919 Mckimmon Rd · Fayetteville, NC 28303

$1

2 bd · 1.0 ba · 990 sqft · SingleFamily public records · 13 Days on market

Built 1946 1.00 ac lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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 MLS

Don't miss the opportunity to check out this beautiful renovated 2 bedroom 1 bath home in Cumberland Heights. This home has so many features that are perfect for you. The kitchen features white cabinets, granite countertops, stainless steel appliances, and gold features that give it a luxurious feel. This home has a morning/sun room that is perfect for an office space or reading room. Ceiling fans can be found in all bedrooms and common areas of the home. The backyard has plenty of space for entertainment and shading perfect for summer days. Schedule your tour because this home won't last long !

Key facts

• 1 acre lot
• Parking
• Built 1946

Property features AI

Exterior

• Parking: Covered carport (1 covered space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Vinyl siding
• Construction: Vinyl siding construction
• Exterior features: Deck; Fenced lot; Cleared topography/lot

Interior

• Kitchen: Range; Microwave; Refrigerator; Granite counters
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Ceiling fan cooling
• Interior features: Ceiling fans; Granite counters; Window coverings and blinds; Masonry fireplace (1)
• Laundry & utility: Washer hookup; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $1.

Deal economics

• At list price, monthly cash flow is $946 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $1).
• Cap rate 1135626.2% 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: Margaret Willis Elementary (math 12% / reading 17%, grade F, #1,331 of 1,410 statewide, top 96%, 299 students, 99% FRL); Luther Nick Jeralds Middle (math 13% / reading 24%, grade F, #436 of 475 statewide, top 93%, 616 students, 100% 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; 37 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 $0 of loan paydown is wiped out by about $0 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $0 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $1

Questions for the listing agent

1. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 119792.00% ✓
• Cap rate: 1135626.16%
• Cash-on-cash: 4055785.24%
• DSCR: 180460.62
• GRM: 0.0

CMA / ARV

• ARV (on-the-fly): $185,130
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
941 Chester Cir	0.21mi	2/1.0	951 (-4%)	2mo	$179,900	$189	82
800 Lewis St	0.12mi	2/1.0	922 (-7%)	6mo	$174,900	$190	78
930 Chester Cir	0.14mi	2/1.0	1,080 (+9%)	3mo	$170,000	$157	76
831 Anarine Rd	0.28mi	2/1.0	920 (-7%)	3mo	$154,500	$168	73
300 N Churchill Dr	0.56mi	2/1.0	1,042 (+5%)	2mo	$194,900	$187	64
1706 Bragg Blvd	0.54mi	2/1.0	960 (-3%)	9mo	$149,000	$155	62
725 Greenland Dr	0.65mi	2/1.0	1,012 (+2%)	5mo	$199,200	$197	62
731 Greenland Dr	0.64mi	2/1.0	1,040 (+5%)	11mo	$199,000	$191	53
818 Greenland Dr	0.63mi	2/2.0	924 (-7%)	9mo	$165,000	$179	48
1455 Bridger St	0.66mi	3/2.0 (+1)	1,032 (+4%)	10mo	$149,999	$145	44
1905 Mcgougan Rd	0.56mi	3/1.0 (+1)	1,126 (+14%)	8mo	$185,000	$164	39
2108 Rock Ave	0.65mi	3/2.0 (+1)	1,121 (+13%)	7mo	$215,000	$192	33

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 · 3.01% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 215370.62×
• Total profit: $60,303
• Equity at exit: $0

10-year hold

• IRR: —
• Equity multiple: 465165.01×
• Total profit: $130,246
• Equity at exit: $0

Cash invested: $0 (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

Monthly cashflow live

• Estimated rent: $1,198 high
• Mortgage (P&I): −$0
• Tax est. 1.5%: −$0 /mo · $0/yr
• Insurance: −$0
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $946

Break-even live

Break-even rent —

Max offer price $1

Occupancy floor 16%

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: $0
• Closing costs: $0
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2328 Barrington Cir Fayetteville, NC	2.0	1.0	1050	$1,000	$0.95	21d	1	0.17mi
2326 Barrington Cir Fayetteville, NC	2.0	1.0	1050	$1,200	$1.14	24d	1	0.18mi
2326 Barrington Cir Fayetteville, NC	2.0	1.0	1050	$1,200	$1.14	14d	1	0.18mi
2310 Barrington Cir Fayetteville, NC	2.0	1.0	900	$900	$1.00	24d	1	0.18mi
818 Ethelored St Fayetteville, NC	1.0	1.0	576	$960	$1.67	14d	1	0.22mi
2105 Wexford Oaks Ct Fayetteville, NC	2.0	2.0	988	$1,500	$1.52	24d	1	0.28mi
2436 Bragg Blvd Fayetteville, NC	2.0	1.0	1000	$1,200	$1.20	24d	1	0.28mi
2436 Bragg Blvd Fayetteville, NC	2.0	1.0	1000	$1,200	$1.20	14d	1	0.28mi
2434 Bragg Blvd Fayetteville, NC	2.0	1.0	1000	$1,200	$1.20	24d	1	0.29mi
2109 Elvira St Fayetteville, NC	2.0	1.0	860	$1,117	$1.30	14d	1	0.42mi
1000a Elm St Fayetteville, NC	1.0–2.0	1.0–2.0	675	$1,403	$2.08	14d	23	0.46mi
600 Glenville Ave Fayetteville, NC	2.0	1.5	1105	$1,295	$1.17	14d	1	0.53mi
536 Pearl St Fayetteville, NC	2.0	1.0	1101	$1,349	$1.23	14d	1	0.66mi
2110 Rogers Dr Fayetteville, NC	1.0	1.0	700	$895	$1.28	24d	1	0.70mi
1261 Thelbert Dr Fayetteville, NC	2.0	1.0	768	$1,100	$1.43	14d	1	0.72mi
222 Woodrow St Fayetteville, NC	1.0	1.0	625	$895	$1.43	24d	1	0.74mi
217 N Virginia Ave Fayetteville, NC	1.0	1.0	800	$850	$1.06	24d	1	0.79mi
1401 Briarcliff Dr Unit B Fayetteville, NC	1.0	1.0	1001	$875	$0.87	24d	1	0.83mi
1918 Millan Dr Fayetteville, NC	2.0	1.0	720	$1,099	$1.53	24d	1	0.87mi
1918 Millan Dr Unit A Fayetteville, NC	1.0	1.0	720	$1,099	$1.53	24d	1	0.87mi
1156 Acorn St Fayetteville, NC	2.0	1.0	800	$1,000	$1.25	24d	1	0.90mi
118 N Virginia Ave Fayetteville, NC	1.0	1.0	800	$800	$1.00	24d	1	0.90mi
806 Lakeland St Fayetteville, NC	3.0	1.0	864	$1,400	$1.62	24d	1	0.94mi
1014 Enclave Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,512	$1.36	14d	19	0.96mi
908 William Clark Rd Fayetteville, NC	2.0	1.0	750	$975	$1.30	14d	1	0.99mi
620 Forest Rd Fayetteville, NC	2.0	1.0	1000	$975	$0.97	24d	2	1.06mi
230 Pinecrest Dr Fayetteville, NC	1.0	1.0	853	$995	$1.17	24d	1	1.07mi
2212 Murchison Rd Fayetteville, NC	2.0	1.0	564	$1,250	$2.22	24d	1	1.09mi
2212 Murchison Rd Unit B Fayetteville, NC	2.0	1.0	564	$1,099	$1.95	14d	1	1.09mi
1704 Newark Ave Fayetteville, NC	2.0	1.0	1100	$850	$0.77	24d	1	1.18mi
1914 King George Dr Fayetteville, NC	2.0	1.0	800	$850	$1.06	24d	1	1.20mi
211 Ellington St Fayetteville, NC	2.0	1.5	1050	$1,395	$1.33	24d	1	1.26mi
1107 W Rowan St Unit 1111-3 Fayetteville, NC	1.0	1.0	700	$850	$1.21	24d	1	1.29mi
1021 W Rowan St Unit H Fayetteville, NC	2.0	1.5	930	$850	$0.91	24d	1	1.35mi
1108 Norwood St Unit A Fayetteville, NC	2.0	1.0	856	$1,025	$1.20	24d	1	1.40mi
1615 Morehead Ave Fayetteville, NC	3.0	2.0	1073	$1,400	$1.30	24d	1	1.42mi
1100 Clarendon St #402 Fayetteville, NC	2.0	2.0	1073	$1,400	$1.30	21d	1	1.47mi

Listing history 25 events

1. 2026-06-09
   status $1 Pending 13 DOM
2. 2026-06-08
   days on market $1 Active 13 DOM
3. 2026-06-07
   days on market $1 Active 12 DOM
4. 2026-06-03
   days on market $1 Active 8 DOM
5. 2026-06-02
   days on market $1 Active 7 DOM
6. 2026-06-01
   days on market $1 Active 6 DOM
7. 2026-05-31
   days on market $1 Active 5 DOM
8. 2026-05-30
   days on market $1 Active 4 DOM
9. 2026-05-26
   listed $1 Active
10. 2023-08-17
    soldstatus $175,000 Closed 602-char remark

    Show marketing remark (602 chars)

    Don't miss the opportunity to check out this beautiful renovated 2 bedroom 1 bath home in Cumberland Heights. This home has so many features that are perfect for you. The kitchen features white cabinets, granite countertops, stainless steel appliances, and gold features that give it a luxurious feel. This home has a morning/sun room that is perfect for an office space or reading room. Ceiling fans can be found in all bedrooms and common areas of the home. The backyard has plenty of space for entertainment and shading perfect for summer days. Schedule your tour because this home won't last long !

11. 2023-08-17
    soldstatus $175,000

    Show marketing remark (602 chars)

    Don't miss the opportunity to check out this beautiful renovated 2 bedroom 1 bath home in Cumberland Heights. This home has so many features that are perfect for you. The kitchen features white cabinets, granite countertops, stainless steel appliances, and gold features that give it a luxurious feel. This home has a morning/sun room that is perfect for an office space or reading room. Ceiling fans can be found in all bedrooms and common areas of the home. The backyard has plenty of space for entertainment and shading perfect for summer days. Schedule your tour because this home won't last long !

12. 2023-07-06
    status Pending 602-char remark

    Show marketing remark (602 chars)

    Don't miss the opportunity to check out this beautiful renovated 2 bedroom 1 bath home in Cumberland Heights. This home has so many features that are perfect for you. The kitchen features white cabinets, granite countertops, stainless steel appliances, and gold features that give it a luxurious feel. This home has a morning/sun room that is perfect for an office space or reading room. Ceiling fans can be found in all bedrooms and common areas of the home. The backyard has plenty of space for entertainment and shading perfect for summer days. Schedule your tour because this home won't last long !

13. 2023-06-16
    listed $175,000 Active 602-char remark

    Show marketing remark (602 chars)

    Don't miss the opportunity to check out this beautiful renovated 2 bedroom 1 bath home in Cumberland Heights. This home has so many features that are perfect for you. The kitchen features white cabinets, granite countertops, stainless steel appliances, and gold features that give it a luxurious feel. This home has a morning/sun room that is perfect for an office space or reading room. Ceiling fans can be found in all bedrooms and common areas of the home. The backyard has plenty of space for entertainment and shading perfect for summer days. Schedule your tour because this home won't last long !

14. 2023-03-14
    status Pending
15. 2023-03-08
    listed $175,000 Active
16. 2022-09-20
    soldstatus $105,000
17. 2022-09-19
    soldstatus $95,000
18. 2022-09-19
    soldstatus $95,000 Closed
19. 2022-09-02
    status Pending
20. 2022-08-29
    price $100,000
21. 2022-08-29
    status Active
22. 2022-08-04
    status Pending
23. 2022-07-26
    listed $100,000
24. 2022-07-26
    listed $110,000 Active
25. 1985-11-01
    soldstatus $35,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $14,375
• − Mortgage interest: −$0
• − Property taxes: −$0
• − Insurance: −$0
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − Depreciation: −$0
• Taxable income: $12,075
• Est. tax owed @ 24.0%: −$2,898
• After-tax cash flow: $8,458/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

+387.5% since first listed

17 events — show timeline

• 2026-05-26 Listed $1 LPRMLS
• 2023-08-17 Sold (Public Records) $175,000 Public Records
• 2023-08-17 Sold (MLS) $175,000 LPRMLS
• 2023-07-06 Pending — LPRMLS
• 2023-06-16 Listed $175,000 LPRMLS
• 2023-03-14 Pending — LPRMLS
• 2023-03-08 Listed $175,000 LPRMLS
• 2022-09-20 Sold (Public Records) $105,000 Public Records
• 2022-09-19 Sold (MLS) $95,000 TMLS
• 2022-09-19 Sold (MLS) $95,000 LPRMLS
• 2022-09-02 Pending — TMLS
• 2022-08-29 Price Changed $100,000 TMLS
• 2022-08-29 Relisted — TMLS
• 2022-08-04 Pending — TMLS
• 2022-07-26 Listed $110,000 TMLS
• 2022-07-26 Listed $100,000 LPRMLS
• 1985-11-01 Sold (Public Records) $35,900 Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,361 · +38.2% YoY. Source: county tax records.