264 Himalaya Dr · Dundarrach, NC 28376

$285,900

3 bd · 2.0 ba · 1,694 sqft · SingleFamily public records · 80 Days on market

Built 2009 0.45 ac lot Est $283k · at est.

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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 +14.5/30.0
• ARV discount +7.0/15.0
• DSCR +4.4/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming Ranch style open floorplan with 3 Bedroom, 2 Bathroom is waiting its new owner! Large upstairs bonus room makes a great office or Media Room. Need that Master bedroom suite privacy?. .. It has a split floor plan too. Sitting on a quiet cul de sac with large fenced in back yard. Hurry, hurry, hurry! This one won’t last long. New roof in 2023. Transferable termite bond with Eco Advantage. 15 Min to shopping, 25 mins to post.

Key facts

• Ceramic tile
• Great room
• 0.45 acre lot

Tags

• GREAT ROOM
• COZY CORNER FIREPLACE
• WELL-DESIGNED KITCHEN
• DURABLE VINYL FLOORING
• CERAMIC TILE
• SPACIOUS PRIMARY SUITE

Property features AI

Exterior

• Parking: Attached 2-car garage (2 covered spaces)
• Security: Smoke detectors
• Utilities: Public water; Septic system (septic tank) and holding tank
• Home design: Single-family residential property; Vinyl siding exterior
• Construction: Vinyl siding construction
• Exterior features: Front porch, covered porch and patio; Fenced backyard; Cleared lot; Located on a cul-de-sac; Paved road access

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator; Kitchen island; Eat-in kitchen
• Flooring: Ceramic tile; Laminate; Tile; Vinyl; Carpet
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air (electric); Ceiling fans; Electric forced air heating
• Interior features: Tray ceilings, cathedral and vaulted ceilings, and coffered ceiling details; Ceiling fans throughout; Double vanities; Eat-in kitchen with island; Walk-in closets; Built-in storage
• Laundry & utility: Washer hookup in unit on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $286k.

Deal economics

• At list price, monthly cash flow is $61 ($734/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (20.8% below list).
• Recommended offer: $226k (20.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#477 in NC) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: amenities F, commute F, health & safety F.
• Hoke County Schools (suburban): math 35% / reading 40% proficiency, ranked #123 of 178 in NC (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Scurlock Elementary (math 36% / reading 34%, grade F, #825 of 1,410 statewide, top 59%, 619 students, 100% FRL); East Hoke Middle (math 32% / reading 40%, grade F, #273 of 475 statewide, top 58%, 780 students, 100% FRL); Hoke County High (math 42% / reading 44%, grade F, #372 of 535 statewide, top 69%, 2,060 students, 100% FRL) — zoned schools average 100% FRL vs 57% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 575 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 685 units permitted in Hoke County in 2024 (0 in 5+ unit buildings).
• This rent runs 41% of the median local income ($66k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Hoke County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($269k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $226,484 (20.8% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.79% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $282,898
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
151 Sierra Ct	0.05mi	4/2.0 (+1)	1,696 (+0%)	1mo	$273,000	$161	92
169 Broadridge Ct	0.11mi	3/2.0	1,737 (+2%)	0mo	$275,000	$158	90
112 Smokey Mountain Dr	0.31mi	4/2.5 (+1)	1,780 (+5%)	0mo	$305,000	$171	70
388 Dartmoor Ln	0.64mi	3/2.0	1,725 (+2%)	3mo	$290,000	$168	65
878 Wicklow Ln	0.68mi	3/2.0	1,725 (+2%)	4mo	$287,990	$167	62
403 Dartmoor Ln	0.64mi	3/2.0	1,518 (-10%)	4mo	$279,990	$184	50
588 Wicklow Ln	0.67mi	3/2.0	1,518 (-10%)	4mo	$279,990	$184	48
754 Wicklow Ln	0.67mi	3/2.0	1,518 (-10%)	4mo	$274,990	$181	48
372 Dartmoor Ln	0.64mi	3/2.5	1,925 (+14%)	3mo	$302,000	$157	43
464 Wicklow Ln	0.68mi	4/2.5 (+1)	1,925 (+14%)	3mo	$304,990	$158	36
909 Wicklow Ln	0.68mi	4/2.5 (+1)	1,925 (+14%)	4mo	$304,990	$158	35
634 Wicklow Ln	0.68mi	4/2.5 (+1)	1,925 (+14%)	4mo	$297,990	$155	35

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 · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.44×
• Total profit: $-44,987
• Equity at exit: $42,629

10-year hold

• IRR: -9.4%
• Equity multiple: 0.45×
• Total profit: $-44,417
• Equity at exit: $24,719

Cash invested: $80,052 (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 28376

• Home prices YoY: -24.0%
• Rents YoY: 1.9%
• Active inventory: 575
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,265 medium
• Mortgage (P&I): −$1,499
• Tax from tax record: −$110 /mo · $1,316/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $61

Break-even live

Break-even rent $2,187

Max offer price $285,900

Occupancy floor 92%

Sensitivity live

Price	-10% $223	-5% $142	+0% $61	+5% $-20	+10% $-101
Rent	-10% $-118	-5% $-28	+0% $61	+5% $151	+10% $240
Rate	-1.0pp $205	-0.5pp $134	base $61	+0.5pp $-13	+1.0pp $-88

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: $71,475
• Closing costs: $8,577
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Bourbon (lot 13) ST Raeford, NC	4.0	2.5	1967	$2,400	$1.22	25d	1	1.25mi
136 Bourbon St , NC	3.0	2.5	2147	$2,200	$1.02	25d	1	1.27mi
163 Bourbon St Raeford, NC	4.0	2.5	1967	$2,400	$1.22	25d	1	1.27mi
283 Crowville St , NC	4.0	2.0	1866	$2,200	$1.18	15d	1	1.32mi

Listing history 32 events

1. 2026-06-21
   days on market $285,900 Active 80 DOM
2. 2026-06-18
   days on market $285,900 Active 77 DOM
3. 2026-06-17
   days on market $285,900 Active 76 DOM
4. 2026-06-16
   days on market $285,900 Active 75 DOM
5. 2026-06-15
   days on market $285,900 Active 74 DOM
6. 2026-06-14
   days on market $285,900 Active 72 DOM
7. 2026-06-13
   days on market $285,900 Active 71 DOM
8. 2026-06-10
   days on market $285,900 Active 69 DOM
9. 2026-06-09
   days on market $285,900 Active 68 DOM
10. 2026-06-08
    days on market $285,900 Active 67 DOM
11. 2026-06-07
    days on market $285,900 Active 66 DOM
12. 2026-06-05
    days on market $285,900 Active 63 DOM
13. 2026-06-03
    days on market $285,900 Active 62 DOM
14. 2026-06-02
    days on market $285,900 Active 61 DOM
15. 2026-06-01
    days on market $285,900 Active 60 DOM
16. 2026-05-31
    days on market $285,900 Active 59 DOM
17. 2026-05-30
    days on market $285,900 Active 58 DOM
18. 2026-05-21
    price $285,900
19. 2026-04-15
    price $294,900
20. 2026-03-24
    listed $299,900 Active
21. 2023-09-29
    soldstatus $255,000 Closed 447-char remark

    Show marketing remark (447 chars)

    This charming Ranch style open floorplan with 3 Bedroom, 2 Bathroom is waiting its new owner! Large upstairs bonus room makes a great office or Media Room. Need that Master bedroom suite privacy?. .. It has a split floor plan too. Sitting on a quiet cul de sac with large fenced in back yard. Hurry, hurry, hurry! This one won’t last long. New roof in 2023. Transferable termite bond with Eco Advantage. 15 Min to shopping, 25 mins to post.

22. 2023-09-29
    soldstatus $255,000

    Show marketing remark (447 chars)

    This charming Ranch style open floorplan with 3 Bedroom, 2 Bathroom is waiting its new owner! Large upstairs bonus room makes a great office or Media Room. Need that Master bedroom suite privacy?. .. It has a split floor plan too. Sitting on a quiet cul de sac with large fenced in back yard. Hurry, hurry, hurry! This one won’t last long. New roof in 2023. Transferable termite bond with Eco Advantage. 15 Min to shopping, 25 mins to post.

23. 2023-09-08
    status Pending 447-char remark

    Show marketing remark (447 chars)

    This charming Ranch style open floorplan with 3 Bedroom, 2 Bathroom is waiting its new owner! Large upstairs bonus room makes a great office or Media Room. Need that Master bedroom suite privacy?. .. It has a split floor plan too. Sitting on a quiet cul de sac with large fenced in back yard. Hurry, hurry, hurry! This one won’t last long. New roof in 2023. Transferable termite bond with Eco Advantage. 15 Min to shopping, 25 mins to post.

24. 2023-09-07
    listed $249,900 Active 447-char remark

    Show marketing remark (447 chars)

    This charming Ranch style open floorplan with 3 Bedroom, 2 Bathroom is waiting its new owner! Large upstairs bonus room makes a great office or Media Room. Need that Master bedroom suite privacy?. .. It has a split floor plan too. Sitting on a quiet cul de sac with large fenced in back yard. Hurry, hurry, hurry! This one won’t last long. New roof in 2023. Transferable termite bond with Eco Advantage. 15 Min to shopping, 25 mins to post.

25. 2020-10-28
    soldstatus $170,000 316-char remark

    Show marketing remark (316 chars)

    RIDGEVIEW II $177,000 3BR/2BA. Occupied till about October 12. Carpets to be cleaned when vacated. Good size back yard. Bonus room has closet. Shelves in garage. Owner can remove dogs from back yard. Friendly dogs. Tray ceiling in GR. ,Double sink in master bath, gutters , security cameras in front and back. (264H)

26. 2020-10-28
    soldstatus $170,000

    Show marketing remark (316 chars)

    RIDGEVIEW II $177,000 3BR/2BA. Occupied till about October 12. Carpets to be cleaned when vacated. Good size back yard. Bonus room has closet. Shelves in garage. Owner can remove dogs from back yard. Friendly dogs. Tray ceiling in GR. ,Double sink in master bath, gutters , security cameras in front and back. (264H)

27. 2020-09-10
    listed $177,000 316-char remark

    Show marketing remark (316 chars)

    RIDGEVIEW II $177,000 3BR/2BA. Occupied till about October 12. Carpets to be cleaned when vacated. Good size back yard. Bonus room has closet. Shelves in garage. Owner can remove dogs from back yard. Friendly dogs. Tray ceiling in GR. ,Double sink in master bath, gutters , security cameras in front and back. (264H)

28. 2020-09-10
    listed $177,000

    Show marketing remark (316 chars)

    RIDGEVIEW II $177,000 3BR/2BA. Occupied till about October 12. Carpets to be cleaned when vacated. Good size back yard. Bonus room has closet. Shelves in garage. Owner can remove dogs from back yard. Friendly dogs. Tray ceiling in GR. ,Double sink in master bath, gutters , security cameras in front and back. (264H)

29. 2019-07-12
    soldstatus $160,000
30. 2019-07-12
    soldstatus $160,000
31. 2019-06-04
    listed $167,000
32. 2019-06-04
    listed $167,000

ⓘ 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: $1,316 · $110/mo
• Projected year-2 tax: $2,344 · $195/mo
• Expected delta: +$1,028/yr (+$86/mo · 78.1%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,178
• − Mortgage interest: −$16,015
• − Property taxes: −$1,316
• − Insurance: −$1,430
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − Depreciation: −$8,317
• Taxable loss: −$4,248
• Est. tax savings @ 24.0%: +$1,020
• After-tax cash flow: $1,753/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: Hoke County Schools
• NCES district ID: 3702250
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $43,896
• Composite: 31.82/100
• National rank: #5880
• State rank: #123 of 178 in NC

Livability — Dundarrach

• Score: 61/100
• State rank: #477
• US rank: #17452

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment A+ Housing B Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hoke County · 44,880 people
• City population: 44,880
• Metro: Fayetteville, NC
• Population (ZIP): 44,880
• Household income: $66,471
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 897.0

Population outlook (Hoke County) Hauer SSP2

• Today (2025): 63,354 people
• By 2030: 68,361 · +7.9%
• By 2040: 78,074 · +23.2%
• By 2050: 86,384 · +36.4%
• By 2075: 99,517 · +57.1%
• By 2100: 98,939 · +56.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 38% Black 35% Hispanic / Latino 15% Two or more races 9% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Slovak 2% Romanian 1% Italian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Hoke

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.4% · Other 1.2%
• 2008→2024 swing: -12.8pp toward R · 2008: 18.8pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+10.9 2016: D+10.8 2012: D+19.0 2008: D+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.30%
• Current HPI: 169.1801
• Rent YoY: ▲ 1.92%
• 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

+71.2% since first listed

15 events — show timeline

• 2026-05-21 Price Changed $285,900 LPRMLS
• 2026-04-15 Price Changed $294,900 LPRMLS
• 2026-03-24 Listed $299,900 LPRMLS
• 2023-09-29 Sold (Public Records) $255,000 Public Records
• 2023-09-29 Sold (MLS) $255,000 LPRMLS
• 2023-09-08 Pending — LPRMLS
• 2023-09-07 Listed $249,900 LPRMLS
• 2020-10-28 Sold (MLS) $170,000 TMLS
• 2020-10-28 Sold (MLS) $170,000 LPRMLS
• 2020-09-10 Listed $177,000 TMLS
• 2020-09-10 Listed $177,000 LPRMLS
• 2019-07-12 Sold (MLS) $160,000 TMLS
• 2019-07-12 Sold (MLS) $160,000 LPRMLS
• 2019-06-04 Listed $167,000 TMLS
• 2019-06-04 Listed $167,000 LPRMLS

Property tax history

-0.5%/yr

Latest (2025): $1,316 · -22.1% YoY. Source: county tax records.