4908 Charger Court Ct · Fayetteville, NC 28305

$134,900

3 bd · 2.0 ba · 1,107 sqft · Manufactured public records · 79 Days on market

Built 1995 Est $135k · at est.

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.6/15.0
• 1% rule +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL RENOVATED HOME READY FOR NEW OWNERS. COME OUT AND VIEW THIS WONDERFUL HOME. 3 BEDROOMS 2 FULL BATHS. UPDATED WITH NEW PAINT, NEW WINDOWS, ALL NEW LAMINATE FLOORING, AND TILED BATHROOMS. NEW CABINETS AND BACKSPLASH, NEW APPLIANCES, NEW LIGHTING, NEW FIXTURES. NEW DOORS, NEW ROOF, NEW WATER HEATER, AND NEW HVAC. NEW . .. NEW. .. NEW. .. DON'T MISS OUT ON THIS OPPORTUNITY. .. SCHEDULE YOUR PRIVATE SHOWINGS ASAP. $500 fridge allowance or can install one. The backyard is in the process of being fully fenced. The tree in front yard will be cut down AGENT HAS INTEREST IN PROPERTY

Key facts

• Privacy fencing
• Built 1995
• Listed 79 days

Tags

• UPDATED VINYL WINDOWS
• STAINLESS STEEL APPLIANCES
• PRIVACY FENCING
• LARGE STORAGE BUILDING

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Residential property; Subdivision: TOM STARLING E
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Front porch; Porch; Back yard privacy fencing; Storage

Interior

• Kitchen: Microwave; Range; Refrigerator
• Bedrooms: Total rooms: 5
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Electric forced air heating
• Interior features: Ceiling fans; Cathedral ceilings; Eat-in kitchen; Walk-in closets; Storage
• Laundry & utility: Washer hookup on main level; In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

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 ($1k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 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 (+4.0%/yr); 102 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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.
• Current owner paid $67k; list at $135k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $126,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
5. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.81%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $135,054
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4908 Charger Court Ct	0.00mi	3/2.0	1,107 (0%)	1mo	$135,000	$122	99
4900 Scales Ct	0.05mi	3/2.0	1,100 (-1%)	9mo	$134,900	$123	89
1373 Tom Starling Rd	0.07mi	3/2.0	1,080 (-2%)	21mo	$75,000	$69	75
1251 Tom Starling Rd	0.14mi	3/2.0	1,179 (+6%)	9mo	$165,000	$140	75
4845 Tippit Trail Trl	0.08mi	3/2.0	1,203 (+9%)	10mo	$139,000	$116	73
4820 Backbay Rd	0.12mi	3/2.0	1,188 (+7%)	12mo	$60,000	$51	72
4905 Charger Ct	0.03mi	3/2.0	984 (-11%)	18mo	$139,500	$142	65

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 · 3.95% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-801
• Equity at exit: $20,114

10-year hold

• IRR: 10.0%
• Equity multiple: 1.81×
• Total profit: $30,473
• Equity at exit: $11,664

Cash invested: $37,772 (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 28305

• Home prices YoY: -28.4%
• Rents YoY: 4.0%
• Active inventory: 102
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,475 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $309

Break-even live

Break-even rent $1,084

Max offer price $134,900

Occupancy floor 74%

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1725 Sand Hill Rd Hope Mills, NC	3.0	1.5	1080	$1,375	$1.27	23d	1	0.79mi

Listing history 18 events

1. 2026-04-28
   status Pending
2. 2026-04-23
   status Active
3. 2026-04-08
   status Pending
4. 2026-03-07
   status Active
5. 2026-02-28
   status Pending
6. 2026-02-13
   status Active
7. 2026-02-11
   status Pending
8. 2026-01-16
   listed $134,900 Active
9. 2025-12-15
   price $138,900
10. 2025-10-23
    status Active
11. 2025-10-16
    status Pending
12. 2025-10-13
    listed $139,900 Active
13. 2025-07-25
    soldstatus $67,000
14. 2021-12-20
    soldstatus $110,000 592-char remark

    Show marketing remark (592 chars)

    BEAUTIFUL RENOVATED HOME READY FOR NEW OWNERS. COME OUT AND VIEW THIS WONDERFUL HOME. 3 BEDROOMS 2 FULL BATHS. UPDATED WITH NEW PAINT, NEW WINDOWS, ALL NEW LAMINATE FLOORING, AND TILED BATHROOMS. NEW CABINETS AND BACKSPLASH, NEW APPLIANCES, NEW LIGHTING, NEW FIXTURES. NEW DOORS, NEW ROOF, NEW WATER HEATER, AND NEW HVAC. NEW . .. NEW. .. NEW. .. DON'T MISS OUT ON THIS OPPORTUNITY. .. SCHEDULE YOUR PRIVATE SHOWINGS ASAP. $500 fridge allowance or can install one. The backyard is in the process of being fully fenced. The tree in front yard will be cut down AGENT HAS INTEREST IN PROPERTY

15. 2021-12-20
    soldstatus $110,000

    Show marketing remark (592 chars)

    BEAUTIFUL RENOVATED HOME READY FOR NEW OWNERS. COME OUT AND VIEW THIS WONDERFUL HOME. 3 BEDROOMS 2 FULL BATHS. UPDATED WITH NEW PAINT, NEW WINDOWS, ALL NEW LAMINATE FLOORING, AND TILED BATHROOMS. NEW CABINETS AND BACKSPLASH, NEW APPLIANCES, NEW LIGHTING, NEW FIXTURES. NEW DOORS, NEW ROOF, NEW WATER HEATER, AND NEW HVAC. NEW . .. NEW. .. NEW. .. DON'T MISS OUT ON THIS OPPORTUNITY. .. SCHEDULE YOUR PRIVATE SHOWINGS ASAP. $500 fridge allowance or can install one. The backyard is in the process of being fully fenced. The tree in front yard will be cut down AGENT HAS INTEREST IN PROPERTY

16. 2021-10-27
    listed $115,000 592-char remark

    Show marketing remark (592 chars)

    BEAUTIFUL RENOVATED HOME READY FOR NEW OWNERS. COME OUT AND VIEW THIS WONDERFUL HOME. 3 BEDROOMS 2 FULL BATHS. UPDATED WITH NEW PAINT, NEW WINDOWS, ALL NEW LAMINATE FLOORING, AND TILED BATHROOMS. NEW CABINETS AND BACKSPLASH, NEW APPLIANCES, NEW LIGHTING, NEW FIXTURES. NEW DOORS, NEW ROOF, NEW WATER HEATER, AND NEW HVAC. NEW . .. NEW. .. NEW. .. DON'T MISS OUT ON THIS OPPORTUNITY. .. SCHEDULE YOUR PRIVATE SHOWINGS ASAP. $500 fridge allowance or can install one. The backyard is in the process of being fully fenced. The tree in front yard will be cut down AGENT HAS INTEREST IN PROPERTY

17. 2021-08-17
    soldstatus $28,000
18. 2021-01-04
    listed $29,900

ⓘ 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: $1,115 · $93/mo
• Projected year-2 tax: $1,115 · $93/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 7/10 Severe
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,700
• − Mortgage interest: −$7,556
• − Property taxes: −$1,115
• − Insurance: −$674
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$3,924
• Taxable income: $1,597
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $3,321/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): 5,710
• Household income: $78,148
• Rent vs Own: 43.0% rent · 57.0% own
• Severe rent burden: 344.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 19% Hispanic / Latino 9% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1% Dominican 2%
• Common ancestry: Slovak 5% Serbian 3% Italian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 7% Tagalog/Filipino 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: ▼ -90.32%
• Current HPI: 227.8969
• Rent YoY: ▲ 3.95%
• 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

+351.2% since first listed

18 events — show timeline

• 2026-04-28 Pending — LPRMLS
• 2026-04-23 Relisted — LPRMLS
• 2026-04-08 Pending — LPRMLS
• 2026-03-07 Relisted — LPRMLS
• 2026-02-28 Pending — LPRMLS
• 2026-02-13 Relisted — LPRMLS
• 2026-02-11 Pending — LPRMLS
• 2026-01-16 Listed $134,900 LPRMLS
• 2025-12-15 Price Changed $138,900 LPRMLS
• 2025-10-23 Relisted — LPRMLS
• 2025-10-16 Pending — LPRMLS
• 2025-10-13 Listed $139,900 LPRMLS
• 2025-07-25 Sold (Public Records) $67,000 Public Records
• 2021-12-20 Sold (Public Records) $110,000 Public Records
• 2021-12-20 Sold (MLS) $110,000 LPRMLS
• 2021-10-27 Listed $115,000 LPRMLS
• 2021-08-17 Sold (MLS) $28,000 LPRMLS
• 2021-01-04 Listed $29,900 LPRMLS

Property tax history

+6.9%/yr

Latest (2025): $1,115 · +61.7% YoY. Source: county tax records.