6514 Cissna Dr · Fayetteville, NC 28303

$169,900

3 bd · 2.0 ba · 1,066 sqft · SingleFamily public records · 6 Days on market

Built 1976 Est $156k · 9% over

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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 +12.6/30.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• ARV discount +3.4/15.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 3-bedroom, 1.5-bath brick ranch located in the heart of Fayetteville! This move-in-ready home features a newly replaced roof, fresh interior and exterior paint, and all appliances will convey with the home, making your move even easier. Enjoy a functional floor plan, comfortable living spaces, and a spacious backyard perfect for relaxing or entertaining. Conveniently located near shopping, dining, schools, and just minutes from Fort Liberty, this property is ideal for first-time homebuyers, military families, or investors. This affordable Fayetteville gem is a must-see! Schedule your private showing today! Seller is offering $5000 in Concessions to Buyer with

Key facts

• Spacious backyard
• Newly replaced roof
• Fresh interior paint

Tags

• NEWLY REPLACED ROOF
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• SPACIOUS BACKYARD
• MINUTES FROM FORT LIBERTY

Property features AI

Finance

• Other: Property located in the Morganton Place subdivision

Exterior

• Parking: Attached 1-car garage; 1 covered parking space
• Utilities: Other water source; Other sewer
• Home design: Single-family residence; One story; Brick veneer construction; Zoned SF10 (Single Family Res 10)
• Construction: Brick veneer exterior
• Exterior features: Front porch; Porch; Patio

Interior

• Kitchen: Range
• Flooring: Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (electric); Ceiling fan cooling
• Interior features: Ceiling fans; Eat-in kitchen; No fireplace
• Laundry & utility: Washer hookup on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-22 ($-259/yr) — negative.
• To cash-flow at today's rent, offer at most $166k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (17.7% below list).
• Recommended offer: $140k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.9% in Fayetteville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Westover Middle (math 20% / reading 30%, grade F, #396 of 475 statewide, top 84%, 784 students, 100% FRL); Westover High (math 42% / reading 39%, grade F, #387 of 535 statewide, top 73%, 1,202 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,774 (17.7% 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. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $155,636
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6522 Cissna Dr	0.03mi	3/2.0	1,066 (0%)	8mo	$145,000	$136	92
147 Brocton Dr	0.14mi	3/1.5	1,066 (0%)	2mo	$149,000	$140	90
7533 Cliffbourne	0.24mi	3/1.0	1,114 (+4%)	3mo	$204,900	$184	75
281 Ramona Dr	0.61mi	3/1.5	1,069 (+0%)	4mo	$188,000	$176	66
251 Shads Ford Blvd	0.58mi	3/1.5	1,147 (+8%)	8mo	$185,000	$161	52
100 Lewiston Ct	0.50mi	3/2.0	1,206 (+13%)	5mo	$170,000	$141	51
6502 Somerset Ct	0.71mi	3/2.0	1,148 (+8%)	8mo	$205,000	$179	48
285 Decatur Dr	0.72mi	3/1.0	1,127 (+6%)	8mo	$165,000	$146	47
283 Channing Dr	0.74mi	3/1.0	1,119 (+5%)	11mo	$147,285	$132	44
269 Ramona Dr	0.58mi	3/1.5	1,201 (+13%)	8mo	$149,000	$124	43
7519 Telfair Dr	0.65mi	3/1.0	1,189 (+12%)	5mo	$179,900	$151	42
284 Channing Dr	0.75mi	3/1.0	1,175 (+10%)	3mo	$167,000	$142	42

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: -17.2%
• Equity multiple: 0.39×
• Total profit: $-28,902
• Equity at exit: $25,333

10-year hold

• IRR: -9.1%
• Equity multiple: 0.43×
• Total profit: $-26,916
• Equity at exit: $14,690

Cash invested: $47,572 (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 28303

• Home prices YoY: -25.4%
• Rents YoY: 3.0%
• Active inventory: 280
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,398 high
• Mortgage (P&I): −$891
• Tax from tax record: −$164 /mo · $1,969/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-22

Break-even live

Break-even rent $1,425

Max offer price $166,083

Occupancy floor 97%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6510 Cissna Dr Fayetteville, NC	3.0	1.5	1100	$1,095	$1.00	14d	1	0.04mi
6521 Cissna Dr Fayetteville, NC	3.0	2.0	1456	$1,375	$0.94	14d	1	0.06mi
6445 Independence Pl Dr Fayetteville, NC	1.0–3.0	1.0–3.0	1106	$1,779	$1.61	14d	18	0.15mi
307 Family Lodge Dr Unit 5 Fayetteville, NC	2.0	2.5	1200	$1,100	$0.92	14d	1	0.21mi
278 Crabapple Cir #57 Fayetteville, NC	2.0	1.0	796	$990	$1.24	23d	1	0.43mi
7526 Bridgeman Dr Fayetteville, NC	3.0	2.0	1300	$1,450	$1.12	23d	1	0.43mi
7639 Fletcher Ave Fayetteville, NC	3.0	2.0	1300	$1,400	$1.08	23d	1	0.62mi
205 Brookford Ct Fayetteville, NC	3.0	2.0	1196	$1,640	$1.37	23d	1	0.65mi
7514 Telfair Dr Fayetteville, NC	3.0	1.5	1204	$1,300	$1.08	23d	1	0.66mi
111 Grande Oaks Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1205	$1,645	$1.37	14d	46	0.76mi
942 Stewarts Creek Dr #8 Fayetteville, NC	2.0	2.0	1020	$1,055	$1.03	23d	1	0.79mi
942 Stewarts Creek Dr #9 Fayetteville, NC	3.0	2.0	1250	$1,250	$1.00	23d	1	0.79mi
6748 Willowbrook Dr #9 Fayetteville, NC	2.0	2.0	1157	$1,100	$0.95	23d	1	0.84mi
1000 Wood Creek Dr #9 Fayetteville, NC	2.0	2.0	1100	$1,175	$1.07	23d	1	0.88mi
1022 Brookhollow Dr #5 Fayetteville, NC	2.0	2.0	1086	$1,050	$0.97	23d	1	0.88mi
6809 Willowbrook Dr Fayetteville, NC	2.0	2.0	1050	$990	$0.94	23d	1	0.90mi
513 Roundtree Dr Fayetteville, NC	3.0	2.0	1337	$1,775	$1.33	23d	1	0.90mi
244 Wickford Ct Unit 6 Fayetteville, NC	2.0	1.5	1141	$995	$0.87	23d	1	0.90mi
1018 Wood Creek Dr #9 Fayetteville, NC	3.0	2.0	1101	$1,195	$1.09	23d	1	0.90mi
6720 Willowbrook Dr #5 Fayetteville, NC	2.0	2.0	1200	$1,150	$0.96	14d	1	0.91mi
1014 Brookhollow Dr Fayetteville, NC	2.0	2.0	1050	$1,000	$0.95	14d	1	0.92mi
7176 Fillyaw Rd Fayetteville, NC	2.0	2.0	900	$925	$1.03	23d	1	0.95mi
1002 Brookhollow Dr #5 Fayetteville, NC	3.0	2.0	1311	$1,290	$0.98	21d	1	0.95mi
1001 Brookhollow Dr #4 Fayetteville, NC	3.0	2.0	1311	$1,550	$1.18	23d	1	0.97mi
909 Applewood Ln Fayetteville, NC	2.0	2.0	915	$925	$1.01	23d	1	0.98mi
6213 Sabine Dr Fayetteville, NC	3.0	1.5	1092	$1,175	$1.08	23d	1	1.00mi
841 Applewood Ln Unit 1 Fayetteville, NC	2.0	2.0	1000	$925	$0.93	23d	1	1.01mi
890 Bedrock Dr Fayetteville, NC	4.0	2.5	1484	$1,650	$1.11	23d	1	1.01mi
726 Windy Hill Cir Unit 726-C Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	23d	1	1.11mi
709 Windy Hill Cir Unit 709-D Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	23d	1	1.15mi
718 Windy Hill Cir Unit 718-B Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	14d	1	1.16mi
6855 Shawcross Ln Fayetteville, NC	3.0	2.0	1100	$1,495	$1.36	23d	1	1.17mi
716 Windy Hill Cir Unit 716-A Fayetteville, NC	2.0	1.5	1100	$1,025	$0.93	23d	1	1.18mi
338 Summer Hill Rd Fayetteville, NC	4.0	2.0	1474	$1,550	$1.05	23d	1	1.18mi
6848 Torrance Ln Fayetteville, NC	3.0	2.5	1290	$3,295	$2.55	14d	1	1.19mi
3639 Dornoch Dr Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	23d	1	1.27mi
6734 Winchester St Fayetteville, NC	3.0	2.0	1068	$3,195	$2.99	14d	1	1.30mi
3633 Dornoch Dr Apt E Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	23d	1	1.31mi
6033 Santa Fe Dr Fayetteville, NC	3.0	1.5	1325	$1,500	$1.13	23d	1	1.32mi
916 Glen Reilly Dr Fayetteville, NC	3.0	2.0	1071	$1,400	$1.31	23d	1	1.32mi

Listing history 7 events

1. 2026-06-18
   days on market $169,900 Active 6 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   days on market $169,900 Active 5 DOM
4. 2026-06-16
   days on market $169,900 Active 4 DOM
5. 2026-06-15
   days on market $169,900 Active 3 DOM
6. 2026-06-13
   remarks 643-char remark
7. 2026-06-13
   listed $169,900 Active 1 DOM

ⓘ 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: $1,969 · $164/mo
• Projected year-2 tax: $1,969 · $164/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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $16,773
• − Mortgage interest: −$9,517
• − Property taxes: −$1,969
• − Insurance: −$850
• − Repairs & maintenance: −$1,342
• − Management: −$1,342
• − Depreciation: −$4,943
• Taxable loss: −$3,189
• Est. tax savings @ 24.0%: +$765
• After-tax cash flow: $506/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

1 event — show timeline

• 2026-06-12 Listed $169,900 LPRMLS

Property tax history

+6.1%/yr

Latest (2025): $1,969 · +30.0% YoY. Source: county tax records.