1231 Four Wood Dr · Vander, NC 28312

$319,900

3 bd · 3.0 ba · 1,975 sqft · SingleFamily public records · 111 Days on market

Built 1995 Est $350k · 8% 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 +11.3/15.0
• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.5/10.0

Listing remarks

Now offered at $319,900 with $10,000 Use-As-You-Choose allowance! Spacious 3-bedroom, 2-bath home on nearly half an acre in the desirable Eastover/Baywood area with no HOA and convenient access to Fort Bragg, shopping, dining, and downtown Fayetteville. Offering over 2,000 square feet, this home features cathedral ceilings, hardwood floors through most of the home, formal dining, a cozy fireplace, oversized primary suite, flex room/office, rear deck, walk-in laundry room, and a large 2-car garage with additional storage. Located near Baywood Golf Club with optional golf, pool, and tennis membership available. Seller offering $10,000 Use-As-You-Choose allowance that may be applied toward clo

Key facts

• Half-acre lot
• Eastover community
• Optional membership

Tags

• EASTOVER COMMUNITY
• NO HOA
• BAYWOOD GOLF CLUB
• OPTIONAL MEMBERSHIP
• CAPE FEAR SCHOOL DISTRICT
• HALF-ACRE LOT

Property features AI

Finance

• HOA & community: Community pool; Clubhouse; Golf

Exterior

• Parking: Attached 2-car garage; One covered carport space (total of 3 covered spaces)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential zoning (R10 - Residential District); Cleared lot
• Construction: Brick veneer and frame construction
• Exterior features: Awning(s); Storage; Deck

Interior

• Kitchen: Dishwasher; Freezer; Microwave; Range; Refrigerator; Pantry; Eat-in kitchen
• Bedrooms: Total rooms: 9
• Flooring: Hardwood; Laminate; Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Ceiling fans
• Interior features: Tray ceilings; Cathedral ceilings; Coffered ceilings; Entrance foyer; Eat-in kitchen; Pantry; Walk-in closets; Ceiling fans; One propane fireplace
• Laundry & utility: Washer hookup in unit

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-361 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (35.2% below list).
• Recommended offer: $207k (35.2% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.9% in Vander — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 55/100 on livability (#645 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, employment B+; Watch: amenities F, commute F, housing F.
• 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: Eastover-Central Elementary (math 52% / reading 62%, grade C+, #249 of 1,410 statewide, top 20%, 397 students, 43% FRL); Mac Williams Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 1,151 students, 58% FRL); Cape Fear High (math 75% / reading 47%, grade C+, #202 of 535 statewide, top 39%, 1,529 students, 50% FRL) — zoned schools at 50% FRL track the district average.
• Zoned-school proficiency averages 54% at this address vs 36% district-wide (+18 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: 222 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 111 days — a 9% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $151k; list at $320k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; major 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 $207,419 (35.2% 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. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.65% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.84%
• DSCR: 0.78
• GRM: 12.9

CMA / ARV

• ARV (on-the-fly): $349,575
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1122 Four Wood Dr	0.21mi	3/2.5	1,998 (+1%)	18mo	$360,000	$180	71
4513 Woodswallow Dr	0.22mi	3/2.0	2,035 (+3%)	19mo	$395,000	$194	65
1314 Four Wood Dr	0.09mi	4/3.5 (+1)	2,248 (+14%)	5mo	$360,000	$160	62
1315 Four Woods Dr	0.08mi	4/2.0 (+1)	1,813 (-8%)	14mo	$328,000	$181	62
4412 Bluebush Dr	0.57mi	3/2.0	1,880 (-5%)	3mo	$323,000	$172	58
4201 Bent Grass Dr	0.59mi	3/2.0	2,100 (+6%)	3mo	$339,900	$162	56
917 Satinwood Ct	0.50mi	3/2.0	1,848 (-6%)	15mo	$314,900	$170	50
4417 Bluebush Dr	0.53mi	3/2.0	1,766 (-11%)	8mo	$260,000	$147	47
4144 Bent Grass Dr	0.69mi	3/2.5	2,092 (+6%)	12mo	$370,000	$177	46
948 Satinwood Ct	0.41mi	4/2.5 (+1)	2,237 (+13%)	13mo	$400,000	$179	41
845 Satinwood Ct	0.63mi	3/2.5	2,182 (+10%)	14mo	$375,000	$172	40
4511 Bluebush Dr	0.55mi	4/2.0 (+1)	1,681 (-15%)	10mo	$298,000	$177	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.69×
• Total profit: $151,106
• Equity at exit: $288,191

10-year hold

• IRR: 18.9%
• Equity multiple: 6.17×
• Total profit: $462,892
• Equity at exit: $621,495

Cash invested: $89,572 (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 28312

• Home prices YoY: 6.9%
• Active inventory: 222
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,074 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$189 /mo · $2,270/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-361

Break-even live

Break-even rent $2,532

Max offer price $256,047

Occupancy floor —

Sensitivity live

Price	-10% $-180	-5% $-271	+0% $-361	+5% $-452	+10% $-543
Rent	-10% $-525	-5% $-443	+0% $-361	+5% $-280	+10% $-198
Rate	-1.0pp $-200	-0.5pp $-280	base $-361	+0.5pp $-444	+1.0pp $-529

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
903 Penguin Dr Fayetteville, NC	4.0	2.0	1865	$2,100	$1.13	21d	1	0.06mi
470 Shelton Beard Rd Stedman, NC	3.0	2.0	1296	$1,600	$1.23	14d	1	1.28mi

Listing history 22 events

1. 2026-06-18
   days on market $319,900 Active 111 DOM
2. 2026-06-17
   days on market $319,900 Active 110 DOM
3. 2026-06-16
   days on market $319,900 Active 109 DOM
4. 2026-06-15
   days on market $319,900 Active 108 DOM
5. 2026-06-14
   days on market $319,900 Active 106 DOM
6. 2026-06-13
   days on market $319,900 Active 105 DOM
7. 2026-06-10
   days on market $319,900 Active 103 DOM
8. 2026-06-09
   days on market $319,900 Active 102 DOM
9. 2026-06-08
   days on market $319,900 Active 101 DOM
10. 2026-06-07
    days on market $319,900 Active 100 DOM
11. 2026-06-03
    days on market $319,900 Active 96 DOM
12. 2026-06-02
    days on market $319,900 Active 95 DOM
13. 2026-06-01
    days on market $319,900 Active 94 DOM
14. 2026-05-31
    days on market $319,900 Active 93 DOM
15. 2026-05-30
    days on market $319,900 Active 92 DOM
16. 2026-05-15
    price $319,900
17. 2026-04-16
    price $329,000
18. 2026-03-19
    price $337,900
19. 2026-02-19
    listed $347,000 Active
20. 1999-01-05
    soldstatus $151,000
21. 1996-01-25
    soldstatus $132,000
22. 1995-07-20
    soldstatus $25,000

ⓘ 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: $2,270 · $189/mo
• Projected year-2 tax: $2,623 · $219/mo
• Expected delta: +$353/yr (+$29/mo · 15.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 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: $24,890
• − Mortgage interest: −$17,919
• − Property taxes: −$2,270
• − Insurance: −$1,600
• − Repairs & maintenance: −$1,991
• − Management: −$1,991
• − Depreciation: −$9,306
• Taxable loss: −$10,187
• Est. tax savings @ 24.0%: +$2,445
• After-tax cash flow: $-1,893/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 — Vander

• Score: 55/100
• State rank: #645
• US rank: #23450

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment B+ Housing F Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,889

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 0.61)
• Race & ethnicity: White 55% Black 29% Two or more races 8% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% 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: ▲ 19.75%
• Current HPI: 306.7749
• Rent YoY: —
• Metro: —
• 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

+1179.6% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $319,900 LPRMLS
• 2026-04-16 Price Changed $329,000 LPRMLS
• 2026-03-19 Price Changed $337,900 LPRMLS
• 2026-02-19 Listed $347,000 LPRMLS
• 1999-01-05 Sold (Public Records) $151,000 Public Records
• 1996-01-25 Sold (Public Records) $132,000 Public Records
• 1995-07-20 Sold (Public Records) $25,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $2,270 · +0.3% YoY. Source: county tax records.