Pleasantview A Plan · Eastover, NC 28312

$235,496

3 bd · 2.0 ba · 1,667 sqft · SingleFamily · 670 Days on market

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.3/30.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0

Key facts

• Glass viewing wall
• Walk-in closets
• Ranch style home

Tags

• RANCH STYLE HOME
• GLASS VIEWING WALL
• WALK-IN CLOSETS
• MASTER BEDROOM

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $235,496

Exterior

• Home design: Pleasantview A plan; Address: Fayetteville, NC 28312
• Construction: New construction (Plan); Living area approximately 1,667
• Exterior features: Property marketed as a new construction plan

Interior

• Kitchen: Kitchen included (details per plan)
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Open plan living space (based on plan); Plan-based finishes and layout (Pleasantview A)

🏗️ New construction. The $235,496 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $260,052.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-350 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (22.2% below list).
• Recommended offer: $183k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.0% in Eastover — 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 67/100 on livability (#228 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: employment C-, 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: Armstrong Elementary (math 43% / reading 40%, grade F, #673 of 1,410 statewide, top 48%, 478 students, 99% FRL); Mac Williams Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 1,151 students, 58% FRL); Cape Fear High (math 75% / reading 47%, grade C+, #202 of 535 statewide, top 39%, 1,529 students, 50% FRL).
• Zoned-school proficiency averages 49% at this address vs 36% district-wide (+13 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: 223 active listings in the ZIP; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 670 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $183,127 (22.2% 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 670 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.70% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.78%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $260,052
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3427 Reedy Branch Rd	0.42mi	3/2.0	1,606 (-4%)	20mo	$250,000	$156	57
907 Sara Ln	0.67mi	3/2.0	1,521 (-9%)	0mo	$171,000	$112	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.64×
• Total profit: $119,338
• Equity at exit: $234,275

10-year hold

• IRR: 18.4%
• Equity multiple: 6.07×
• Total profit: $369,039
• Equity at exit: $505,224

Cash invested: $72,815 (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 28312

• Home prices YoY: 6.9%
• Active inventory: 223
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,831 medium
• Mortgage (P&I): −$1,364
• Tax est. 1.5%: −$325 /mo · $3,901/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-350

Break-even live

Break-even rent $2,275

Max offer price $209,340

Occupancy floor —

Sensitivity live

Price	-10% $-171	-5% $-261	+0% $-350	+5% $-440	+10% $-530
Rent	-10% $-495	-5% $-423	+0% $-350	+5% $-278	+10% $-206
Rate	-1.0pp $-219	-0.5pp $-284	base $-350	+0.5pp $-418	+1.0pp $-486

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: $65,013
• Closing costs: $7,802
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $235,496 Active 670 DOM
2. 2026-06-18
   days on market $235,496 Active 667 DOM
3. 2026-06-17
   days on market $235,496 Active 666 DOM
4. 2026-06-16
   days on market $235,496 Active 665 DOM
5. 2026-06-15
   days on market $235,496 Active 664 DOM
6. 2026-06-14
   days on market $235,496 Active 662 DOM
7. 2026-06-13
   days on market $235,496 Active 661 DOM
8. 2026-06-10
   days on market $235,496 Active 659 DOM
9. 2026-06-09
   days on market $235,496 Active 658 DOM
10. 2026-06-08
    days on market $235,496 Active 657 DOM
11. 2026-06-07
    days on market $235,496 Active 656 DOM
12. 2026-06-03
    days on market $235,496 Active 652 DOM
13. 2026-06-02
    days on market $235,496 Active 651 DOM
14. 2026-06-01
    days on market $235,496 Active 650 DOM
15. 2026-05-31
    days on market $235,496 Active 649 DOM
16. 2026-05-30
    days on market $235,496 Active 648 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $21,975
• − Mortgage interest: −$14,567
• − Property taxes: −$3,901
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$7,565
• Taxable loss: −$8,874
• Est. tax savings @ 24.0%: +$2,130
• After-tax cash flow: $-2,076/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 — Eastover

• Score: 67/100
• State rank: #228
• US rank: #10689

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,889

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 0.61)
• Race & ethnicity: White 55% Black 29% Two or more races 8% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% French/Haitian/Cajun 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: ▲ 19.75%
• Current HPI: 306.7749
• Rent YoY: —
• Metro: —
• 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