3455 Mcchoen Dr · Fayetteville, NC 28311

$150,000

3 bd · 3.0 ba · 2,006 sqft · SingleFamily public records · 19 Days on market

Built 1989 2,006 ac lot Est $261k · 42% under

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Why this score? — see what drove the B- 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.9/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Estate Sale – Exceptional Value Opportunity in Fayetteville This property is being offered as part of an estate sale. The estate makes no representations or warranties as to the condition of the property whatsoever. All prospective purchasers are strongly encouraged to conduct their own thorough due diligence, inspections, and evaluations prior to submitting an offer. Positioned in a desirable attractive enclave just off Country Club Drive, 3455 McChoen Drive presents a compelling opportunity for investors and value-driven buyers alike. Whether you are an experienced investor seeking your next project or a cash buyer looking to unlock significant upside, this property offers substanti

Key facts

• Country kitchen
• Large corner lot
• Private driveway

Tags

• LARGE CORNER LOT
• PRIVATE DRIVEWAY
• COUNTRY KITCHEN
• WOOD BURNING FIREPLACE
• GENEROUSLY SIZED PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $329 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Luther Nick Jeralds Middle (math 13% / reading 24%, grade F, #436 of 475 statewide, top 93%, 616 students, 100% FRL); E E Smith High (math 42% / reading 41%, grade F, #381 of 535 statewide, top 72%, 1,004 students, 99% FRL) — zoned schools average 99% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 360 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% of the median local income ($62k/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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $101k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $147,750 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.19% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.39%
• DSCR: 1.42
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $260,780
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3474 Thorndike Dr	0.37mi	3/2.0	2,078 (+4%)	6mo	$270,000	$130	68
3824 Clearwater Dr	0.61mi	3/2.0	1,990 (-1%)	4mo	$315,000	$158	63
3252 Barksdale Rd	0.35mi	3/2.0	1,802 (-10%)	1mo	$224,000	$124	62
1132 Landau Rd	0.38mi	3/2.0	1,836 (-8%)	3mo	$230,000	$125	61
3609 Daughtridge Dr	0.37mi	3/2.5	1,824 (-9%)	7mo	$259,900	$142	60
1127 Landau Rd	0.38mi	4/2.0 (+1)	1,865 (-7%)	6mo	$220,000	$118	56
727 Ashburton Dr	0.46mi	4/3.0 (+1)	2,173 (+8%)	4mo	$274,900	$127	56
3721 Clearwater Dr	0.55mi	4/2.0 (+1)	2,116 (+6%)	2mo	$205,000	$97	54
741 Southview Cir	0.67mi	3/2.0	2,135 (+6%)	3mo	$288,000	$135	51
533 Walking Ln	0.54mi	4/3.0 (+1)	2,230 (+11%)	2mo	$382,000	$171	50
705 Chadwick Rd	0.57mi	4/3.0 (+1)	2,200 (+10%)	4mo	$280,000	$127	49
3622 Thorndike Dr	0.48mi	4/2.5 (+1)	2,263 (+13%)	1mo	$345,000	$152	48

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-3,644
• Equity at exit: $22,365

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $22,685
• Equity at exit: $12,969

Cash invested: $42,000 (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 28311

• Home prices YoY: -18.4%
• Rents YoY: 2.8%
• Active inventory: 360
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,790 high
• Mortgage (P&I): −$787
• Tax from tax record: −$237 /mo · $2,840/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $329

Break-even live

Break-even rent $1,374

Max offer price $150,000

Occupancy floor 77%

Sensitivity live

Price	-10% $414	-5% $371	+0% $329	+5% $286	+10% $244
Rent	-10% $187	-5% $258	+0% $329	+5% $399	+10% $470
Rate	-1.0pp $404	-0.5pp $367	base $329	+0.5pp $290	+1.0pp $250

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3446 Sandystone Cir Fayetteville, NC	3.0	2.5	1489	$1,700	$1.14	24d	1	0.10mi
3523 Rosehill Rd Fayetteville, NC	4.0	1.0	1448	$1,450	$1.00	14d	1	0.17mi
3519 Rolls Ave Fayetteville, NC	3.0	2.0	1625	$1,700	$1.05	14d	1	0.35mi
3611 Tindall Ct Fayetteville, NC	3.0	2.0	1813	$2,300	$1.27	14d	1	0.42mi
3613 Pine Lake Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1116	$1,645	$1.47	14d	31	0.48mi
2532 Sourwood Dr Fayetteville, NC	4.0	2.0	1562	$1,700	$1.09	24d	1	0.73mi
3963 Loufield Dr Fayetteville, NC	3.0	2.0	1446	$1,500	$1.04	24d	1	0.74mi
3517 Gowan Ln Fayetteville, NC	3.0	2.5	1792	$1,750	$0.98	24d	1	0.80mi
1641 Mount Rainer Dr Fayetteville, NC	3.0	2.5	2000	$1,950	$0.97	14d	1	0.88mi
1645 Mount Rainer Dr Fayetteville, NC	4.0	2.5	2130	$2,100	$0.99	24d	1	0.89mi
632 Bromsworth Trl Fayetteville, NC	3.0	2.5	2597	$2,500	$0.96	22d	1	0.95mi
1659 Rock Creek Ln Fayetteville, NC	4.0	2.5	1777	$2,100	$1.18	14d	1	0.98mi
637 Spy Glass Dr Unit 637 Fayetteville, NC	4.0	2.5	2662	$2,300	$0.86	14d	1	1.06mi
4016 Bankside Dr Fayetteville, NC	3.0	2.5	1846	$1,800	$0.98	14d	1	1.13mi
3557 Hastings Dr Fayetteville, NC	4.0	2.5	1652	$1,795	$1.09	24d	1	1.18mi
1526 Trevino Dr Fayetteville, NC	3.0	2.0	1629	$1,800	$1.10	24d	1	1.41mi

Listing history 3 events

1. 2026-04-21
   status Pending
2. 2026-04-02
   listed $150,000 Active
3. 1990-07-12
   soldstatus $101,000

ⓘ 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: $2,840 · $237/mo
• Projected year-2 tax: $2,840 · $237/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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,485
• − Mortgage interest: −$8,402
• − Property taxes: −$2,840
• − Insurance: −$750
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$4,364
• Taxable income: $1,691
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $3,537/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): 36,629
• Household income: $62,170
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 1645.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 42% White 38% Hispanic / Latino 9% Two or more races 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 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: ▼ -45.88%
• Current HPI: 203.0731
• Rent YoY: ▲ 2.82%
• 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

+48.5% since first listed

3 events — show timeline

• 2026-04-21 Pending — LPRMLS
• 2026-04-02 Listed $150,000 LPRMLS
• 1990-07-12 Sold (Public Records) $101,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,840 · +16.6% YoY. Source: county tax records.