5769 Holland St · Fayetteville, NC 28311

$140,000

3 bd · 2.0 ba · 1,512 sqft · Other public records · 2 Days on market

Built 1995

---

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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Income-producing property in a highly convenient Fayetteville location, currently occupied with a lease in place through October 2026 at $1,500 per month, making it an attractive opportunity for investors seeking immediate cash flow. The home features three bedrooms and two full bathrooms with a split-bedroom layout, offering privacy between the primary suite and secondary bedrooms. The primary suite includes generous closet space and a private bath with a soaking tub and separate walk-in shower, while the additional bedrooms share a full hallway bath. The kitchen is designed in a functional galley style and includes one refrigerator (gift), with washer and dryer connections nearby. Outside

Key facts

• Oversized yard
• Private bath
• Soaking tub

Tags

• FAYETTEVILLE LOCATION
• INCOME PRODUCING PROPERTY
• OVERSIZED YARD
• FUNCTIONAL GALLEY KITCHEN
• PRIVATE BATH
• SOAKING TUB

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Holding tank or septic tank for sewer
• Home design: Manufactured home (residential); Zoned R6A - Residential District
• Construction: Vinyl siding
• Exterior features: Front porch; Rear porch; Porch

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Dishwasher; Electric oven; Refrigerator; Therapeutic whirlpool; One factory-built fireplace located in the den

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $309 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 8.9% 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: Spring Lake Middle (math 15% / reading 31%, grade F, #406 of 475 statewide, top 86%, 512 students, 99% FRL); Pine Forest High (math 73% / reading 51%, grade B-, #184 of 535 statewide, top 37%, 1,572 students, 62% FRL) — zoned schools average 81% FRL vs 55% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 360 active listings in the ZIP; 19 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 4y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $103k; 36% 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 $140,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.10% ✓
• Cap rate: 8.94%
• Cash-on-cash: 9.46%
• DSCR: 1.42
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-3,293
• Equity at exit: $20,874

10-year hold

• IRR: 7.3%
• Equity multiple: 1.54×
• Total profit: $21,291
• Equity at exit: $12,105

Cash invested: $39,200 (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 28311

• Home prices YoY: -18.4%
• Rents YoY: 2.8%
• Active inventory: 360
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,545 high
• Mortgage (P&I): −$734
• Tax from tax record: −$119 /mo · $1,431/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $309

Break-even live

Break-even rent $1,154

Max offer price $140,000

Occupancy floor 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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5745 Holland St Fayetteville, NC	3.0	1.0	1140	$1,650	$1.45	23d	1	0.04mi
1350 Shaw Rd Fayetteville, NC	3.0	2.0	1339	$1,399	$1.04	14d	1	0.17mi
1404 Hibiscus Rd Fayetteville, NC	3.0	1.5	1418	$1,350	$0.95	21d	1	0.25mi
5523 Livingston Dr Fayetteville, NC	4.0	1.5	1305	$1,600	$1.23	23d	1	0.73mi
1526 Trevino Dr Fayetteville, NC	3.0	2.0	1629	$1,800	$1.10	23d	1	1.20mi
1907 Eichelberger Dr Fayetteville, NC	3.0	2.0	1463	$1,650	$1.13	23d	1	1.21mi
1882 Tryon Dr #4 Fayetteville, NC	2.0	2.0	1063	$1,100	$1.03	14d	1	1.24mi
1808 Tryon Dr Fayetteville, NC	2.0	2.0	1066	$995	$0.93	23d	1	1.28mi
1861 Tryon Dr Unit 3 Fayetteville, NC	2.0	2.0	1050	$995	$0.95	23d	1	1.30mi
1733 Swann St Fayetteville, NC	4.0	2.5	1894	$1,850	$0.98	23d	1	1.31mi
1909 Tryon Dr #7 Fayetteville, NC	2.0	2.0	1060	$1,050	$0.99	23d	1	1.32mi
1849 Tryon Dr Fayetteville, NC	2.0	2.0	1061	$998	$0.94	23d	2	1.35mi
4310 Coolidge St Fayetteville, NC	3.0	1.5	1212	$1,250	$1.03	14d	1	1.35mi
1937 Sardonyx Rd Fayetteville, NC	2.0	2.0	1200	$1,150	$0.96	23d	1	1.36mi
1712 Scampton Dr Unit NA Fayetteville, NC	3.0	2.0	1814	$1,900	$1.05	14d	1	1.41mi
1712 Scampton Dr Fayetteville, NC	3.0	1.5	1814	$2,000	$1.10	23d	1	1.41mi
1130 Annondale Way Fayetteville, NC	1.0–3.0	1.0–2.5	1180	$2,495	$2.11	14d	6	1.43mi
1276 N Forest Dr Fayetteville, NC	2.0	2.5	1200	$1,295	$1.08	23d	1	1.46mi
1615 Morehead Ave Fayetteville, NC	3.0	2.0	1073	$1,400	$1.30	23d	1	1.47mi

Listing history 50 events

1. 2026-06-18
   days on market $140,000 Active 2 DOM
2. 2026-06-17
   pricedays on marketlisting id $140,000 Active 1 DOM
3. 2026-05-31
   days on market $144,000 Active 120 DOM
4. 2026-05-30
   days on market $144,000 Active 119 DOM
5. 2026-05-13
   price $144,000
6. 2026-05-01
   status Active
7. 2026-04-13
   price $145,000
8. 2026-04-03
   price $146,000
9. 2026-03-24
   price $147,000
10. 2026-03-05
    price $148,000
11. 2026-02-17
    price $149,000
12. 2026-01-30
    listed $150,000 Active
13. 2025-09-22
    listed $150,000 Active
14. 2025-02-27
    soldstatus $103,000
15. 2025-02-25
    historical $1,500
16. 2025-02-21
    listed $1,500
17. 2025-02-19
    historical
18. 2025-02-05
    price $135,000
19. 2025-01-31
    price $125,000
20. 2025-01-28
    price $135,000
21. 2024-12-02
    price $145,000
22. 2024-12-02
    price $145,000
23. 2024-10-30
    price $155,000
24. 2024-10-30
    price $155,000
25. 2024-09-30
    price $165,000
26. 2024-09-30
    price $165,000
27. 2024-09-13
    price $145,000
28. 2024-09-13
    price $145,000
29. 2024-08-28
    price $150,000
30. 2024-08-28
    price $150,000
31. 2024-08-21
    price $160,000
32. 2024-08-21
    price $160,000
33. 2024-08-06
    price $165,000
34. 2024-08-06
    price $165,000
35. 2024-08-01
    price $125,000
36. 2024-08-01
    price $125,000
37. 2024-07-27
    price $129,900
38. 2024-07-27
    price $129,900
39. 2024-07-20
    price $142,900
40. 2024-07-20
    price $142,900
41. 2024-07-16
    price $135,000
42. 2024-07-16
    price $135,000
43. 2024-07-11
    price $145,000
44. 2024-07-11
    price $145,000
45. 2024-07-02
    price $151,900
46. 2024-07-02
    price $151,900
47. 2024-06-07
    price $140,000
48. 2024-06-07
    price $140,000
49. 2024-05-27
    price $150,000
50. 2024-05-27
    price $150,000

ⓘ 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: $1,431 · $119/mo
• Projected year-2 tax: $1,431 · $119/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 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: $18,544
• − Mortgage interest: −$7,842
• − Property taxes: −$1,431
• − Insurance: −$700
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$4,073
• Taxable income: $1,531
• Est. tax owed @ 24.0%: −$367
• After-tax cash flow: $3,341/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: 226,118
• Metro: Fayetteville, NC
• Population (ZIP): 36,629
• Household income: $62,170
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 1645.0

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 0.67)
• Race & ethnicity: Black 42% White 38% Hispanic / Latino 9% Two or more races 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 1% Other Indo-European 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: ▼ -45.88%
• Current HPI: 203.0731
• Rent YoY: ▲ 2.82%
• 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

+800.0% since first listed

65 events — show timeline

• 2026-05-13 Price Changed $144,000 LPRMLS
• 2026-05-01 Relisted — LPRMLS
• 2026-04-13 Price Changed $145,000 LPRMLS
• 2026-04-03 Price Changed $146,000 LPRMLS
• 2026-03-24 Price Changed $147,000 LPRMLS
• 2026-03-05 Price Changed $148,000 LPRMLS
• 2026-02-17 Price Changed $149,000 LPRMLS
• 2026-01-30 Listed $150,000 LPRMLS
• 2025-09-22 Listed $150,000 LPRMLS
• 2025-02-27 Sold (Public Records) $103,000 Public Records
• 2025-02-25 Rental Removed $1,500 TMLS
• 2025-02-21 Listed for Rent $1,500 TMLS
• 2025-02-19 Listing Removed — Hive MLS
• 2025-02-05 Price Changed $135,000 Hive MLS
• 2025-01-31 Price Changed $125,000 Hive MLS
• 2025-01-28 Price Changed $135,000 LPRMLS
• 2024-12-02 Price Changed $145,000 LPRMLS
• 2024-12-02 Price Changed $145,000 Hive MLS
• 2024-10-30 Price Changed $155,000 LPRMLS
• 2024-10-30 Price Changed $155,000 Hive MLS
• 2024-09-30 Price Changed $165,000 Hive MLS
• 2024-09-30 Price Changed $165,000 LPRMLS
• 2024-09-13 Price Changed $145,000 LPRMLS
• 2024-09-13 Price Changed $145,000 Hive MLS
• 2024-08-28 Price Changed $150,000 LPRMLS
• 2024-08-28 Price Changed $150,000 Hive MLS
• 2024-08-21 Price Changed $160,000 LPRMLS
• 2024-08-21 Price Changed $160,000 Hive MLS
• 2024-08-06 Price Changed $165,000 LPRMLS
• 2024-08-06 Price Changed $165,000 Hive MLS
• 2024-08-01 Price Changed $125,000 LPRMLS
• 2024-08-01 Price Changed $125,000 Hive MLS
• 2024-07-27 Price Changed $129,900 LPRMLS
• 2024-07-27 Price Changed $129,900 Hive MLS
• 2024-07-20 Price Changed $142,900 LPRMLS
• 2024-07-20 Price Changed $142,900 Hive MLS
• 2024-07-16 Price Changed $135,000 Hive MLS
• 2024-07-16 Price Changed $135,000 LPRMLS
• 2024-07-11 Price Changed $145,000 LPRMLS
• 2024-07-11 Price Changed $145,000 Hive MLS
• 2024-07-02 Price Changed $151,900 LPRMLS
• 2024-07-02 Price Changed $151,900 Hive MLS
• 2024-06-07 Price Changed $140,000 Hive MLS
• 2024-06-07 Price Changed $140,000 LPRMLS
• 2024-05-27 Price Changed $150,000 LPRMLS
• 2024-05-27 Price Changed $150,000 Hive MLS
• 2024-05-27 Price Changed $160,000 Hive MLS
• 2024-05-21 Price Changed $160,000 LPRMLS
• 2024-05-13 Price Changed $170,000 LPRMLS
• 2024-05-13 Price Changed $170,000 Hive MLS
• 2024-05-07 Price Changed $175,000 LPRMLS
• 2024-05-06 Listed $175,000 Hive MLS
• 2024-05-05 Listed $180,000 LPRMLS
• 2023-05-09 Sold (Public Records) $8,000 Public Records
• 2023-05-09 Sold (MLS) $8,000 AMLSNC
• 2023-05-09 Sold (MLS) $8,000 TMLS
• 2023-04-27 Pending — TMLS
• 2022-11-11 Relisted — TMLS
• 2022-10-25 Pending — TMLS
• 2022-09-13 Listed $11,500 AMLSNC
• 2022-09-13 Listed $11,500 TMLS
• 2022-09-06 Listing Removed — TMLS
• 2022-06-04 Listed $13,000 TMLS
• 2014-09-03 Sold (Public Records) $20,000 Public Records
• 2006-07-12 Sold (Public Records) $16,000 Public Records

Property tax history

+148.6%/yr

Latest (2025): $1,431 · +3718.6% YoY. Source: county tax records.