3351 Galleria Dr #25 · Fayetteville, NC 28303

$95,000

2 bd · 2.0 ba · 1,090 sqft · Condo public records · 70 Days on market

Built 1992 $182/mo HOA · 15% of rent

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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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• 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

Motivated seller!! Make an offer!!! Third-floor condo offering 2 bedrooms and 2 full bathrooms in a highly convenient location just minutes from Fort Bragg. The spacious living area includes a cozy fireplace and direct access to a private balcony—perfect for relaxing or enjoying morning coffee. The kitchen comes equipped with most major appliances and offers ample cabinet and counter space. Both bedrooms are generously sized, with the primary suite featuring a private full bath and plenty of closet space. Additional highlights include a functional laundry room. Conveniently located near shopping, dining, schools, and major roadways for an easy commute.

Key facts

• Private balcony
• Cozy fireplace
• Convenient location

Tags

• THIRD-FLOOR CONDO
• PRIVATE BALCONY
• COZY FIREPLACE
• FUNCTIONAL LAUNDRY ROOM
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Located in the Galleria Place subdivision
• HOA & community: Homeowners association with a $182 monthly fee

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential condominium
• Construction: Vinyl siding
• Exterior features: Front porch; Rear porch; Wooded lot

Interior

• Kitchen: Microwave
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric heating
• Interior features: Microwave; Gas log fireplace; Five total rooms; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $95k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: Vanstory Hills Elementary (math 46% / reading 50%, grade D, #477 of 1,410 statewide, top 35%, 469 students, 99% FRL); R Max Abbott Middle (math 31% / reading 45%, grade F, #251 of 475 statewide, top 54%, 759 students, 99% FRL); Terry Sanford High (math 49% / reading 52%, grade D+, #306 of 535 statewide, top 57%, 1,224 students, 59% FRL) — zoned schools average 86% FRL vs 55% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 280 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $89,300 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.30% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.68%
• DSCR: 1.43
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-1,636
• Equity at exit: $14,165

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $16,555
• Equity at exit: $8,214

Cash invested: $26,600 (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 28303

• Home prices YoY: -25.4%
• Rents YoY: 3.0%
• Active inventory: 280
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,233 high
• Mortgage (P&I): −$498
• Tax from tax record: −$40 /mo · $481/yr
• Insurance: −$40
• HOA: −$182
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $215

Break-even live

Break-even rent $962

Max offer price $95,000

Occupancy floor 78%

Sensitivity live

Price	-10% $268	-5% $241	+0% $215	+5% $188	+10% $161
Rent	-10% $117	-5% $166	+0% $215	+5% $263	+10% $312
Rate	-1.0pp $262	-0.5pp $239	base $215	+0.5pp $190	+1.0pp $165

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3374 Galleria Dr Fayetteville, NC	3.0	2.0	1350	$1,200	$0.89	24d	1	0.08mi
1849 Tryon Dr Fayetteville, NC	2.0	2.0	1061	$998	$0.94	24d	2	0.33mi
1861 Tryon Dr Unit 3 Fayetteville, NC	2.0	2.0	1050	$995	$0.95	24d	1	0.37mi
4420 Blanton Rd Unit 4420-H Fayetteville, NC	2.0	1.5	990	$1,025	$1.04	14d	1	0.37mi
1808 Tryon Dr Fayetteville, NC	2.0	2.0	1066	$995	$0.93	24d	1	0.38mi
710 Villagio Pl Fayetteville, NC	1.0–2.0	1.0–2.0	984	$1,686	$1.71	14d	9	0.38mi
1909 Tryon Dr #7 Fayetteville, NC	2.0	2.0	1060	$1,050	$0.99	24d	1	0.41mi
1882 Tryon Dr #4 Fayetteville, NC	2.0	2.0	1063	$1,100	$1.03	14d	1	0.42mi
1615 Morehead Ave Fayetteville, NC	3.0	2.0	1073	$1,400	$1.30	24d	1	0.46mi
1914 King George Dr Fayetteville, NC	2.0	1.0	800	$850	$1.06	24d	1	0.47mi
1907 Eichelberger Dr Fayetteville, NC	3.0	2.0	1463	$1,650	$1.13	24d	1	0.54mi
3318 Rogers Dr Fayetteville, NC	3.0	2.0	1392	$1,750	$1.26	14d	1	0.58mi
1937 Sardonyx Rd Fayetteville, NC	2.0	2.0	1200	$1,150	$0.96	24d	1	0.59mi
908 William Clark Rd Fayetteville, NC	2.0	1.0	750	$975	$1.30	14d	1	0.64mi
1199 Wrenwood Ct Fayetteville, NC	2.0	2.5	1224	$1,345	$1.10	24d	1	0.70mi
1198 Windham Ct Fayetteville, NC	2.0	2.5	1200	$1,100	$0.92	14d	1	0.71mi
1160 Windham Ct Fayetteville, NC	2.0	2.5	1200	$1,250	$1.04	24d	1	0.75mi
1276 N Forest Dr Fayetteville, NC	2.0	2.5	1200	$1,295	$1.08	24d	1	0.76mi
1156 Acorn St Fayetteville, NC	2.0	1.0	800	$1,000	$1.25	24d	1	0.84mi
2110 Rogers Dr Fayetteville, NC	1.0	1.0	700	$895	$1.28	24d	1	0.84mi
844 Anita Rd Fayetteville, NC	2.0	1.0	850	$850	$1.00	14d	1	0.98mi
5109 Higgins St Fayetteville, NC	2.0	1.0	862	$1,000	$1.16	24d	1	1.02mi
5112 Cannon St Fayetteville, NC	2.0	1.0	750	$949	$1.27	14d	1	1.05mi
4916 Schmidt St Fayetteville, NC	2.0	1.0	801	$945	$1.18	24d	1	1.07mi
1000a Elm St Fayetteville, NC	1.0–2.0	1.0–2.0	675	$1,403	$2.08	14d	23	1.08mi
1014 Enclave Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,512	$1.36	14d	19	1.12mi
301 Barcelona Dr Fayetteville, NC	1.0–2.0	1.0–2.0	845	$1,326	$1.57	14d	58	1.23mi
421 Squirrel St Unit A Fayetteville, NC	2.0	1.0	780	$900	$1.15	24d	1	1.35mi
2436 Bragg Blvd Fayetteville, NC	2.0	1.0	1000	$1,200	$1.20	24d	1	1.35mi
2436 Bragg Blvd Fayetteville, NC	2.0	1.0	1000	$1,200	$1.20	14d	1	1.35mi
2434 Bragg Blvd Fayetteville, NC	2.0	1.0	1000	$1,200	$1.20	24d	1	1.35mi
4943 Fieldcrest Dr Unit B Fayetteville, NC	1.0	1.0	825	$799	$0.97	24d	1	1.39mi
2056 Wheeling St Fayetteville, NC	3.0	2.5	1401	$1,595	$1.14	24d	1	1.44mi
1216 Superior Pointe Pl Fayetteville, NC	3.0	2.5	1288	$1,450	$1.13	24d	1	1.44mi
4959 Fieldcrest Dr Fayetteville, NC	1.0	1.0	850	$725	$0.85	14d	1	1.44mi
1000 Ivy Rd Fayetteville, NC	3.0	1.0	1200	$1,400	$1.17	24d	1	1.48mi
2328 Barrington Cir Fayetteville, NC	2.0	1.0	1050	$1,000	$0.95	21d	1	1.48mi
4981 Galveston Dr Fayetteville, NC	2.0	1.5	750	$1,050	$1.40	24d	1	1.49mi
2326 Barrington Cir Fayetteville, NC	2.0	1.0	1050	$1,200	$1.14	24d	1	1.49mi
2326 Barrington Cir Fayetteville, NC	2.0	1.0	1050	$1,200	$1.14	14d	1	1.49mi

HOA detail condo

• Monthly dues: $182 · $2,184/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-01
   status Pending
2. 2026-04-03
   price $95,000
3. 2026-02-20
   listed $105,000 Active
4. 2006-04-10
   soldstatus $69,500
5. 2002-02-28
   soldstatus $58,000
6. 1995-03-24
   soldstatus $66,500

ⓘ 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: $481 · $40/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$298/yr (+$25/mo · 61.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,801
• − Mortgage interest: −$5,321
• − Property taxes: −$481
• − Insurance: −$475
• − Repairs & maintenance: −$1,184
• − Management: −$1,184
• − HOA: −$2,184
• − Depreciation: −$2,764
• Taxable income: $1,208
• Est. tax owed @ 24.0%: −$290
• After-tax cash flow: $2,285/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): 30,965
• Household income: $58,223
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1370.0

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 0.70)
• Race & ethnicity: White 39% Black 37% Two or more races 11% Hispanic / Latino 10% Asian 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 3% Serbian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Spanish 7% Other Asian/Pacific 2% Korean 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: ▼ -77.14%
• Current HPI: 226.5097
• Rent YoY: ▲ 3.01%
• 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

+42.9% since first listed

6 events — show timeline

• 2026-05-01 Pending — LPRMLS
• 2026-04-03 Price Changed $95,000 LPRMLS
• 2026-02-20 Listed $105,000 LPRMLS
• 2006-04-10 Sold (Public Records) $69,500 Public Records
• 2002-02-28 Sold (Public Records) $58,000 Public Records
• 1995-03-24 Sold (Public Records) $66,500 Public Records

Property tax history

-11.1%/yr

Latest (2019): $481 · +0.0% YoY. Source: county tax records.