3115 Legion Rd · Fayetteville, NC 28348

$169,999

3 bd · 2.0 ba · 1,014 sqft · SingleFamily public records · 344 Days on market

Built 1963 0.32 ac lot Est $190k · 10% under ↓ 11% since listing

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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 +19.2/30.0
• ARV discount +12.2/15.0
• DSCR +6.0/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Recent price adjustment makes this one of the best investment opportunities in Hope Mills. The seller is offering $6,000 in seller concessions, which may be used toward buyer closing costs, upgrades, or repairs. Located on a corner lot in a well-established neighborhood, this home is within walking distance of restaurants and shopping -- an added bonus for tenants and future resale. The property features a fully fenced yard and driveway access to both the front and rear of the home, offering flexibility and strong rental appeal. Just minutes from Fayetteville and a short drive to Fort Liberty, this location benefits from strong employment hubs and steady housing demand. Convenient access to

Key facts

• Detached carport
• Large kitchen
• Covered patio

Tags

• CORNER LOT
• TWO SEPARATE ENTRANCES
• LARGE KITCHEN
• COVERED PATIO
• DETACHED CARPORT
• ESTABLISHED NEIGHBORHOOD

Property features AI

Finance

• Other: Lot approximately 0.32 acres; Zoned R101-RES
• HOA & community: No association

Exterior

• Parking: Open parking for 2 vehicles; Concrete driveway
• Utilities: Public water; Septic tank sewer
• Home design: Single-story house; Site-built construction; Facing direction not specified
• Construction: Brick veneer exterior; Metal roof; Raised foundation; Built as a house (year built not provided)
• Exterior features: Covered front porch and additional porch/patio areas; Patio

Interior

• Kitchen: Electric range; Range hood
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Central electric air conditioning; Ceiling fan(s)
• Interior features: Bathtub/shower combination; Ceiling fan(s); Eat-in kitchen; Kitchen and dining room combination; Laminate countertops; Pantry; Primary bedroom on main level; Has crawl space basement
• Laundry & utility: Laundry inside on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (10.2% below list).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.8% 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: South View High (math 60% / reading 43%, grade D+, #299 of 535 statewide, top 56%, 1,502 students, 66% FRL).
• Zoned-school proficiency averages 52% at this address vs 36% district-wide (+15 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 fast (+4.3%/yr); 318 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 344 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $149,599 (12.0% below list)

Questions for the listing agent

1. It's been on market 344 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.90% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $189,618
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3253 Legion Rd	0.19mi	3/2.0	1,013 (-0%)	12mo	$194,000	$192	81
3202 Teakwood Ct	0.31mi	3/1.5	1,023 (+1%)	13mo	$185,000	$181	71
3319 Vardaman Ave	0.35mi	3/2.0	1,078 (+6%)	7mo	$201,000	$186	68
2935 Peacock St	0.54mi	3/2.0	1,027 (+1%)	8mo	$178,000	$173	66
792 Algood Ave	0.52mi	3/2.0	1,074 (+6%)	6mo	$210,000	$196	61
3466 Legion Rd	0.52mi	3/2.0	1,098 (+8%)	5mo	$192,350	$175	57
3555 Ireland Dr	0.60mi	3/2.0	1,029 (+2%)	15mo	$205,000	$199	57
3129 Nontucket Ln	0.55mi	3/2.0	1,117 (+10%)	3mo	$215,000	$192	54
791 Algood Ave	0.54mi	3/2.0	1,063 (+5%)	15mo	$200,000	$188	54
3366 Chantilly Ln	0.53mi	3/2.0	1,103 (+9%)	15mo	$194,900	$177	48
3209 Nontucket Ln	0.59mi	3/2.0	1,128 (+11%)	10mo	$211,000	$187	45
3235 Lubbock Dr	0.66mi	3/2.0	1,112 (+10%)	14mo	$160,000	$144	42

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 · 4.28% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.71×
• Total profit: $-13,995
• Equity at exit: $25,347

10-year hold

• IRR: 3.0%
• Equity multiple: 1.23×
• Total profit: $10,891
• Equity at exit: $14,698

Cash invested: $47,600 (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 28348

• Home prices YoY: -14.0%
• Rents YoY: 4.3%
• Active inventory: 318
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,526 high
• Mortgage (P&I): −$891
• Tax from tax record: −$61 /mo · $731/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $183

Break-even live

Break-even rent $1,295

Max offer price $169,999

Occupancy floor 83%

Sensitivity live

Price	-10% $279	-5% $231	+0% $183	+5% $135	+10% $86
Rent	-10% $62	-5% $122	+0% $183	+5% $243	+10% $303
Rate	-1.0pp $268	-0.5pp $226	base $183	+0.5pp $139	+1.0pp $94

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Grand Wailea Dr Hope Mills, NC	1.0–3.0	1.0–2.0	1061	$1,656	$1.56	24d	9	0.30mi
575 Countrytown Dr Hope Mills, NC	2.0	2.0	800	$1,325	$1.66	24d	1	0.36mi
513 Directive Dr Hope Mills, NC	2.0	2.0	1307	$1,275	$0.98	15d	1	0.37mi
505 Directive Dr Hope Mills, NC	2.0	2.5	1254	$1,495	$1.19	24d	1	0.37mi
408 Sheila St Hope Mills, NC	3.0	1.0	1064	$1,150	$1.08	24d	1	0.45mi
3100 Winesap Rd Hope Mills, NC	3.0	2.0	1082	$1,495	$1.38	15d	1	0.58mi
2253 Rustic Trl Fayetteville, NC	3.0	2.5	1130	$1,295	$1.15	15d	1	0.62mi
707 Veda St Unit B Fayetteville, NC	3.0	1.5	1279	$1,250	$0.98	24d	1	0.78mi
126 Oak St Fayetteville, NC	2.0	2.0	1000	$1,000	$1.00	24d	1	0.97mi
122 Oak St Fayetteville, NC	2.0	2.0	1000	$1,000	$1.00	24d	1	0.98mi
1209 Snowy Egret Dr Fayetteville, NC	3.0	2.5	1470	$1,800	$1.22	24d	1	1.06mi
614 Drypoint Ln Apt B Hope Mills, NC	2.0	2.0	900	$1,050	$1.17	24d	1	1.08mi
2690 Belhaven Rd Fayetteville, NC	3.0	1.0	1264	$1,350	$1.07	24d	1	1.17mi
3918 Donna St Fayetteville, NC	3.0	1.0	1000	$1,350	$1.35	24d	1	1.20mi
2207 Puffin Pl Fayetteville, NC	3.0	2.0	1214	$1,950	$1.61	15d	1	1.30mi
2910 Dunebuggy Ln Fayetteville, NC	2.0	2.0	800	$800	$1.00	24d	1	1.33mi
2516 Cumberland Rd Fayetteville, NC	3.0	2.0	1442	$1,500	$1.04	24d	1	1.36mi

Listing history 5 events

1. 2026-05-22
   status Pending
2. 2026-02-13
   price $169,999
3. 2025-11-05
   price $175,000
4. 2025-07-14
   price $180,000
5. 2025-06-12
   listed $190,000 Active

ⓘ 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: $731 · $61/mo
• Projected year-2 tax: $1,394 · $116/mo
• Expected delta: +$663/yr (+$55/mo · 90.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $18,317
• − Mortgage interest: −$9,523
• − Property taxes: −$731
• − Insurance: −$850
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$4,945
• Taxable loss: −$663
• Est. tax savings @ 24.0%: +$159
• After-tax cash flow: $2,351/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

• County: Cumberland County · 265,314 people
• City population: 226,118
• Metro: Fayetteville, NC
• Population (ZIP): 39,196
• Household income: $66,129
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 746.0

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: White 49% Black 27% Hispanic / Latino 13% Two or more races 11% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5%
• Common ancestry: Romanian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 90% English-only · Spanish 8% Other Indo-European 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: ▼ -37.14%
• Current HPI: 228.3122
• Rent YoY: ▲ 4.28%
• 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

-10.5% since first listed

5 events — show timeline

• 2026-05-22 Pending — TMLS
• 2026-02-13 Price Changed $169,999 TMLS
• 2025-11-05 Price Changed $175,000 TMLS
• 2025-07-14 Price Changed $180,000 TMLS
• 2025-06-12 Listed $190,000 TMLS

Property tax history

+5.5%/yr

Latest (2025): $731 · +60.5% YoY. Source: county tax records.