5801-5807 Aftonshire Dr · Fayetteville, NC 28304

$325,000

1 bd · 1.0 ba · 616 sqft · MultiFamily public records · 163 Days on market

Built 1985

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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 +25.5/30.0
• DSCR +8.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks MLS

-Quadruplex (4) 1BR/1BA. Recently renovated. New roof, flooring, countertops, bottom cabinets, and bath vanities. Fresh paint. Units metered individually for electric and water. All 4 Units currently rented for $475 each. Professional Property Management Company is in place. HOA 33.00 per month, being sold "As Is" -Quadruplex (4) 1BR/1BA. Recently renovated. New roof, flooring, countertops, bottom cabinets, and bath vanities. Fresh paint. Units metered individually for electric and water. All 4 Units currently rented for $475 each. Professional Property Management Company is in place.

Key facts

• Private rear deck
• High-demand location
• Built 1985

Tags

• PRIVATE REAR DECK
• HIGH-DEMAND LOCATION

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential income property; Quadruplex
• Construction: Wood siding
• Exterior features: Deck; Paved road access

Interior

• Kitchen: Eat-in kitchen; Laminate counters; Exhaust fan
• Flooring: Vinyl flooring
• Heating & cooling: Central air conditioning; Has cooling
• Interior features: Eat-in kitchen; Laminate counters; Exhaust fan

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/1-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $762 ($9k/yr) — positive. Per door: $191/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $286k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 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 85% FRL vs 55% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 302 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• At $3,808/mo this rent would consume 78% of the median local household income ($59k/yr) (locally 1667% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y ago; this cycle's ask is 43233% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $286,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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: 1.17% ✓
• Cap rate: 9.11%
• Cash-on-cash: 10.05%
• DSCR: 1.45
• GRM: 7.1

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: 0.96×
• Total profit: $-3,402
• Equity at exit: $48,459

10-year hold

• IRR: 8.9%
• Equity multiple: 1.69×
• Total profit: $62,477
• Equity at exit: $28,100

Cash invested: $91,000 (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: 302
• Price-to-rent: 28.4×

Monthly cashflow live

• Estimated rent: $3,808 high
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$800
• Net cashflow: $762

Break-even live

Break-even rent $2,843

Max offer price $325,000

Occupancy floor 75%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,808
Total (4 units)			$3,808

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1427 Tangora Ln Fayetteville, NC	1.0	1.0	616	$750	$1.22	23d	1	0.04mi
1425 Tangora Ln Unit 1427 Fayetteville, NC	1.0	1.0	616	$750	$1.22	23d	1	0.04mi
6320 Marykirk Dr Unit C Fayetteville, NC	1.0	1.0	710	$875	$1.23	23d	1	0.74mi
910 Greenleaf Dr Fayetteville, NC	1.0	1.0	650	$975	$1.50	23d	8	0.75mi
910 Greenleaf Dr Fayetteville, NC	1.0	1.0	650	$944	$1.45	14d	8	0.75mi
6421 Applecross Ave Fayetteville, NC	1.0	1.0	621	$749	$1.21	23d	1	1.06mi
6400 Starbrook Dr #7 Fayetteville, NC	1.0	1.0	641	$900	$1.40	14d	1	1.12mi
4810 Alamance Rd Fayetteville, NC	1.0–2.0	1.0–2.0	827	$900	$1.09	23d	1	1.13mi
6403 Starbrook Dr #7 Fayetteville, NC	1.0	1.0	641	$900	$1.40	23d	1	1.14mi
1783 Roberta Ct Fayetteville, NC	1.0	1.0	550	$899	$1.63	23d	1	1.16mi
1122 Southwood Dr #4 Fayetteville, NC	1.0	1.0	641	$875	$1.37	23d	1	1.18mi
1122 Southwood Dr #3 Fayetteville, NC	1.0	1.0	641	$900	$1.40	23d	1	1.18mi
855 King Arthur Dr Fayetteville, NC	1.0–2.0	1.0–2.0	810	$805	$0.99	14d	9	1.19mi
1775 Michelle Ct Fayetteville, NC	1.0	1.0	616	$899	$1.46	23d	1	1.19mi
5874 Century Oaks Dr Fayetteville, NC	1.0	1.0	700	$900	$1.29	23d	1	1.49mi

Listing history 36 events

1. 2026-06-18
   days on market $325,000 Active 163 DOM
2. 2026-06-17
   days on market $325,000 Active 162 DOM
3. 2026-06-16
   days on market $325,000 Active 161 DOM
4. 2026-06-15
   days on market $325,000 Active 160 DOM
5. 2026-06-14
   days on market $325,000 Active 158 DOM
6. 2026-06-13
   days on market $325,000 Active 157 DOM
7. 2026-06-10
   days on market $325,000 Active 155 DOM
8. 2026-06-09
   days on market $325,000 Active 154 DOM
9. 2026-06-08
   days on market $325,000 Active 153 DOM
10. 2026-06-07
    days on market $325,000 Active 152 DOM
11. 2026-06-03
    days on market $325,000 Active 148 DOM
12. 2026-06-02
    days on market $325,000 Active 147 DOM
13. 2026-06-01
    days on market $325,000 Active 146 DOM
14. 2026-05-31
    days on market $325,000 Active 145 DOM
15. 2026-05-30
    days on market $325,000 Active 144 DOM
16. 2026-04-07
    historical $750
17. 2026-04-04
    listed $750
18. 2026-04-03
    historical $750
19. 2026-02-09
    price $325,000
20. 2026-01-06
    listed $349,999 Active
21. 2025-11-18
    listed $750
22. 2025-04-08
    historical $750
23. 2025-04-06
    listed $750
24. 2025-01-24
    historical $800
25. 2025-01-24
    listed $800
26. 2025-01-06
    historical $875
27. 2025-01-06
    listed $875
28. 2024-12-14
    historical $875
29. 2024-12-13
    listed $875
30. 2024-08-02
    soldstatus $295,000
31. 2018-07-11
    soldstatus $110,000 602-char remark

    Show marketing remark (602 chars)

    -Quadruplex (4) 1BR/1BA. Recently renovated. New roof, flooring, countertops, bottom cabinets, and bath vanities. Fresh paint. Units metered individually for electric and water. All 4 Units currently rented for $475 each. Professional Property Management Company is in place. HOA 33.00 per month, being sold "As Is" -Quadruplex (4) 1BR/1BA. Recently renovated. New roof, flooring, countertops, bottom cabinets, and bath vanities. Fresh paint. Units metered individually for electric and water. All 4 Units currently rented for $475 each. Professional Property Management Company is in place.

32. 2018-07-11
    soldstatus $110,000

    Show marketing remark (602 chars)

    -Quadruplex (4) 1BR/1BA. Recently renovated. New roof, flooring, countertops, bottom cabinets, and bath vanities. Fresh paint. Units metered individually for electric and water. All 4 Units currently rented for $475 each. Professional Property Management Company is in place. HOA 33.00 per month, being sold "As Is" -Quadruplex (4) 1BR/1BA. Recently renovated. New roof, flooring, countertops, bottom cabinets, and bath vanities. Fresh paint. Units metered individually for electric and water. All 4 Units currently rented for $475 each. Professional Property Management Company is in place.

33. 2018-03-09
    listed $110,000 602-char remark

    Show marketing remark (602 chars)

    -Quadruplex (4) 1BR/1BA. Recently renovated. New roof, flooring, countertops, bottom cabinets, and bath vanities. Fresh paint. Units metered individually for electric and water. All 4 Units currently rented for $475 each. Professional Property Management Company is in place. HOA 33.00 per month, being sold "As Is" -Quadruplex (4) 1BR/1BA. Recently renovated. New roof, flooring, countertops, bottom cabinets, and bath vanities. Fresh paint. Units metered individually for electric and water. All 4 Units currently rented for $475 each. Professional Property Management Company is in place.

34. 2011-06-21
    soldstatus $55,000
35. 2010-07-23
    soldstatus $136,126
36. 2006-09-01
    soldstatus $280,000

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

Taxation est. · year 1

• Rental income: $45,696
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,656
• − Management: −$3,656
• − Depreciation: −$9,455
• Taxable income: $4,225
• Est. tax owed @ 24.0%: −$1,014
• After-tax cash flow: $8,134/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

+16.1% since first listed

21 events — show timeline

• 2026-04-07 Rental Removed $750 RENTALBEAST
• 2026-04-04 Listed for Rent $750 RENTALBEAST
• 2026-04-03 Rental Removed $750 TMLS
• 2026-02-09 Price Changed $325,000 LPRMLS
• 2026-01-06 Listed $349,999 LPRMLS
• 2025-11-18 Listed for Rent $750 TMLS
• 2025-04-08 Rental Removed $750 TMLS
• 2025-04-06 Listed for Rent $750 TMLS
• 2025-01-24 Rental Removed $800 TMLS
• 2025-01-24 Listed for Rent $800 TMLS
• 2025-01-06 Rental Removed $875 TMLS
• 2025-01-06 Listed for Rent $875 TMLS
• 2024-12-14 Rental Removed $875 TMLS
• 2024-12-13 Listed for Rent $875 TMLS
• 2024-08-02 Sold (Public Records) $295,000 Public Records
• 2018-07-11 Sold (Public Records) $110,000 Public Records
• 2018-07-11 Sold (MLS) $110,000 LPRMLS
• 2018-03-09 Listed $110,000 LPRMLS
• 2011-06-21 Sold (Public Records) $55,000 Public Records
• 2010-07-23 Sold (Public Records) $136,126 Public Records
• 2006-09-01 Sold (Public Records) $280,000 Public Records

Property tax history

+2.4%/yr

Latest (2024): $478 · +5.2% YoY. Source: county tax records.