5748 Randleman St · Fayetteville, NC 28304

$169,000

3 bd · 2.0 ba · 1,247 sqft · SingleFamily public records · 25 Days on market

Built 1993 6,970 sqft lot Est $200k · 15% under

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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).

• ARV discount +14.4/15.0
• Cash flow +13.2/30.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this 39-bedroom, 2-bath home in the established Beaver Creek North community of Fayetteville! This inviting property offers comfortable living with a functional layout, perfect for homeowners and investors alike. Enjoy a bright living area, a practical kitchen with ample cabinet space, and generously sized bedrooms. Situated on a manageable lot, this home offers space for outdoor enjoyment with minimal upkeep. With no HOA, you'll appreciate the flexibility and freedom this property provides. Conveniently located just minutes from shopping, dining, schools, and Fort Liberty, this home offers easy access to everything Fayetteville has to offer. Whether you're a first-time buyer, do

Key facts

• Water heater
• Outdoor enjoyment
• No hoa

Tags

• NEW HVAC SYSTEM
• WATER HEATER
• NO HOA
• OUTDOOR ENJOYMENT
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Lot approx. 0.16 acres
• HOA & community: No homeowner association

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water; Public sewer
• Home design: Site-built single-story home; One level; Zoned SF10
• Construction: Brick and brick veneer construction; Composition/shingle roof
• Exterior features: Pillar/post/pier foundation; Public maintained paved road

Interior

• Kitchen: Includes oven, dishwasher, and refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Fireplace(s); Central air conditioning
• Interior features: Dishwasher; Gas water heater; Oven; Refrigerator
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $-2 ($-28/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (12.8% below list).
• Recommended offer: $147k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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 (+3.2%/yr); 302 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 30% 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 25 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $74k; list at $169k implies a 128% gain — meaningful room to come down on a strong offer.

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 $147,304 (12.8% 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: 0.87% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $199,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5717 Charbonneau Ct	0.14mi	3/2.0	1,180 (-5%)	1mo	$199,900	$169	84
5709 Charbonneau Ct	0.16mi	3/2.0	1,325 (+6%)	2mo	$200,000	$151	80
1782 Arrow Ridge Way	0.46mi	3/2.0	1,232 (-1%)	2mo	$190,000	$154	75
1941 Shiloh Dr	0.36mi	4/1.5 (+1)	1,250 (+0%)	2mo	$200,000	$160	74
5764 Pepperbush Dr	0.44mi	3/2.0	1,274 (+2%)	3mo	$208,000	$163	74
5314 Hornbeam Rd	0.47mi	3/1.5	1,250 (+0%)	3mo	$166,500	$133	73
1715 Arrow Ridge Way	0.50mi	3/2.0	1,220 (-2%)	2mo	$141,000	$116	72
5695 Juneberry Ln	0.58mi	3/2.0	1,253 (+0%)	1mo	$220,000	$176	71
5772 Pepperbush Dr	0.45mi	3/2.0	1,336 (+7%)	1mo	$218,000	$163	66
2012 Ironwood Dr	0.49mi	3/1.0	1,186 (-5%)	0mo	$179,900	$152	65
5245 Butternut Dr	0.59mi	4/2.0 (+1)	1,326 (+6%)	0mo	$188,000	$142	56
5219 Redwood Dr	0.72mi	3/1.0	1,124 (-10%)	1mo	$187,000	$166	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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-27,259
• Equity at exit: $25,198

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-22,802
• Equity at exit: $14,612

Cash invested: $47,320 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$886
• Tax from tax record: −$209 /mo · $2,512/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-2

Break-even live

Break-even rent $1,476

Max offer price $168,591

Occupancy floor 95%

Sensitivity live

Price	-10% $93	-5% $46	+0% $-2	+5% $-50	+10% $-98
Rent	-10% $-119	-5% $-61	+0% $-2	+5% $56	+10% $114
Rate	-1.0pp $83	-0.5pp $41	base $-2	+0.5pp $-46	+1.0pp $-91

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5744 Randleman St Fayetteville, NC	3.0	2.0	1171	$1,395	$1.19	24d	1	0.02mi
5721 Randleman St Fayetteville, NC	3.0	2.0	1050	$1,575	$1.50	24d	1	0.08mi
1800 Balmoral Dr Fayetteville, NC	2.0	2.0	1328	$1,250	$0.94	24d	1	0.37mi
1701 Carter Baron Pl Unit 211 Fayetteville, NC	3.0	2.0	1295	$1,700	$1.31	24d	1	0.39mi
1761 Renwick Dr #204 Fayetteville, NC	2.0	2.0	1331	$1,300	$0.98	14d	1	0.39mi
1811 Balmoral Dr #202 Fayetteville, NC	2.0	2.0	1250	$1,275	$1.02	14d	1	0.41mi
1715 Arrow Ridge Way Fayetteville, NC	3.0	2.0	1220	$1,550	$1.27	14d	1	0.50mi
1879 Frankie Ave Fayetteville, NC	3.0	2.0	1100	$1,375	$1.25	24d	1	0.55mi
5151 Queensdale Dr Fayetteville, NC	3.0	2.0	1107	$1,295	$1.17	14d	1	0.61mi
5151 Queensdale Dr Fayetteville, NC	3.0	2.0	1107	$1,295	$1.17	24d	1	0.61mi
2640 Latrobe Ave Fayetteville, NC	1.0–3.0	1.0–2.0	1079	$1,815	$1.68	14d	30	0.62mi
5632 Birch Rd Fayetteville, NC	3.0	1.0	1228	$1,250	$1.02	24d	1	0.65mi
5595 Quietwood Pl Fayetteville, NC	3.0	2.0	1288	$1,395	$1.08	24d	1	0.78mi
3001 Stone Carriage Cir Fayetteville, NC	1.0–3.0	1.0–2.0	1098	$1,700	$1.55	14d	12	0.78mi
1401 Carnsmore Dr Fayetteville, NC	3.0	2.5	1450	$1,575	$1.09	24d	1	0.86mi
5744 Aftonshire Dr Fayetteville, NC	2.0	1.5	945	$999	$1.06	24d	1	0.97mi
1508 Darvel Ave Fayetteville, NC	3.0	2.0	1269	$1,700	$1.34	24d	1	0.99mi
6338 Rhemish Dr Fayetteville, NC	3.0	2.0	1201	$1,500	$1.25	24d	1	1.00mi
2543 Painters Mill Dr Fayetteville, NC	3.0	2.0	1154	$1,600	$1.39	14d	1	1.02mi
5713 Aftonshire Dr Fayetteville, NC	2.0	2.5	1025	$995	$0.97	14d	1	1.03mi
1413 Tangora Ln Fayetteville, NC	2.0	1.5	945	$979	$1.04	14d	1	1.04mi
1406 Tangora Ln Fayetteville, NC	2.0	2.5	1192	$1,015	$0.85	24d	1	1.05mi
909 Sandalwood Dr Fayetteville, NC	3.0	1.0	1346	$1,595	$1.18	24d	1	1.05mi
5842 Aftonshire Dr Fayetteville, NC	2.0	1.5	1010	$1,000	$0.99	24d	1	1.05mi
2161 Bingham Dr Fayetteville, NC	3.0	2.0	1300	$1,325	$1.02	14d	1	1.06mi
5864 Aftonshire Dr Fayetteville, NC	2.0	2.0	1100	$1,100	$1.00	24d	1	1.09mi
5876 Aftonshire Dr Fayetteville, NC	2.0	1.5	1024	$1,015	$0.99	24d	1	1.10mi
821 Sandalwood Dr Fayetteville, NC	3.0	1.0	1204	$1,200	$1.00	14d	1	1.12mi
1411 Furnish Dr Fayetteville, NC	3.0	2.0	1100	$1,350	$1.23	24d	1	1.13mi
1437 Artesian Ct Fayetteville, NC	2.0	1.5	850	$1,000	$1.18	14d	1	1.14mi
1216 Weeping Willow Way Unit 229 Fayetteville, NC	3.0	2.0	960	$969	$1.01	14d	1	1.15mi
4615 Cumberland Rd Fayetteville, NC	2.0	1.0	783	$825	$1.05	24d	1	1.18mi
6324 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	792	$900	$1.14	24d	1	1.20mi
6408 Dunham Dr Fayetteville, NC	3.0	2.0	1400	$1,500	$1.07	14d	1	1.21mi
6333 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	1080	$1,075	$1.00	24d	1	1.22mi
2012 Lakemeadow Dr Fayetteville, NC	3.0	2.0	1332	$1,800	$1.35	14d	1	1.23mi
6332 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	925	$1,150	$1.24	24d	1	1.24mi
4630 Canterbury Rd Fayetteville, NC	3.0	2.0	1250	$1,350	$1.08	24d	1	1.27mi
5032 Shimmer Dr Fayetteville, NC	4.0	2.0	1473	$1,750	$1.19	24d	1	1.31mi
5032 Shimmer Dr Fayetteville, NC	4.0	2.0	1473	$1,700	$1.15	14d	1	1.31mi

Listing history 3 events

1. 2026-05-13
   price $169,000
2. 2026-05-03
   listed $179,000 Active
3. 1993-12-20
   soldstatus $74,000

ⓘ 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: $2,512 · $209/mo
• Projected year-2 tax: $2,512 · $209/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 8/10 Severe 7 d/yr ≥107°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: $17,676
• − Mortgage interest: −$9,467
• − Property taxes: −$2,512
• − Insurance: −$845
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$4,916
• Taxable loss: −$2,892
• Est. tax savings @ 24.0%: +$694
• After-tax cash flow: $666/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

+128.4% since first listed

3 events — show timeline

• 2026-05-13 Price Changed $169,000 TMLS
• 2026-05-03 Listed $179,000 TMLS
• 1993-12-20 Sold (Public Records) $74,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,512 · +36.8% YoY. Source: county tax records.