2025 Womble Dr · Fayetteville, NC 28306

$210,000

3 bd · 2.0 ba · 1,344 sqft · SingleFamily public records · 180 Days on market

Built 1960 Est $171k · 23% over

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Why this score? — see what drove the F 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 +14.2/30.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• 1% rule +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

-Spacious brick home! Fantastice deal! Home has 3 spacious bedrooms, living room with fireplace, the kitchen has an abundance of cabinets plus a large eating area. Oversize backyard with shed. Convenient to Ft Bragg, 301 & Downtown area.

Key facts

• New plumbing
• New cabinets
• New countertops

Tags

• 0.46 AC
• NEW ROOF
• NEW CABINETS
• NEW COUNTERTOPS
• NEW SAMSUNG APPLIANCES
• NEW PLUMBING

Property features AI

Exterior

• Security: Smoke detectors
• Utilities: Public water; Public sewer; 220V electric service
• Home design: Single-family residence; Residential zoning (R6A)
• Construction: Brick veneer and frame construction
• Exterior features: Front porch; Porch; Partial fencing; Workshop (separate structure)

Interior

• Kitchen: Electric cooktop; Electric oven/range; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood flooring; Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans; Electric cooling
• Interior features: Ceiling fans; Eat-in kitchen; Granite counters; Pantry; Storage; Window coverings and blinds; Wood-burning fireplace in family room
• Laundry & utility: Washer hookup in unit; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $35 ($422/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 $168k (20.2% below list).
• Recommended offer: $168k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Douglas Byrd Middle (math 13% / reading 30%, grade F, #422 of 475 statewide, top 89%, 935 students, 100% FRL); Douglas Byrd High (math 22% / reading 42%, grade F, #445 of 535 statewide, top 84%, 940 students, 99% FRL) — zoned schools average 99% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 401 active listings in the ZIP; 7 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 180 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $132k; list at $210k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% 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 $167,547 (20.2% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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. 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: 0.80% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $170,688
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1316 Hamlet St	0.49mi	3/2.0	1,212 (-10%)	3mo	$214,900	$177	58
1321 Hamlet St	0.46mi	3/2.0	1,368 (+2%)	23mo	$230,000	$168	57
1323 Camden Rd	0.74mi	3/2.0	1,475 (+10%)	17mo	$168,000	$114	35
2005 Henry St	0.69mi	3/2.0	1,475 (+10%)	21mo	$188,000	$127	34
1601 Camden Rd	0.64mi	3/2.0	1,152 (-14%)	20mo	$56,000	$49	30

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.40×
• Total profit: $-35,334
• Equity at exit: $31,312

10-year hold

• IRR: -13.3%
• Equity multiple: 0.29×
• Total profit: $-41,832
• Equity at exit: $18,157

Cash invested: $58,800 (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 28306

• Home prices YoY: -17.7%
• Rents YoY: 0.9%
• Active inventory: 401
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,675 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$100 /mo · $1,197/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $35

Break-even live

Break-even rent $1,631

Max offer price $210,000

Occupancy floor 93%

Sensitivity live

Price	-10% $154	-5% $95	+0% $35	+5% $-24	+10% $-84
Rent	-10% $-97	-5% $-31	+0% $35	+5% $101	+10% $167
Rate	-1.0pp $141	-0.5pp $89	base $35	+0.5pp $-19	+1.0pp $-75

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2026 Progress St Fayetteville, NC	3.0	2.5	1500	$1,600	$1.07	14d	1	0.64mi
2123 Burnett Ave Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	24d	1	0.89mi
522 Jernigan St Fayetteville, NC	3.0	2.5	1406	$1,650	$1.17	24d	1	0.96mi
2516 Cumberland Rd Fayetteville, NC	3.0	2.0	1442	$1,500	$1.04	24d	1	1.11mi
122 Oak St Fayetteville, NC	2.0	2.0	1000	$1,000	$1.00	24d	1	1.30mi
126 Oak St Fayetteville, NC	2.0	2.0	1000	$1,000	$1.00	24d	1	1.30mi
2610 Trenton Rd Fayetteville, NC	3.0	2.0	1762	$2,000	$1.14	14d	1	1.34mi

Listing history 24 events

1. 2026-06-18
   days on market $210,000 Active 180 DOM
2. 2026-06-17
   days on market $210,000 Active 179 DOM
3. 2026-06-16
   days on market $210,000 Active 178 DOM
4. 2026-06-15
   days on market $210,000 Active 177 DOM
5. 2026-06-14
   days on market $210,000 Active 175 DOM
6. 2026-06-13
   days on market $210,000 Active 174 DOM
7. 2026-06-10
   days on market $210,000 Active 172 DOM
8. 2026-06-09
   days on market $210,000 Active 171 DOM
9. 2026-06-08
   days on market $210,000 Active 170 DOM
10. 2026-06-07
    days on market $210,000 Active 169 DOM
11. 2026-06-03
    days on market $210,000 Active 165 DOM
12. 2026-06-02
    days on market $210,000 Active 164 DOM
13. 2026-06-01
    days on market $210,000 Active 163 DOM
14. 2026-05-31
    days on market $210,000 Active 162 DOM
15. 2026-05-30
    days on market $210,000 Active 161 DOM
16. 2026-05-10
    price $210,000
17. 2026-04-19
    price $220,000
18. 2026-03-06
    price $230,000
19. 2025-12-21
    listed $240,000 Active
20. 2025-02-28
    soldstatus $132,500
21. 2025-01-29
    soldstatus $107,500
22. 2017-02-15
    soldstatus $23,000 243-char remark

    Show marketing remark (243 chars)

    -Spacious brick home! Fantastice deal! Home has 3 spacious bedrooms, living room with fireplace, the kitchen has an abundance of cabinets plus a large eating area. Oversize backyard with shed. Convenient to Ft Bragg, 301 & Downtown area.

23. 2016-11-23
    listed $25,000 243-char remark

    Show marketing remark (243 chars)

    -Spacious brick home! Fantastice deal! Home has 3 spacious bedrooms, living room with fireplace, the kitchen has an abundance of cabinets plus a large eating area. Oversize backyard with shed. Convenient to Ft Bragg, 301 & Downtown area.

24. 1999-10-08
    soldstatus $55,000

ⓘ 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: $1,197 · $100/mo
• Projected year-2 tax: $1,722 · $144/mo
• Expected delta: +$525/yr (+$44/mo · 43.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $20,106
• − Mortgage interest: −$11,763
• − Property taxes: −$1,197
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$6,109
• Taxable loss: −$3,230
• Est. tax savings @ 24.0%: +$775
• After-tax cash flow: $1,197/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: 39,196
• Metro: Fayetteville, NC
• Population (ZIP): 43,042
• Household income: $67,544
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1386.0

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 0.68)
• Race & ethnicity: White 44% Black 33% Hispanic / Latino 13% Two or more races 8% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 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: ▼ -51.69%
• Current HPI: 239.7281
• Rent YoY: ▲ 0.90%
• 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

+281.8% since first listed

9 events — show timeline

• 2026-05-10 Price Changed $210,000 LPRMLS
• 2026-04-19 Price Changed $220,000 LPRMLS
• 2026-03-06 Price Changed $230,000 LPRMLS
• 2025-12-21 Listed $240,000 LPRMLS
• 2025-02-28 Sold (Public Records) $132,500 Public Records
• 2025-01-29 Sold (Public Records) $107,500 Public Records
• 2017-02-15 Sold (MLS) $23,000 LPRMLS
• 2016-11-23 Listed $25,000 LPRMLS
• 1999-10-08 Sold (Public Records) $55,000 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,197 · +52.6% YoY. Source: county tax records.