1717 Ennismore Rd · Hope Mills, NC 28348

$339,900

5 bd · 4.0 ba · 2,536 sqft · SingleFamily public records · 72 Days on market

Built 2022 10,454 sqft lot Est $378k · 10% under $25/mo HOA · 1% of rent

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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).

• ARV discount +12.0/15.0
• Cash flow +11.7/30.0
• Rent growth +3.6/5.0
• DSCR +3.4/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on a quiet street in the desirable Cypress Pointe community, this beautifully designed five-bedroom, three-bath home offers exceptional space, modern style, and a highly functional layout. The main level features a spacious guest bedroom with an oversized walk-in closet and a full bath, ideal for visitors or multi-generational living. An expansive family room opens seamlessly to the informal dining area and overlooks the large kitchen, complete with a generous center island—perfect for everyday living and entertaining. Contemporary finishes and a modern color palette are showcased throughout the home. Upstairs, the impressive primary suite provides a private retreat with a

Key facts

• Full bath
• Informal dining area
• Guest bedroom

Tags

• CYPRESS POINTE COMMUNITY
• GUEST BEDROOM
• OVERSIZED WALK-IN CLOSET
• FULL BATH
• EXPANSIVE FAMILY ROOM
• INFORMAL DINING AREA

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $261k (23.3% below list).
• Recommended offer: $261k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.8% in Hope Mills — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#234 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D-, amenities F, commute F.
• 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: Gray'S Creek Middle (math 33% / reading 48%, grade F, #215 of 475 statewide, top 46%, 1,126 students, 50% FRL); Gray'S Creek High (math 61% / reading 58%, grade C+, #216 of 535 statewide, top 43%, 1,395 students, 44% FRL).
• Zoned-school proficiency averages 50% at this address vs 36% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.3%/yr); 317 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• At $2,609/mo this rent would consume 47% of the median local household income ($66k/yr) (locally 746% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($320k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $260,854 (23.3% 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. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.77% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $377,864
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1717 Ennismore Rd	0.00mi	5/3.0	2,536 (0%)	1mo	$335,000	$132	95
4651 Revelstroke Rd	0.10mi	5/3.0	2,267 (-11%)	8mo	$312,500	$138	67
5387 Clubhouse Ln	0.44mi	4/3.5 (-1)	2,555 (+1%)	11mo	$410,000	$160	62
1608 Laguardia Dr	0.57mi	4/2.5 (-1)	2,425 (-4%)	1mo	$310,000	$128	55
5379 Clubhouse Ln	0.43mi	4/3.5 (-1)	2,856 (+13%)	2mo	$558,600	$196	50
5417 Labrador Dr	0.47mi	4/2.5 (-1)	2,377 (-6%)	9mo	$355,000	$149	49
911 Camargo Ct	0.40mi	4/2.5 (-1)	2,466 (-3%)	24mo	$370,500	$150	46
4721 Bramble St	0.64mi	4/2.5 (-1)	2,477 (-2%)	13mo	$363,000	$147	44
1952 Fennell Rd	0.33mi	4/2.5 (-1)	2,239 (-12%)	16mo	$354,900	$159	41
4428 Salem Prince Dr	0.53mi	5/2.5	2,249 (-11%)	16mo	$330,000	$147	37
4927 Bramble St	0.73mi	4/2.5 (-1)	2,842 (+12%)	12mo	$455,000	$160	25

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 · 4.28% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.39×
• Total profit: $-58,065
• Equity at exit: $50,680

10-year hold

• IRR: -7.0%
• Equity multiple: 0.53×
• Total profit: $-44,671
• Equity at exit: $29,388

Cash invested: $95,172 (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 28348

• Home prices YoY: -14.0%
• Rents YoY: 4.3%
• Active inventory: 317
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,609 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$211 /mo · $2,529/yr
• Insurance: −$142
• HOA: −$25
• Vacancy / Maint / Mgmt: −$548
• Net cashflow: $-99

Break-even live

Break-even rent $2,734

Max offer price $322,394

Occupancy floor 99%

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1233 Screech Owl Dr Hope Mills, NC	4.0	3.0	2260	$2,150	$0.95	23d	1	1.10mi
1437 Vergeland Dr Hope Mills, NC	4.0	3.0	3015	$2,450	$0.81	13d	1	1.11mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 3 events

1. 2026-04-19
   status Pending
2. 2026-03-05
   price $339,900
3. 2026-02-06
   listed $341,500 Active

ⓘ 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: $2,529 · $211/mo
• Projected year-2 tax: $2,787 · $232/mo
• Expected delta: +$258/yr (+$22/mo · 10.2%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $31,302
• − Mortgage interest: −$19,040
• − Property taxes: −$2,529
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,504
• − Management: −$2,504
• − HOA: −$300
• − Depreciation: −$9,888
• Taxable loss: −$7,162
• Est. tax savings @ 24.0%: +$1,719
• After-tax cash flow: $530/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 — Hope Mills

• Score: 67/100
• State rank: #234
• US rank: #10761

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 265,314 people
• City population: 39,196
• Metro: Fayetteville, NC
• Population (ZIP): 39,196
• Household income: $66,129
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 746.0

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: White 49% Black 27% Hispanic / Latino 13% Two or more races 11% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5%
• Common ancestry: Romanian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 90% English-only · Spanish 8% 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: ▼ -37.14%
• Current HPI: 228.3122
• Rent YoY: ▲ 4.28%
• 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

-0.5% since first listed

3 events — show timeline

• 2026-04-19 Pending — LPRMLS
• 2026-03-05 Price Changed $339,900 LPRMLS
• 2026-02-06 Listed $341,500 LPRMLS

Property tax history

+85.0%/yr

Latest (2025): $2,529 · +15.6% YoY. Source: county tax records.