1722 Berriedale Dr · Fayetteville, NC 28304

$189,500

3 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 79 Days on market

Built 1975 0.28 ac lot Est $195k · at est.

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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 +10.6/30.0
• ARV discount +8.7/15.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• DSCR +3.1/10.0
• Schools +3.1/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cute starter home close to shopping and base. Recent updates include a beautifully updated kitchen with island and hardwood floors. Patio with a fenced-in backyard will be perfect for pets. This home is move in ready and in great shape! It will be tough to beat in this price range.

Key facts

• Great condition
• Hvac april 2022
• 0.28 acre lot

Tags

• INVESTMENT OPPORTUNITY
• GREAT CONDITION
• HVAC APRIL 2022

Property features AI

Exterior

• Parking: Attached 1-car garage; 1 covered parking space
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank and holding tank sewer
• Home design: Single family residence; Residential property; Located in the Arran Hills subdivision
• Construction: Brick veneer and frame construction
• Exterior features: Front covered porch; Covered patio

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans for cooling
• Interior features: Ceiling fans; Eat-in kitchen; Kitchen island; 6 total rooms; No basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (22.4% below list).
• Recommended offer: $147k (22.4% below list) — sets the bar for 1% rule.

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: Brentwood Elementary (math 22% / reading 27%, grade F, #1,112 of 1,410 statewide, top 82%, 498 students, 99% FRL); Lewis Chapel Middle (math 15% / reading 27%, grade F, #424 of 475 statewide, top 90%, 578 students, 100% FRL); Seventy-First High (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,366 students, 70% FRL) — zoned schools average 90% FRL vs 55% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 308 active listings in the ZIP; 40 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).
• This rent runs 30% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 79 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y 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 $111k; list at $190k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $147,063 (22.4% 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 79 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.78% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $194,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6337 Rhemish Dr	0.20mi	3/2.0	1,235 (+2%)	0mo	$222,000	$180	88
1782 Arrow Ridge Way	0.43mi	3/2.0	1,232 (+1%)	2mo	$190,000	$154	76
6381 Rhemish Dr	0.18mi	3/2.0	1,123 (-8%)	3mo	$198,000	$176	76
6528 Rhemish Dr	0.37mi	3/2.0	1,166 (-4%)	2mo	$206,000	$177	75
1715 Arrow Ridge Way	0.51mi	3/2.0	1,220 (+0%)	2mo	$141,000	$116	74
6343 Pawling Ct	0.23mi	3/2.0	1,342 (+10%)	3mo	$230,000	$171	69
1423 Furnish Dr	0.28mi	3/2.0	1,104 (-9%)	4mo	$205,000	$186	68
1941 Shiloh Dr	0.55mi	4/1.5 (+1)	1,250 (+3%)	2mo	$200,000	$160	61
1921 Shiloh Dr	0.70mi	3/2.0	1,264 (+4%)	5mo	$146,111	$116	56
1109 Strickland Bridge Rd	0.64mi	3/1.5	1,326 (+9%)	2mo	$199,000	$150	51
1310 Bingham Dr	0.70mi	3/2.0	1,382 (+14%)	3mo	$160,000	$116	42
1931 Pumpkin Rd	0.72mi	4/2.0 (+1)	1,363 (+12%)	2mo	$195,000	$143	40

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 · 3.17% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.31×
• Total profit: $-36,360
• Equity at exit: $28,255

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-38,260
• Equity at exit: $16,384

Cash invested: $53,060 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,471 high
• Mortgage (P&I): −$994
• Tax from tax record: −$182 /mo · $2,179/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $-93

Break-even live

Break-even rent $1,588

Max offer price $173,156

Occupancy floor —

Sensitivity live

Price	-10% $15	-5% $-39	+0% $-93	+5% $-146	+10% $-200
Rent	-10% $-209	-5% $-151	+0% $-93	+5% $-34	+10% $24
Rate	-1.0pp $3	-0.5pp $-44	base $-93	+0.5pp $-142	+1.0pp $-192

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: $47,375
• Closing costs: $5,685
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6338 Rhemish Dr Fayetteville, NC	3.0	2.0	1201	$1,500	$1.25	25d	1	0.21mi
1411 Furnish Dr Fayetteville, NC	3.0	2.0	1100	$1,350	$1.23	25d	1	0.29mi
1879 Frankie Ave Fayetteville, NC	3.0	2.0	1100	$1,375	$1.25	25d	1	0.45mi
3001 Stone Carriage Cir Fayetteville, NC	1.0–3.0	1.0–2.0	1098	$1,700	$1.55	15d	12	0.46mi
1508 Darvel Ave Fayetteville, NC	3.0	2.0	1269	$1,700	$1.34	25d	1	0.47mi
6408 Dunham Dr Fayetteville, NC	3.0	2.0	1400	$1,500	$1.07	15d	1	0.49mi
1715 Arrow Ridge Way Fayetteville, NC	3.0	2.0	1220	$1,550	$1.27	15d	1	0.53mi
1701 Carter Baron Pl Unit 211 Fayetteville, NC	3.0	2.0	1295	$1,700	$1.31	25d	1	0.53mi
1437 Artesian Ct Fayetteville, NC	2.0	1.5	850	$1,000	$1.18	15d	1	0.65mi
1800 Balmoral Dr Fayetteville, NC	2.0	2.0	1328	$1,250	$0.94	25d	1	0.69mi
1811 Balmoral Dr #202 Fayetteville, NC	2.0	2.0	1250	$1,275	$1.02	15d	1	0.70mi
1761 Renwick Dr #204 Fayetteville, NC	2.0	2.0	1331	$1,300	$0.98	15d	1	0.72mi
6333 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	1080	$1,075	$1.00	25d	1	0.72mi
6324 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	792	$900	$1.14	25d	1	0.76mi
1443 Larkhall Dr Fayetteville, NC	4.0	2.0	1382	$1,600	$1.16	25d	1	0.76mi
6332 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	925	$1,150	$1.24	25d	1	0.76mi
5744 Randleman St Fayetteville, NC	3.0	2.0	1171	$1,395	$1.19	25d	1	0.91mi
1644 Sweetgum Cir Fayetteville, NC	3.0	2.0	1446	$1,750	$1.21	25d	1	0.93mi
1222 Southwood Dr Fayetteville, NC	2.0	1.5	801	$875	$1.09	25d	1	0.93mi
1066 Strickland Bridge Rd Fayetteville, NC	3.0	2.0	1427	$2,050	$1.44	15d	1	0.94mi
2514 Gardner Park Dr Fayetteville, NC	3.0	2.5	1480	$1,595	$1.08	25d	1	0.96mi
6400 Starbrook Dr #1 Fayetteville, NC	2.0	2.0	860	$1,000	$1.16	25d	1	0.97mi
5721 Randleman St Fayetteville, NC	3.0	2.0	1050	$1,575	$1.50	25d	1	0.97mi
6408 Starbrook Dr #5 Fayetteville, NC	2.0	2.0	860	$995	$1.16	25d	1	0.98mi
1948 Nordic Dr Fayetteville, NC	3.0	2.0	1131	$1,400	$1.24	25d	1	0.98mi
2640 Latrobe Ave Fayetteville, NC	1.0–3.0	1.0–2.0	1079	$1,815	$1.68	15d	30	1.02mi
2012 Lakemeadow Dr Fayetteville, NC	3.0	2.0	1332	$1,800	$1.35	15d	1	1.10mi
5744 Aftonshire Dr Fayetteville, NC	2.0	1.5	945	$999	$1.06	25d	1	1.11mi
1401 Carnsmore Dr Fayetteville, NC	3.0	2.5	1450	$1,575	$1.09	25d	1	1.15mi
5713 Aftonshire Dr Fayetteville, NC	2.0	2.5	1025	$995	$0.97	15d	1	1.16mi
1406 Tangora Ln Fayetteville, NC	2.0	2.5	1192	$1,015	$0.85	25d	1	1.18mi
1413 Tangora Ln Fayetteville, NC	2.0	1.5	945	$979	$1.04	15d	1	1.20mi
5876 Aftonshire Dr Fayetteville, NC	2.0	1.5	1024	$1,015	$0.99	25d	1	1.24mi
1216 Weeping Willow Way Unit 229 Fayetteville, NC	3.0	2.0	960	$969	$1.01	15d	1	1.25mi
5842 Aftonshire Dr Fayetteville, NC	2.0	1.5	1010	$1,000	$0.99	25d	1	1.25mi
3325 Oak Forest Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,745	$1.57	15d	66	1.25mi
5864 Aftonshire Dr Fayetteville, NC	2.0	2.0	1100	$1,100	$1.00	25d	1	1.25mi
1070 Rulnick St Fayetteville, NC	3.0	1.0	1014	$1,200	$1.18	25d	1	1.29mi
5632 Birch Rd Fayetteville, NC	3.0	1.0	1228	$1,250	$1.02	25d	1	1.32mi
5595 Quietwood Pl Fayetteville, NC	3.0	2.0	1288	$1,395	$1.08	25d	1	1.35mi

Listing history 29 events

1. 2026-06-21
   days on market $189,500 Active 79 DOM
2. 2026-06-18
   days on market $189,500 Active 76 DOM
3. 2026-06-17
   days on market $189,500 Active 75 DOM
4. 2026-06-16
   days on market $189,500 Active 74 DOM
5. 2026-06-15
   price $189,500 Active 73 DOM
6. 2026-06-15
   days on market $195,000 Active 73 DOM
7. 2026-06-14
   days on market $195,000 Active 71 DOM
8. 2026-06-13
   days on market $195,000 Active 70 DOM
9. 2026-06-10
   days on market $195,000 Active 68 DOM
10. 2026-06-09
    days on market $195,000 Active 67 DOM
11. 2026-06-08
    days on market $195,000 Active 66 DOM
12. 2026-06-07
    days on market $195,000 Active 65 DOM
13. 2026-06-03
    days on market $195,000 Active 61 DOM
14. 2026-06-02
    days on market $195,000 Active 60 DOM
15. 2026-06-01
    days on market $195,000 Active 59 DOM
16. 2026-05-31
    days on market $195,000 Active 58 DOM
17. 2026-05-30
    days on market $195,000 Active 57 DOM
18. 2026-04-03
    listed $195,000 Active
19. 2023-11-29
    price $84,900 282-char remark

    Show marketing remark (282 chars)

    Cute starter home close to shopping and base. Recent updates include a beautifully updated kitchen with island and hardwood floors. Patio with a fenced-in backyard will be perfect for pets. This home is move in ready and in great shape! It will be tough to beat in this price range.

20. 2021-05-27
    soldstatus $110,900 244-char remark

    Show marketing remark (244 chars)

    Welcome Home! 3 bedrooms, 2 bath Ranch style home located in Arran Hills neighborhood!! Perfect Starter Home!! Kitchen made for entertaining, island, plenty of storage space! Patio with a fenced-in backyard will be perfect for family and pets!

21. 2021-03-25
    listed $110,900 244-char remark

    Show marketing remark (244 chars)

    Welcome Home! 3 bedrooms, 2 bath Ranch style home located in Arran Hills neighborhood!! Perfect Starter Home!! Kitchen made for entertaining, island, plenty of storage space! Patio with a fenced-in backyard will be perfect for family and pets!

22. 2016-09-20
    soldstatus $82,000 282-char remark

    Show marketing remark (282 chars)

    Cute starter home close to shopping and base. Recent updates include a beautifully updated kitchen with island and hardwood floors. Patio with a fenced-in backyard will be perfect for pets. This home is move in ready and in great shape! It will be tough to beat in this price range.

23. 2016-09-20
    soldstatus $82,000

    Show marketing remark (282 chars)

    Cute starter home close to shopping and base. Recent updates include a beautifully updated kitchen with island and hardwood floors. Patio with a fenced-in backyard will be perfect for pets. This home is move in ready and in great shape! It will be tough to beat in this price range.

24. 2016-02-22
    listed $84,900 282-char remark

    Show marketing remark (282 chars)

    Cute starter home close to shopping and base. Recent updates include a beautifully updated kitchen with island and hardwood floors. Patio with a fenced-in backyard will be perfect for pets. This home is move in ready and in great shape! It will be tough to beat in this price range.

25. 2011-08-05
    soldstatus $90,000
26. 2006-06-08
    soldstatus $76,000
27. 1998-01-15
    soldstatus $82,000 282-char remark

    Show marketing remark (282 chars)

    Cute starter home close to shopping and base. Recent updates include a beautifully updated kitchen with island and hardwood floors. Patio with a fenced-in backyard will be perfect for pets. This home is move in ready and in great shape! It will be tough to beat in this price range.

28. 1997-12-03
    listed $209,900 282-char remark

    Show marketing remark (282 chars)

    Cute starter home close to shopping and base. Recent updates include a beautifully updated kitchen with island and hardwood floors. Patio with a fenced-in backyard will be perfect for pets. This home is move in ready and in great shape! It will be tough to beat in this price range.

29. 1987-03-02
    soldstatus $43,200

ⓘ 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: $2,179 · $182/mo
• Projected year-2 tax: $2,179 · $182/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 4/10 Moderate FEMA zone X (unshaded) · 24% 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 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: $17,648
• − Mortgage interest: −$10,615
• − Property taxes: −$2,179
• − Insurance: −$948
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$5,513
• Taxable loss: −$4,430
• Est. tax savings @ 24.0%: +$1,063
• After-tax cash flow: $-47/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

+351.4% since first listed

12 events — show timeline

• 2026-04-03 Listed $195,000 LPRMLS
• 2023-11-29 Price Changed $84,900 TMLS
• 2021-05-27 Sold (MLS) $110,900 LPRMLS
• 2021-03-25 Listed $110,900 LPRMLS
• 2016-09-20 Sold (Public Records) $82,000 Public Records
• 2016-09-20 Sold (MLS) $82,000 LPRMLS
• 2016-02-22 Listed $84,900 LPRMLS
• 2011-08-05 Sold (Public Records) $90,000 Public Records
• 2006-06-08 Sold (Public Records) $76,000 Public Records
• 1998-01-15 Sold (MLS) $82,000 TMLS
• 1997-12-03 Listed $209,900 TMLS
• 1987-03-02 Sold (Public Records) $43,200 Public Records

Property tax history

+5.7%/yr

Latest (2025): $2,179 · +37.7% YoY. Source: county tax records.