404 Andy St · Fayetteville, NC 28303

$145,000

3 bd · 1.0 ba · 915 sqft · SingleFamily public records · 3 Days on market

Built 1950 6,098 sqft lot Est $149k · 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 +14.0/30.0
• ARV discount +8.8/15.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rarely do you find a move-in ready home at this price point with the opportunity to personalize, make future improvements, or maximize the property's potential over time. 404 Andy St offers a convenient Fayetteville location with quick access to some of the area's most popular destinations. Located close to Downtown Fayetteville, enjoy local restaurants, community events, Segra Stadium, and the energy of the growing downtown area. Cross Creek Mall, shopping, dining, and everyday essentials are all nearby, along with convenient access to Fort Bragg and major commuter routes, creating a balance of convenience, accessibility, and everyday living.

Key facts

• Segra stadium
• Quick access
• Local restaurants

Tags

• FAYETTEVILLE LOCATION
• QUICK ACCESS
• LOCAL RESTAURANTS
• COMMUNITY EVENTS
• SEGRA STADIUM
• GROWING DOWNTOWN AREA

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway with 2 open parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story site-built home; One level
• Construction: Site-built construction; Shingle roof; Foundation: Other; Construction materials: Unknown
• Exterior features: Lot approximately 0.14 acres (about 6,098 sq ft); Lot dimensions 46 x 135 x 46 x 135; Public maintained road access; Directions: From Bragg Boulevard, turn right onto Andy Street. Home is on the right.

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating system specified; Central electric air conditioning
• Interior features: Laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $18 ($214/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $124k (14.2% below list).
• Recommended offer: $124k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 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: William T Brown Elementary (math 22% / reading 32%, grade F, #1,033 of 1,410 statewide, top 76%, 598 students, 100% FRL); R Max Abbott Middle (math 31% / reading 45%, grade F, #251 of 475 statewide, top 54%, 759 students, 99% FRL); Terry Sanford High (math 49% / reading 52%, grade D+, #306 of 535 statewide, top 57%, 1,224 students, 59% FRL) — zoned schools average 86% FRL vs 55% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 285 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $65k; list at $145k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $124,435 (14.2% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $149,145
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4804 Bragg Blvd	0.43mi	3/1.0	1,014 (+11%)	9mo	$165,000	$163	54
132 Bremer St	0.61mi	2/1.0 (-1)	800 (-13%)	6mo	$51,000	$64	41
213 Gertrude St	0.61mi	3/1.0	806 (-12%)	17mo	$142,800	$177	38

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 · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.45×
• Total profit: $-22,350
• Equity at exit: $21,620

10-year hold

• IRR: -6.9%
• Equity multiple: 0.56×
• Total profit: $-17,962
• Equity at exit: $12,537

Cash invested: $40,600 (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 28303

• Home prices YoY: -25.4%
• Rents YoY: 3.0%
• Active inventory: 285
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,244 high
• Mortgage (P&I): −$760
• Tax from tax record: −$144 /mo · $1,732/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $18

Break-even live

Break-even rent $1,222

Max offer price $145,000

Occupancy floor 94%

Sensitivity live

Price	-10% $100	-5% $59	+0% $18	+5% $-23	+10% $-64
Rent	-10% $-80	-5% $-31	+0% $18	+5% $67	+10% $116
Rate	-1.0pp $91	-0.5pp $55	base $18	+0.5pp $-20	+1.0pp $-58

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5109 Higgins St Fayetteville, NC	2.0	1.0	862	$1,000	$1.16	25d	1	0.05mi
5112 Cannon St Fayetteville, NC	2.0	1.0	750	$949	$1.27	16d	1	0.08mi
844 Anita Rd Fayetteville, NC	2.0	1.0	850	$850	$1.00	16d	1	0.43mi
117 N Helen St Unit 117 Fayetteville, NC	2.0	1.0	600	$1,500	$2.50	25d	1	0.45mi
4916 Schmidt St Fayetteville, NC	2.0	1.0	801	$945	$1.18	25d	1	0.54mi
1909 Tryon Dr #7 Fayetteville, NC	2.0	2.0	1060	$1,050	$0.99	25d	1	0.59mi
4420 Blanton Rd Unit 4420-H Fayetteville, NC	2.0	1.5	990	$1,025	$1.04	16d	1	0.62mi
1882 Tryon Dr #4 Fayetteville, NC	2.0	2.0	1063	$1,100	$1.03	16d	1	0.63mi
421 Squirrel St Unit A Fayetteville, NC	2.0	1.0	780	$900	$1.15	25d	1	0.67mi
1861 Tryon Dr Unit 3 Fayetteville, NC	2.0	2.0	1050	$995	$0.95	25d	1	0.68mi
1849 Tryon Dr Fayetteville, NC	2.0	2.0	1061	$998	$0.94	25d	2	0.69mi
1808 Tryon Dr Fayetteville, NC	2.0	2.0	1066	$995	$0.93	25d	1	0.75mi
4981 Galveston Dr Fayetteville, NC	2.0	1.5	750	$1,050	$1.40	25d	1	0.85mi
710 Villagio Pl Fayetteville, NC	1.0–2.0	1.0–2.0	984	$1,686	$1.71	16d	9	0.86mi
1130 Annondale Way Fayetteville, NC	1.0–3.0	1.0–2.5	1180	$2,495	$2.11	16d	6	0.88mi
622 Dashland Dr Unit B Fayetteville, NC	2.0	1.5	750	$940	$1.25	16d	1	0.99mi
1615 Morehead Ave Fayetteville, NC	3.0	2.0	1073	$1,400	$1.30	25d	1	1.14mi
1000 Antietam Crk Dr Fayetteville, NC	3.0	1.0–2.0	1059	$1,700	$1.61	25d	14	1.18mi
1025 Hirschfeld Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,935	$1.74	16d	17	1.21mi
3050 Plantation Garden Blvd Fayetteville, NC	1.0–3.0	1.0–2.0	1158	$1,781	$1.54	16d	58	1.31mi
1914 King George Dr Fayetteville, NC	2.0	1.0	800	$850	$1.06	25d	1	1.42mi

Listing history 3 events

1. 2026-06-21
   days on market $145,000 Active 3 DOM
2. 2026-06-18
   remarks 651-char remark
3. 2026-06-18
   listed $145,000 Active 1 DOM

ⓘ 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: $1,732 · $144/mo
• Projected year-2 tax: $1,732 · $144/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 6/10 Major 69% 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: $14,932
• − Mortgage interest: −$8,122
• − Property taxes: −$1,732
• − Insurance: −$725
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$4,218
• Taxable loss: −$2,255
• Est. tax savings @ 24.0%: +$541
• After-tax cash flow: $755/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): 30,965
• Household income: $58,223
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1370.0

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 0.70)
• Race & ethnicity: White 39% Black 37% Two or more races 11% Hispanic / Latino 10% Asian 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 3% Serbian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Spanish 7% Other Asian/Pacific 2% Korean 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: ▼ -77.14%
• Current HPI: 226.5097
• Rent YoY: ▲ 3.01%
• 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

+1350.0% since first listed

5 events — show timeline

• 2026-06-18 Listed $145,000 TMLS
• 2025-09-15 Sold (Public Records) $65,000 Public Records
• 2025-09-02 Sold (Public Records) $50,000 Public Records
• 1993-07-30 Sold (Public Records) $14,000 Public Records
• 1988-02-12 Sold (Public Records) $10,000 Public Records

Property tax history

+10.4%/yr

Latest (2025): $1,732 · +70.5% YoY. Source: county tax records.