6403 Starbrook Dr #6 · Fayetteville, NC 28304

$64,999

1 bd · 1.0 ba · 639 sqft · Condo public records · 389 Days on market

Built 1984 $125/mo HOA · 13% of rent ↓ 10% since listing

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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 +26.5/30.0
• 1% rule +9.3/10.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors! This 1-bedroom, 1-bathroom condo is a great opportunity to add to your rental portfolio. Located in Fayetteville, NC, the unit offers a convenient location near Raeford Road, downtown Fayetteville, and Fort Bragg. Whether you're looking to generate steady rental income or expand your real estate holdings, this property is worth a look. Don't miss your chance to invest in a growing area with strong rental demand.

Key facts

• Strong rental demand
• Near raeford road
• Convenient location

Tags

• CONVENIENT LOCATION
• NEAR RAEFORD ROAD
• NEAR DOWNTOWN FAYETTEVILLE
• NEAR FORT BRAGG
• GROWING AREA
• STRONG RENTAL DEMAND

Property features AI

Finance

• Other: Located in Cumberland County, postal code 28304
• HOA & community: Monthly association fee of $125 (Southwood Condos); Association present

Exterior

• Parking: 2 open parking spaces
• Utilities: Community water; Community sewer
• Home design: Multi/split levels; Unit 6 (multi-unit property)
• Construction: Brick veneer exterior; Architectural shingle roof; Slab foundation; Built area approximately 616
• Exterior features: Private maintained road

Interior

• Bedrooms: 1 bedroom
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Carpet flooring

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($927 rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 4.8% 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: schools C-, 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.
• Market conditions: Rents rising (+3.2%/yr); 308 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $18k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 389 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,199 (12.0% below list)

Questions for the listing agent

1. It's been on market 389 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.43% ✓
• Cap rate: 9.47%
• Cash-on-cash: 11.36%
• DSCR: 1.51
• GRM: 5.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.17% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $684
• Equity at exit: $9,692

10-year hold

• IRR: 10.9%
• Equity multiple: 1.86×
• Total profit: $15,716
• Equity at exit: $5,620

Cash invested: $18,200 (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 28304

• Home prices YoY: -21.7%
• Rents YoY: 3.2%
• Active inventory: 308
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $927 high
• Mortgage (P&I): −$341
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$27
• HOA: −$125
• Vacancy / Maint / Mgmt: −$195
• Net cashflow: $172

Break-even live

Break-even rent $709

Max offer price $64,999

Occupancy floor 76%

Sensitivity live

Price	-10% $209	-5% $191	+0% $172	+5% $154	+10% $136
Rent	-10% $99	-5% $136	+0% $172	+5% $209	+10% $246
Rate	-1.0pp $205	-0.5pp $189	base $172	+0.5pp $155	+1.0pp $138

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6403 Starbrook Dr #7 Fayetteville, NC	1.0	1.0	641	$900	$1.40	24d	1	0.04mi
6400 Starbrook Dr #7 Fayetteville, NC	1.0	1.0	641	$900	$1.40	15d	1	0.04mi
1122 Southwood Dr #4 Fayetteville, NC	1.0	1.0	641	$875	$1.37	24d	1	0.06mi
1122 Southwood Dr #3 Fayetteville, NC	1.0	1.0	641	$900	$1.40	24d	1	0.06mi
6421 Applecross Ave Fayetteville, NC	1.0	1.0	621	$749	$1.21	24d	1	0.12mi
6320 Marykirk Dr Unit C Fayetteville, NC	1.0	1.0	710	$875	$1.23	24d	1	0.46mi
1425 Tangora Ln Unit 1427 Fayetteville, NC	1.0	1.0	616	$750	$1.22	24d	1	1.14mi
1427 Tangora Ln Fayetteville, NC	1.0	1.0	616	$750	$1.22	24d	1	1.14mi
1775 Michelle Ct Fayetteville, NC	1.0	1.0	616	$899	$1.46	24d	1	1.14mi
1783 Roberta Ct Fayetteville, NC	1.0	1.0	550	$899	$1.63	24d	1	1.18mi
910 Greenleaf Dr Fayetteville, NC	1.0	1.0	650	$944	$1.45	15d	8	1.34mi
910 Greenleaf Dr Fayetteville, NC	1.0	1.0	650	$975	$1.50	24d	8	1.34mi
3500 Carlson Bay Ct Fayetteville, NC	1.0–3.0	1.0–2.0	850	$950	$1.12	15d	4	1.36mi
1916 Rayconda Rd Fayetteville, NC	1.0–3.0	1.0–2.0	989	$1,100	$1.11	24d	3	1.45mi

HOA detail condo

• Monthly dues: $125 · $1,500/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $64,999 Active 389 DOM
2. 2026-06-17
   days on market $64,999 Active 388 DOM
3. 2026-06-16
   days on market $64,999 Active 387 DOM
4. 2026-06-15
   days on market $64,999 Active 386 DOM
5. 2026-06-14
   days on market $64,999 Active 384 DOM
6. 2026-06-13
   days on market $64,999 Active 383 DOM
7. 2026-06-10
   days on market $64,999 Active 381 DOM
8. 2026-06-09
   days on market $64,999 Active 380 DOM
9. 2026-06-08
   days on market $64,999 Active 379 DOM
10. 2026-06-07
    days on market $64,999 Active 378 DOM
11. 2026-06-03
    days on market $64,999 Active 374 DOM
12. 2026-06-02
    days on market $64,999 Active 373 DOM
13. 2026-06-01
    days on market $64,999 Active 372 DOM
14. 2026-05-31
    days on market $64,999 Active 371 DOM
15. 2026-05-30
    days on market $64,999 Active 370 DOM
16. 2026-05-16
    price $64,999 439-char remark

    Show marketing remark (439 chars)

    Calling all investors! This 1-bedroom, 1-bathroom condo is a great opportunity to add to your rental portfolio. Located in Fayetteville, NC, the unit offers a convenient location near Raeford Road, downtown Fayetteville, and Fort Bragg. Whether you're looking to generate steady rental income or expand your real estate holdings, this property is worth a look. Don't miss your chance to invest in a growing area with strong rental demand.

17. 2026-04-07
    price $65,999 439-char remark

    Show marketing remark (439 chars)

    Calling all investors! This 1-bedroom, 1-bathroom condo is a great opportunity to add to your rental portfolio. Located in Fayetteville, NC, the unit offers a convenient location near Raeford Road, downtown Fayetteville, and Fort Bragg. Whether you're looking to generate steady rental income or expand your real estate holdings, this property is worth a look. Don't miss your chance to invest in a growing area with strong rental demand.

18. 2026-02-11
    price $64,999
19. 2025-08-05
    price $65,000 439-char remark

    Show marketing remark (439 chars)

    Calling all investors! This 1-bedroom, 1-bathroom condo is a great opportunity to add to your rental portfolio. Located in Fayetteville, NC, the unit offers a convenient location near Raeford Road, downtown Fayetteville, and Fort Bragg. Whether you're looking to generate steady rental income or expand your real estate holdings, this property is worth a look. Don't miss your chance to invest in a growing area with strong rental demand.

20. 2025-08-05
    price $65,000

    Show marketing remark (439 chars)

    Calling all investors! This 1-bedroom, 1-bathroom condo is a great opportunity to add to your rental portfolio. Located in Fayetteville, NC, the unit offers a convenient location near Raeford Road, downtown Fayetteville, and Fort Bragg. Whether you're looking to generate steady rental income or expand your real estate holdings, this property is worth a look. Don't miss your chance to invest in a growing area with strong rental demand.

21. 2025-05-25
    listed $72,000 Active 439-char remark

    Show marketing remark (439 chars)

    Calling all investors! This 1-bedroom, 1-bathroom condo is a great opportunity to add to your rental portfolio. Located in Fayetteville, NC, the unit offers a convenient location near Raeford Road, downtown Fayetteville, and Fort Bragg. Whether you're looking to generate steady rental income or expand your real estate holdings, this property is worth a look. Don't miss your chance to invest in a growing area with strong rental demand.

22. 2025-05-25
    listed $72,000 Active

    Show marketing remark (439 chars)

    Calling all investors! This 1-bedroom, 1-bathroom condo is a great opportunity to add to your rental portfolio. Located in Fayetteville, NC, the unit offers a convenient location near Raeford Road, downtown Fayetteville, and Fort Bragg. Whether you're looking to generate steady rental income or expand your real estate holdings, this property is worth a look. Don't miss your chance to invest in a growing area with strong rental demand.

ⓘ 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: $804 · $67/mo
• Projected year-2 tax: $804 · $67/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $11,123
• − Mortgage interest: −$3,641
• − Property taxes: −$804
• − Insurance: −$325
• − Repairs & maintenance: −$890
• − Management: −$890
• − HOA: −$1,500
• − Depreciation: −$1,891
• Taxable income: $1,183
• Est. tax owed @ 24.0%: −$284
• After-tax cash flow: $1,784/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

• Census place: Fayetteville, NC
• County: Cumberland County · 265,314 people
• City population: 226,118
• Metro: Fayetteville, NC
• Population (ZIP): 37,140
• Household income: $58,563
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 1667.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 39% White 36% Hispanic / Latino 14% Two or more races 12% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 87% English-only · Spanish 9% Tagalog/Filipino 1% 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: ▼ -59.90%
• Current HPI: 215.927
• Rent YoY: ▲ 3.17%
• 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

-9.7% since first listed

7 events — show timeline

• 2026-05-16 Price Changed $64,999 LPRMLS
• 2026-04-07 Price Changed $65,999 LPRMLS
• 2026-02-11 Price Changed $64,999 TMLS
• 2025-08-05 Price Changed $65,000 LPRMLS
• 2025-08-05 Price Changed $65,000 TMLS
• 2025-05-25 Listed $72,000 LPRMLS
• 2025-05-25 Listed $72,000 TMLS

Property tax history

+6.7%/yr

Latest (2019): $804 · +0.0% YoY. Source: county tax records.