807 Richardson Ave · Fayetteville, NC 28314

$149,900

3 bd · 3.0 ba · 1,736 sqft · Manufactured public records · 29 Days on market

Built 1984 8,712 sqft lot Est $177k · 15% under

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Why this score? — see what drove the B- 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 +26.8/30.0
• ARV discount +14.4/15.0
• DSCR +9.2/10.0
• 1% rule +6.5/10.0
• 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

Nice Home on Fully Fenced lot. NEW Roof 2026. Nice T1-11 Siding! Open Concept kitchen to living. 3 Spacious bedrooms and 2.5 bathrooms. Fridge, washer, and dryer all convey! 2 Car carport. Storage Shed. Covered front and back decks perfect for relaxing. Affordable living! Opportunity to own cheaper than renting!

Key facts

• Open concept kitchen
• T1-11 siding
• Storage shed

Tags

• FULLY FENCED LOT
• NEW ROOF
• T1-11 SIDING
• OPEN CONCEPT KITCHEN
• STORAGE SHED
• COVERED FRONT AND BACK DECKS

Property features AI

Finance

• HOA & community: No association

Exterior

• Utilities: Public sewer; Community water
• Home design: Manufactured double-wide home; Single-story (one level)
• Construction: Wood siding; Brick/Mortar foundation; Shingle roof
• Exterior features: Public maintained road access; Zoned SF6

Interior

• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Carpet, laminate and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: 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 (+3.1%/yr); 435 active listings in the ZIP; 37 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).
• This rent runs 33% of the median local income ($62k/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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $45k; list at $150k implies a 233% 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 $147,651 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.15% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.72%
• DSCR: 1.52
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $177,072
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7353 April Dr	0.69mi	3/2.0	1,619 (-7%)	1mo	$165,000	$102	52
7350 April Dr	0.72mi	3/2.0	1,620 (-7%)	8mo	$170,000	$105	45
7325 April Dr	0.73mi	3/2.0	1,512 (-13%)	22mo	$146,000	$97	22

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 1.2%
• Equity multiple: 1.05×
• Total profit: $1,977
• Equity at exit: $22,351

10-year hold

• IRR: 10.9%
• Equity multiple: 1.86×
• Total profit: $36,023
• Equity at exit: $12,961

Cash invested: $41,972 (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 28314

• Home prices YoY: -15.7%
• Rents YoY: 3.1%
• Active inventory: 435
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,730 high
• Mortgage (P&I): −$786
• Tax from tax record: −$108 /mo · $1,296/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $410

Break-even live

Break-even rent $1,211

Max offer price $149,900

Occupancy floor 71%

Sensitivity live

Price	-10% $495	-5% $452	+0% $410	+5% $367	+10% $325
Rent	-10% $273	-5% $341	+0% $410	+5% $478	+10% $546
Rate	-1.0pp $485	-0.5pp $448	base $410	+0.5pp $371	+1.0pp $331

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8245 Frenchorn Ln Fayetteville, NC	4.0	3.0	2100	$2,200	$1.05	14d	1	0.39mi
9330 Castle Falls Cir Fayetteville, NC	3.0	2.0	1120	$1,600	$1.43	22d	1	0.59mi
4811 Cellner Dr Fayetteville, NC	2.0–3.0	2.0	1100	$1,375	$1.25	14d	5	0.66mi
5101 ParcStone Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1029	$1,755	$1.71	14d	12	0.72mi
581 Abbotts Landing Dr Fayetteville, NC	1.0–3.0	1.0–2.0	918	$1,525	$1.66	14d	6	0.75mi
6916 Kizer Dr Fayetteville, NC	3.0	2.0	1088	$1,375	$1.26	24d	1	0.95mi
8250 Cliffdale Rd Fayetteville, NC	3.0–4.0	2.0–2.5	1405	$1,875	$1.33	24d	4	0.96mi
7903 Cliffdale Rd Fayetteville, NC	1.0–2.0	1.0–2.0	900	$1,350	$1.50	14d	2	0.97mi
1308 Braybrooke Pl Fayetteville, NC	3.0	2.5	1810	$1,900	$1.05	24d	1	1.03mi
7311 Bass Dr Fayetteville, NC	3.0	2.0	1220	$1,495	$1.23	24d	1	1.08mi
7023 Salinas Ct Fayetteville, NC	3.0	2.0	1308	$1,495	$1.14	14d	1	1.08mi
1267 Exeter Ln Fayetteville, NC	3.0	2.0	1228	$1,545	$1.26	14d	1	1.09mi
1222 Kienast Dr Fayetteville, NC	3.0	2.0	1122	$1,250	$1.11	22d	1	1.10mi
1274 Arailia Dr Fayetteville, NC	3.0	2.0	1230	$1,575	$1.28	24d	1	1.12mi
1215 Patrick Dr Fayetteville, NC	3.0	2.5	1760	$1,795	$1.02	24d	1	1.14mi
1108 Patrick Dr Fayetteville, NC	3.0	2.0	1132	$1,800	$1.59	24d	1	1.17mi
1338 Kienast Dr Fayetteville, NC	3.0	2.0	1086	$1,350	$1.24	24d	1	1.17mi
6764 Saint Julian Way Fayetteville, NC	3.0	2.0	1216	$1,775	$1.46	24d	1	1.18mi
1161 Patrick Dr Fayetteville, NC	3.0	2.5	1750	$1,750	$1.00	24d	1	1.20mi
7807 Rosewood Ave Fayetteville, NC	4.0	2.0	1600	$1,575	$0.98	24d	1	1.20mi
905 Kingscote Dr Fayetteville, NC	3.0	2.5	1566	$1,795	$1.15	24d	1	1.22mi
1120 Braybrooke Pl Fayetteville, NC	3.0	2.5	1806	$1,800	$1.00	24d	1	1.22mi
1366 Worstead Dr Fayetteville, NC	3.0	2.0	1079	$1,650	$1.53	14d	1	1.23mi
1549 Laurel Oak Dr Fayetteville, NC	3.0	2.0	1644	$1,900	$1.16	14d	1	1.23mi
892 Kingscote Dr Fayetteville, NC	3.0	2.5	1566	$1,795	$1.15	24d	1	1.23mi
910 Kingscote Dr Fayetteville, NC	3.0	2.5	1566	$1,795	$1.15	24d	1	1.25mi
1011 Kingscote Dr Fayetteville, NC	4.0	2.5	1566	$1,945	$1.24	24d	1	1.25mi
6824 Saint Julian Way Fayetteville, NC	3.0	2.5	1591	$1,850	$1.16	24d	1	1.25mi
1113 Oakstone Dr Fayetteville, NC	4.0	2.5	1760	$1,750	$0.99	24d	1	1.27mi
6794 Saint Julian Way Fayetteville, NC	3.0	2.0	1345	$1,800	$1.34	24d	1	1.28mi
5346 Greystoke Pl Fayetteville, NC	3.0	2.5	1566	$1,795	$1.15	24d	1	1.32mi
7212 Reedy Creek Dr Fayetteville, NC	3.0	2.0	1401	$1,600	$1.14	24d	1	1.32mi
7895 Burwell Dr Fayetteville, NC	3.0	2.0	1250	$1,575	$1.26	24d	1	1.39mi
735 Prestige Blvd Fayetteville, NC	3.0	2.0	1462	$1,500	$1.03	24d	1	1.43mi
7817 Laura Ann Ct Fayetteville, NC	3.0	2.0	1161	$1,950	$1.68	14d	1	1.43mi
7805 Gallant Ridge Dr Fayetteville, NC	3.0	2.0	1434	$1,550	$1.08	24d	1	1.45mi
7281 Pebblebrook Dr Fayetteville, NC	3.0	2.0	1405	$1,700	$1.21	24d	1	1.45mi

Listing history 9 events

1. 2026-06-21
   status $149,900 Active 29 DOM
2. 2026-06-07
   status $149,900 Pending 29 DOM
3. 2026-06-03
   days on market $149,900 Active 29 DOM
4. 2026-06-02
   days on market $149,900 Active 28 DOM
5. 2026-06-01
   days on market $149,900 Active 27 DOM
6. 2026-05-31
   days on market $149,900 Active 26 DOM
7. 2026-05-30
   days on market $149,900 Active 25 DOM
8. 2026-05-05
   listed $159,900 Active
9. 1988-03-18
   soldstatus $45,000

ⓘ 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: $1,296 · $108/mo
• Projected year-2 tax: $1,296 · $108/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 3/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,754
• − Mortgage interest: −$8,397
• − Property taxes: −$1,296
• − Insurance: −$750
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$4,361
• Taxable income: $2,631
• Est. tax owed @ 24.0%: −$631
• After-tax cash flow: $4,286/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): 55,834
• Household income: $62,249
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2511.0

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: Black 49% White 25% Hispanic / Latino 16% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6% Dominican 1%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 10% Korean 1% Other Asian/Pacific 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: ▼ -43.20%
• Current HPI: 231.873
• Rent YoY: ▲ 3.11%
• 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

+255.3% since first listed

2 events — show timeline

• 2026-05-05 Listed $159,900 TMLS
• 1988-03-18 Sold (Public Records) $45,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,296 · +47.2% YoY. Source: county tax records.