5921 Richfield Ave · Hope Mills, NC 28348

$185,000

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 60 Days on market

Built 1976 10,454 sqft lot Est $200k · 7% under

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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 +12.5/30.0
• ARV discount +10.8/15.0
• DSCR +3.7/10.0
• Rent growth +3.6/5.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 3-bedroom, 1.5-bath ranch in the established Eaglewood Forest community. Situated on a level 0.24-acre lot, this charming home offers 1,119 square feet of comfortable living space with a low-maintenance brick and vinyl exterior. Inside, you'll find updated flooring and a functional layout designed for everyday living. The fenced backyard provides plenty of space for pets, play, gardening, or outdoor entertaining. Conveniently located in the Town of Hope Mills, you'll enjoy easy access to local schools, shopping, dining, and daily amenities. Served by Fayetteville PWC water and sewer and Duke Energy, this move-in-ready home is a great opportunity for first-tim

Key facts

• Level 0.24 acre lot
• 0.24 acre lot
• 3 parking spots

Tags

• EAGLEWOOD FOREST COMMUNITY
• ALL BRICK AND VINYL EXTERIOR
• LEVEL 0.24 ACRE LOT
• CLOSE PROXIMITY TO SHOPPING

Property features AI

Finance

• Other: Zoning: Residential single family (10,000 sq ft lot minimum)
• HOA & community: No homeowners association

Exterior

• Parking: 1-car carport; 3 open parking spaces (4 total parking spaces)
• Utilities: Public water; Public sewer; Electric service (implied by heat pump)
• Home design: Single-family house; One story
• Construction: Brick veneer and vinyl siding exterior; Shingle roof; Slab foundation; Built as a house (living area approx. 1,066 above grade)
• Exterior features: Publicly maintained road access; 0.24-acre lot

Interior

• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Combination flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump for heating; Heat pump for cooling
• Interior features: Combination flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-26 ($-314/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (16.4% below list).
• Recommended offer: $155k (16.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Hope Mills Middle (math 27% / reading 34%, grade F, #331 of 475 statewide, top 70%, 514 students, 99% FRL); South View High (math 60% / reading 43%, grade D+, #299 of 535 statewide, top 56%, 1,502 students, 66% FRL) — zoned schools average 83% FRL vs 55% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 317 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($179k) 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 $154,696 (16.4% 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 60 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $199,824
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5915 Spinner Rd	0.12mi	3/1.5	1,038 (-6%)	3mo	$188,000	$181	80
5983 Richfield Ave	0.21mi	3/1.5	1,056 (-4%)	6mo	$173,000	$164	76
3717 Colonial Cv	0.20mi	3/1.0	1,060 (-4%)	6mo	$179,500	$169	75
6086 Lexington Dr	0.26mi	3/1.5	1,051 (-5%)	3mo	$160,000	$152	75
3656 Metric Dr	0.30mi	3/1.5	1,056 (-4%)	4mo	$195,000	$185	74
3616 Metric Dr	0.44mi	3/1.5	1,101 (-0%)	5mo	$182,000	$165	73
5936 Fairway Dr	0.18mi	3/1.0	1,025 (-7%)	5mo	$200,000	$195	72
3660 Metric Dr	0.29mi	3/1.5	1,038 (-6%)	8mo	$189,900	$183	68
4441 Bishamon St	0.69mi	3/2.0	1,111 (+1%)	0mo	$230,000	$207	67
4322 Bridge St	0.70mi	3/2.0	1,108 (+0%)	2mo	$205,000	$185	65
3225 Glenmore St	0.67mi	3/1.0	1,099 (-0%)	3mo	$145,000	$132	62
6208 Birchbrook Dr	0.63mi	3/1.5	1,015 (-8%)	4mo	$168,000	$166	52

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-29,624
• Equity at exit: $27,584

10-year hold

• IRR: -5.5%
• Equity multiple: 0.62×
• Total profit: $-19,426
• Equity at exit: $15,995

Cash invested: $51,800 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,547 high
• Mortgage (P&I): −$970
• Tax from tax record: −$201 /mo · $2,413/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $-26

Break-even live

Break-even rent $1,580

Max offer price $180,373

Occupancy floor 97%

Sensitivity live

Price	-10% $79	-5% $26	+0% $-26	+5% $-79	+10% $-131
Rent	-10% $-148	-5% $-87	+0% $-26	+5% $35	+10% $96
Rate	-1.0pp $67	-0.5pp $21	base $-26	+0.5pp $-74	+1.0pp $-123

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3766 Colonial Cv Hope Mills, NC	3.0	1.5	1475	$1,445	$0.98	14d	1	0.24mi
3636 Metric Dr Hope Mills, NC	3.0	1.5	1100	$1,400	$1.27	14d	1	0.37mi
3506 Shipstone Pl Hope Mills, NC	2.0	2.0	1280	$1,380	$1.08	14d	3	0.49mi
3511 Birchfield Ct Fayetteville, NC	2.0–3.0	2.0	1270	$1,685	$1.33	14d	5	0.79mi
3462 Marty Cir Hope Mills, NC	3.0	2.0	1120	$1,250	$1.12	24d	1	0.81mi
4240 High Stakes Cir Parkton, NC	1.0–3.0	1.0–2.0	1000	$1,625	$1.62	14d	9	0.98mi
1514 Aristo Pl Hope Mills, NC	2.0	2.0	1000	$1,050	$1.05	14d	1	1.01mi
3332 Kenmont Ln Unit E Hope Mills, NC	2.0	2.5	1100	$1,150	$1.05	24d	1	1.14mi
5693A Archer Rd Hope Mills, NC	2.0	1.5	874	$1,100	$1.26	14d	1	1.18mi
5715 Walkabout Rd Hope Mills, NC	3.0	2.0	1143	$1,675	$1.47	24d	1	1.21mi
3916 Middle St Hope Mills, NC	2.0	1.0	905	$1,115	$1.23	14d	1	1.38mi

Listing history 21 events

1. 2026-06-18
   days on market $185,000 Active 60 DOM
2. 2026-06-17
   days on market $185,000 Active 59 DOM
3. 2026-06-16
   days on market $185,000 Active 58 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   days on market $185,000 Active 57 DOM
6. 2026-06-14
   days on market $185,000 Active 55 DOM
7. 2026-06-13
   pricedays on market $185,000 Active 54 DOM
8. 2026-06-10
   days on market $188,000 Active 52 DOM
9. 2026-06-09
   days on market $188,000 Active 51 DOM
10. 2026-06-08
    days on market $188,000 Active 50 DOM
11. 2026-06-07
    days on market $188,000 Active 49 DOM
12. 2026-06-03
    days on market $188,000 Active 45 DOM
13. 2026-06-02
    days on market $188,000 Active 44 DOM
14. 2026-06-01
    days on market $188,000 Active 43 DOM
15. 2026-05-31
    days on market $188,000 Active 42 DOM
16. 2026-05-30
    days on market $188,000 Active 41 DOM
17. 2026-05-20
    price $188,000
18. 2026-04-19
    listed $194,000 Active
19. 2026-04-10
    soldstatus $170,000
20. 2021-06-24
    soldstatus $130,000
21. 1986-09-26
    soldstatus $38,700

ⓘ 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: $2,413 · $201/mo
• Projected year-2 tax: $2,413 · $201/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 6/10 Major
• 🌡 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: $18,564
• − Mortgage interest: −$10,363
• − Property taxes: −$2,413
• − Insurance: −$925
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$5,382
• Taxable loss: −$3,489
• Est. tax savings @ 24.0%: +$837
• After-tax cash flow: $523/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

• Census place: Hope Mills, NC
• 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

+385.8% since first listed

5 events — show timeline

• 2026-05-20 Price Changed $188,000 TMLS
• 2026-04-19 Listed $194,000 TMLS
• 2026-04-10 Sold (Public Records) $170,000 Public Records
• 2021-06-24 Sold (Public Records) $130,000 Public Records
• 1986-09-26 Sold (Public Records) $38,700 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,413 · +55.6% YoY. Source: county tax records.