1905 Harris St · Fayetteville, NC 28301

$134,000

3 bd · 2.0 ba · 1,346 sqft · SingleFamily public records · 108 Days on market

Built 1945 7,405 sqft lot Est $160k · 16% under

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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 +20.0/30.0
• ARV discount +14.9/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for investors or buyers seeking a value-add property. This three bedroom, two bath home features recent updates, including mini-split systems, fresh interior paint, upgraded bathrooms, and new fixtures. The living room offers high ceilings, creating an open and modern feel. A bonus room upstairs provides additional flexible space. With vision and finishing touches, this property has strong potential as a primary residence or investment. Property is being sold As Is. Schedule your showing today. This home will not last.

Key facts

• New fixtures
• High ceilings
• Upgraded bathrooms

Tags

• UPGRADED BATHROOMS
• NEW FIXTURES
• HIGH CEILINGS

Property features AI

Finance

• Other: Lot approximately 0.17 acres; Zoned SF6
• HOA & community: No association

Exterior

• Utilities: Public water; Public sewer
• Home design: House; One and one-half story
• Construction: Brick or brick veneer construction; Built with traditional foundation
• Exterior features: Private yard; Shingle roof

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling fans; Electric cooling; Wall-mounted AC units
• Interior features: High ceilings; Vaulted ceilings

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $134k).
• Recommended offer: $122k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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: Luther Nick Jeralds Middle (math 13% / reading 24%, grade F, #436 of 475 statewide, top 93%, 616 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 36% district-wide (-18 pts) — the specific schools serving this property underperform the Cumberland County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.5%/yr); 132 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 42% of the median local income ($39k/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 $926 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $31k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $31k; list at $134k implies a 332% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $121,940 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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: 1.03% ✓
• Cap rate: 7.76%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $160,174
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1619 Minurva Dr	0.39mi	3/2.0	1,330 (-1%)	3mo	$255,000	$192	78
1108 Henderson Ave	0.10mi	3/2.0	1,220 (-9%)	3mo	$145,000	$119	77
1342 Essex Pl	0.41mi	3/1.5	1,302 (-3%)	2mo	$110,250	$85	71
1516 Murchison Rd	0.38mi	3/2.0	1,393 (+4%)	14mo	$87,000	$62	65
113 Jasper St	0.28mi	3/2.0	1,168 (-13%)	1mo	$215,000	$184	64
1100 Hood Ave	0.05mi	3/1.0	1,176 (-13%)	13mo	$124,900	$106	61
1467 Bridger St	0.46mi	3/1.5	1,255 (-7%)	14mo	$148,000	$118	54
1486 Thelbert Dr	0.43mi	3/1.5	1,479 (+10%)	11mo	$169,000	$114	52
520 Marion Ct	0.58mi	3/2.0	1,448 (+8%)	12mo	$157,500	$109	51
1900 Torrey Dr	0.31mi	4/2.0 (+1)	1,527 (+13%)	10mo	$203,000	$133	50
1710 Mcgougan Rd	0.67mi	3/1.5	1,249 (-7%)	14mo	$157,000	$126	43
1612 Rogers Dr	0.71mi	3/2.0	1,541 (+14%)	8mo	$252,000	$164	36

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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-10,607
• Equity at exit: $19,980

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $7,070
• Equity at exit: $11,586

Cash invested: $37,520 (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 28301

• Home prices YoY: -12.5%
• Rents YoY: 3.5%
• Active inventory: 132
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,377 high
• Mortgage (P&I): −$703
• Tax from tax record: −$166 /mo · $1,995/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $163

Break-even live

Break-even rent $1,171

Max offer price $134,000

Occupancy floor 83%

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1628 Murchison Rd Fayetteville, NC	3.0	1.0	1700	$1,295	$0.76	23d	1	0.25mi
1704 Newark Ave Fayetteville, NC	2.0	1.0	1100	$850	$0.77	23d	1	0.31mi
1817 McGougan Rd Fayetteville, NC	3.0	2.0	1811	$2,100	$1.16	14d	1	0.77mi
809 Cape Fear Ave Fayetteville, NC	2.0	1.0	1225	$1,450	$1.18	21d	1	0.81mi
808 Ethelored St Fayetteville, NC	2.0	2.0	1701	$1,395	$0.82	23d	1	0.83mi
1000 Ivy Rd Fayetteville, NC	3.0	1.0	1200	$1,400	$1.17	23d	1	0.86mi
1014 Enclave Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,685	$1.52	14d	19	0.95mi
536 Pearl St Fayetteville, NC	2.0	1.0	1101	$1,349	$1.23	14d	1	0.97mi
2532 Sourwood Dr Fayetteville, NC	4.0	2.0	1562	$1,700	$1.09	23d	1	0.98mi
530 Pearl St Unit 1367379P Fayetteville, NC	3.0	2.0	1194	$3,577	$3.00	14d	1	1.00mi
1216 Superior Pointe Pl Fayetteville, NC	3.0	2.5	1288	$1,450	$1.13	23d	1	1.03mi
600 Glenville Ave Fayetteville, NC	2.0	1.5	1105	$1,295	$1.17	14d	1	1.06mi
307 Hawthorne Rd Fayetteville, NC	3.0	1.0	886	$1,125	$1.27	14d	1	1.07mi
2105 Wexford Oaks Ct Fayetteville, NC	2.0	2.0	988	$1,500	$1.52	23d	1	1.08mi
1228 Woodland Dr Unit 1 Fayetteville, NC	2.0	2.0	1465	$1,595	$1.09	14d	1	1.09mi
2328 Barrington Cir Fayetteville, NC	2.0	1.0	1050	$1,000	$0.95	21d	1	1.09mi
2326 Barrington Cir Fayetteville, NC	2.0	1.0	1050	$1,200	$1.14	23d	1	1.10mi
2326 Barrington Cir Fayetteville, NC	2.0	1.0	1050	$1,200	$1.14	14d	1	1.10mi
2310 Barrington Cir Fayetteville, NC	2.0	1.0	900	$900	$1.00	23d	1	1.10mi
620 Forest Rd Fayetteville, NC	2.0	1.0	1000	$975	$0.97	23d	2	1.12mi
1547 Londonderry Pl Fayetteville, NC	3.0	2.5	1636	$1,750	$1.07	23d	1	1.17mi
2436 Bragg Blvd Fayetteville, NC	2.0	1.0	1000	$1,200	$1.20	23d	1	1.18mi
2436 Bragg Blvd Fayetteville, NC	2.0	1.0	1000	$1,200	$1.20	14d	1	1.18mi
2434 Bragg Blvd Fayetteville, NC	2.0	1.0	1000	$1,200	$1.20	23d	1	1.18mi
112 Quincy St Fayetteville, NC	3.0	1.0	1080	$1,320	$1.22	14d	1	1.18mi
733 Ashburton Dr Fayetteville, NC	3.0	1.5	1118	$1,300	$1.16	23d	1	1.26mi
501 Lambert St Fayetteville, NC	2.0	2.0	1200	$1,230	$1.02	14d	3	1.26mi
2061 Osceola Dr Fayetteville, NC	3.0	1.0	928	$1,300	$1.40	23d	1	1.30mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	23d	1	1.34mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	14d	1	1.34mi
715 Ashburton Dr Fayetteville, NC	3.0	2.0	1278	$1,600	$1.25	23d	1	1.36mi
104 Brett Ct Fayetteville, NC	2.0	2.5	1210	$1,400	$1.16	21d	1	1.36mi
113 Mullins Ave Fayetteville, NC	2.0	1.0	1000	$1,025	$1.02	23d	1	1.42mi
1021 W Rowan St Unit H Fayetteville, NC	2.0	1.5	930	$850	$0.91	23d	1	1.42mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	14d	1	1.45mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	23d	1	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $134,000 Active 108 DOM
2. 2026-06-17
   days on market $134,000 Active 107 DOM
3. 2026-06-16
   days on market $134,000 Active 106 DOM
4. 2026-06-16
   status $134,000 Active 105 DOM
5. 2026-05-22
   price $134,000
6. 2026-04-13
   price $138,000
7. 2026-03-26
   price $149,000
8. 2026-02-26
   price $155,000
9. 2026-02-10
   status Active
10. 2026-02-06
    historical
11. 2026-02-06
    listed $165,000 Active
12. 2025-12-29
    status Active
13. 2025-12-22
    status Pending
14. 2025-12-22
    historical
15. 2025-11-20
    listed $165,000 Active
16. 1995-12-07
    soldstatus $31,000

ⓘ 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: $1,995 · $166/mo
• Projected year-2 tax: $1,995 · $166/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $16,529
• − Mortgage interest: −$7,506
• − Property taxes: −$1,995
• − Insurance: −$670
• − Repairs & maintenance: −$1,322
• − Management: −$1,322
• − Depreciation: −$3,898
• Taxable loss: −$185
• Est. tax savings @ 24.0%: +$44
• After-tax cash flow: $2,005/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): 16,798
• Household income: $39,198
• Rent vs Own: 64.7% rent · 35.3% own
• Severe rent burden: 1389.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 19% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Serbian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -37.92%
• Current HPI: 265.98
• Rent YoY: ▲ 3.49%
• 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

+332.3% since first listed

12 events — show timeline

• 2026-05-22 Price Changed $134,000 TMLS
• 2026-04-13 Price Changed $138,000 TMLS
• 2026-03-26 Price Changed $149,000 TMLS
• 2026-02-26 Price Changed $155,000 TMLS
• 2026-02-10 Relisted — TMLS
• 2026-02-06 Listed $165,000 TMLS
• 2026-02-06 Listing Removed — TMLS
• 2025-12-29 Relisted — TMLS
• 2025-12-22 Pending — TMLS
• 2025-12-22 Listing Removed — TMLS
• 2025-11-20 Listed $165,000 TMLS
• 1995-12-07 Sold (Public Records) $31,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,995 · +57.0% YoY. Source: county tax records.