750

Questions for the listing agent

1. Built in 1970 — 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: 1.12% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.06%
• DSCR: 1.36
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $170,352
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
300 Bighorn Dr	0.08mi	3/1.5	1,102 (+1%)	21mo	$160,000	$145	75
284 Bonanza Dr	0.24mi	3/1.5	1,164 (+7%)	1mo	$184,800	$159	75
350 Longhorn Dr	0.34mi	3/2.5	1,050 (-4%)	1mo	$137,000	$130	75
303 Longhorn Dr	0.29mi	3/1.5	1,076 (-2%)	20mo	$167,000	$155	65
5332 Mesa Ct	0.59mi	3/2.0	1,050 (-4%)	5mo	$164,000	$156	62
5305 Tabor Ct	0.23mi	3/2.0	1,232 (+13%)	7mo	$187,500	$152	62
6018 Concho Ct	0.57mi	3/2.0	1,120 (+3%)	12mo	$208,000	$186	59
805 Bedrock Dr	0.55mi	3/2.0	1,092 (0%)	22mo	$170,000	$156	56
362 Tucson Dr	0.38mi	3/1.0	1,135 (+4%)	23mo	$148,000	$130	52
805 Maverick Ct	0.72mi	3/2.0	1,153 (+6%)	14mo	$206,500	$179	46
814 Maverick Ct	0.72mi	3/1.5	1,188 (+9%)	7mo	$177,500	$149	44
5457 Tempe Ct	0.75mi	3/2.0	1,211 (+11%)	18mo	$189,000	$156	32

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 · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-5,769
• Equity at exit: $20,539

10-year hold

• IRR: 5.7%
• Equity multiple: 1.43×
• Total profit: $16,414
• Equity at exit: $11,910

Cash invested: $38,570 (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 28303

• Home prices YoY: -25.4%
• Rents YoY: 3.0%
• Active inventory: 280
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$722
• Tax from tax record: −$181 /mo · $2,174/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $259

Break-even live

Break-even rent $1,216

Max offer price $137,750

Occupancy floor 78%

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: $34,438
• Closing costs: $4,132
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5650 Netherfield Pl Fayetteville, NC	1.0–3.0	1.0–2.0	1025	$1,410	$1.37	14d	38	0.24mi
246 Partners Way Fayetteville, NC	2.0	2.0	1100	$1,295	$1.18	23d	1	0.30mi
230 Sawtooth Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1040	$1,550	$1.49	14d	14	0.34mi
6033 Santa Fe Dr Fayetteville, NC	3.0	1.5	1325	$1,500	$1.13	23d	1	0.53mi
3311 Woodhill Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1195	$1,730	$1.45	14d	42	0.53mi
5725 Ivanhoe Ct Fayetteville, NC	1.0–3.0	1.0–2.0	962	$1,300	$1.35	14d	6	0.54mi
267 Waterdown Dr Fayetteville, NC	3.0	2.0	1307	$1,325	$1.01	23d	1	0.57mi
5414 Plateau Rd Fayetteville, NC	3.0	2.0	1116	$1,595	$1.43	23d	1	0.61mi
349 Waterdown Dr #5 Fayetteville, NC	3.0	2.0	1307	$1,350	$1.03	23d	1	0.64mi
513 Lumberly Ln Fayetteville, NC	2.0	2.0	1124	$1,295	$1.15	23d	1	0.65mi
295 Warton Ln Fayetteville, NC	3.0	2.0	1307	$1,325	$1.01	14d	1	0.66mi
6213 Sabine Dr Fayetteville, NC	3.0	1.5	1092	$1,175	$1.08	23d	1	0.68mi
5410 Laramie Ct Fayetteville, NC	3.0	2.0	1446	$1,600	$1.11	14d	1	0.75mi
890 Bedrock Dr Fayetteville, NC	4.0	2.5	1484	$1,650	$1.11	23d	1	0.76mi
5591 Bellflower St Fayetteville, NC	3.0	2.0	1273	$1,575	$1.24	14d	1	0.89mi
111 Grande Oaks Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1205	$1,645	$1.37	14d	46	0.97mi
3374 Starboard Way Fayetteville, NC	3.0	2.5	1481	$2,150	$1.45	14d	1	1.02mi
5200 Mawood St Fayetteville, NC	3.0	2.0	1300	$1,500	$1.15	14d	1	1.02mi
5508 Faith Dr Fayetteville, NC	1.0–3.0	1.5–3.0	1106	$1,439	$1.30	14d	10	1.03mi
5508 Faith Dr Fayetteville, NC	1.0–3.0	1.5–3.0	1106	$1,439	$1.30	21d	16	1.03mi
1000 Antietam Crk Dr Fayetteville, NC	3.0	1.0–2.0	1059	$1,700	$1.61	23d	14	1.13mi
622 Dashland Dr Unit B Fayetteville, NC	2.0	1.5	750	$940	$1.25	14d	1	1.20mi
338 Summer Hill Rd Fayetteville, NC	4.0	2.0	1474	$1,550	$1.05	23d	1	1.20mi
3050 Plantation Garden Blvd Fayetteville, NC	1.0–3.0	1.0–2.0	1158	$1,781	$1.54	14d	58	1.21mi
3330 Harbour Pointe Pl #12 Fayetteville, NC	3.0	2.0	1401	$1,700	$1.21	14d	1	1.23mi
2056 Wheeling St Fayetteville, NC	3.0	2.5	1401	$1,595	$1.14	23d	1	1.28mi
7252 Ainsley St Fayetteville, NC	3.0	1.0	1265	$1,299	$1.03	23d	1	1.33mi
4981 Galveston Dr Fayetteville, NC	2.0	1.5	750	$1,050	$1.40	23d	1	1.35mi
7298 Ryan St Fayetteville, NC	4.0	1.5	1315	$1,400	$1.06	23d	1	1.36mi
1981 Wheeling St Fayetteville, NC	3.0	2.0	1400	$1,500	$1.07	23d	1	1.38mi
5831 Waters Edge Dr Fayetteville, NC	3.0	2.0	1344	$1,545	$1.15	23d	1	1.41mi
5761 Waterwood Dr Fayetteville, NC	3.0	2.0	1452	$1,600	$1.10	21d	1	1.41mi
1025 Hirschfeld Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,935	$1.74	14d	17	1.44mi
202 Bertram Pl Fayetteville, NC	3.0	2.0	1175	$1,300	$1.11	14d	1	1.44mi
513 Roundtree Dr Fayetteville, NC	3.0	2.0	1337	$1,775	$1.33	23d	1	1.45mi
5713 Waterwood Dr Fayetteville, NC	3.0	2.0	1440	$1,650	$1.15	21d	1	1.45mi
3639 Dornoch Dr Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	23d	1	1.45mi
205 Brookford Ct Fayetteville, NC	3.0	2.0	1196	$1,640	$1.37	23d	1	1.46mi
3633 Dornoch Dr Apt E Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	23d	1	1.46mi
425 Windermere Dr Fayetteville, NC	2.0	1.0	900	$950	$1.06	23d	1	1.47mi

Listing history 3 events

1. 2026-06-18
   days on market $137,750 Active 2 DOM
2. 2026-06-16
   remarks 303-char remark
3. 2026-06-16
   listed $137,750 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: $2,174 · $181/mo
• Projected year-2 tax: $2,174 · $181/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 1/10 Low
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,533
• − Mortgage interest: −$7,716
• − Property taxes: −$2,174
• − Insurance: −$689
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$4,007
• Taxable income: $982
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $2,875/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): 30,965
• Household income: $58,223
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1370.0

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 0.70)
• Race & ethnicity: White 39% Black 37% Two or more races 11% Hispanic / Latino 10% Asian 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 3% Serbian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Spanish 7% Other Asian/Pacific 2% Korean 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: ▼ -77.14%
• Current HPI: 226.5097
• Rent YoY: ▲ 3.01%
• 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

+111.9% since first listed

8 events — show timeline

• 2026-06-16 Listed $137,750 LPRMLS
• 2022-06-08 Sold (Public Records) $165,000 Public Records
• 2022-06-08 Sold (MLS) $165,000 LPRMLS
• 2022-06-08 Sold (MLS) $165,000 TMLS
• 2022-04-01 Listing Removed — TMLS
• 2022-03-25 Listed $165,000 LPRMLS
• 2022-03-25 Listed $165,000 TMLS
• 2008-05-19 Sold (Public Records) $65,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $2,174 · +45.1% YoY. Source: county tax records.