1921 Ashridge Dr · Fayetteville, NC 28304

$264,900

4 bd · 4.0 ba · 2,370 sqft · SingleFamily public records · 44 Days on market

Built 2002 Est $337k · 21% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

-Great 4 or 5 bedroom home in excellent conditon. Master down stairs w/jetted tub & sep/shower. Double vanity sinks & walk-in-closet, dining with hardwoods, Den w/fireplace and much more. Double garage w/AGDO. Privacy fenced & nice deck. Tenant occupied.

Key facts

• Eat-in dining area
• Formal dining room
• Glamour bath

Tags

• FORMAL DINING ROOM
• VAULTED CEILINGS
• OVERSIZED BONUS ROOM
• EAT-IN DINING AREA
• LARGE WALK-IN CLOSET
• GLAMOUR BATH

Property features AI

Finance

• Other: Listed by Longleaf Pine Realtors / EXP REALTY LLC

Exterior

• Parking: Attached garage; 2 covered garage spaces (2-car garage)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels / 2 stories
• Construction: Cement siding construction
• Exterior features: Subdivision: ASBURY; Zoned SF10 (Single Family Residential 10)

Interior

• Kitchen: Refrigerator
• Bedrooms: 9 total rooms (bedroom count not specified)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Has heating
• Interior features: Refrigerator included; One fireplace (Other type)

🏷️ Possibly a rental listed for sale. The $264,900 price doesn't fit this home's estimated sale value (~$336,540) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-13 ($-159/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (16.5% below list).
• Recommended offer: $221k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.8% in Fayetteville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Loyd E Auman Elementary (math 15% / reading 29%, grade F, #1,190 of 1,410 statewide, top 86%, 528 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; 5 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).
• At $2,211/mo this rent would consume 45% 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $197k; 34% 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 $221,146 (16.5% 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 44 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $336,540
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7202 Manassas St	0.39mi	4/3.0	2,365 (-0%)	6mo	$370,990	$157	72
7194 Manassas St	0.39mi	4/3.5	2,539 (+7%)	2mo	$400,000	$158	67
6711 Carloway Dr	0.07mi	3/2.5 (-1)	2,145 (-10%)	5mo	$315,000	$147	66
7198 Manassas St	0.39mi	4/3.5	2,525 (+6%)	5mo	$399,990	$158	64
6601 Kodiak Dr	0.53mi	3/2.5 (-1)	2,447 (+3%)	3mo	$327,000	$134	57
1959 Oakview Dr	0.59mi	4/2.5	2,430 (+2%)	11mo	$315,000	$130	53
1519 Deanscroft Pl	0.72mi	4/3.0	2,391 (+1%)	10mo	$350,000	$146	53
6434 Kincross Ave	0.63mi	4/3.0	2,167 (-9%)	1mo	$249,900	$115	51
7504 Coleridge Dr	0.73mi	4/3.0	2,499 (+5%)	2mo	$330,000	$132	51
6664 Kodiak Dr	0.69mi	4/2.5	2,438 (+3%)	9mo	$345,000	$142	49
2008 Greendale Dr	0.62mi	4/2.5	2,492 (+5%)	10mo	$340,000	$136	48
1968 Oakview Dr	0.63mi	3/2.5 (-1)	2,149 (-9%)	8mo	$290,000	$135	37

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: -16.5%
• Equity multiple: 0.41×
• Total profit: $-43,402
• Equity at exit: $39,497

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-37,363
• Equity at exit: $22,904

Cash invested: $74,172 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,211 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$261 /mo · $3,130/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-13

Break-even live

Break-even rent $2,228

Max offer price $262,554

Occupancy floor 96%

Sensitivity live

Price	-10% $137	-5% $62	+0% $-13	+5% $-88	+10% $-163
Rent	-10% $-188	-5% $-101	+0% $-13	+5% $74	+10% $161
Rate	-1.0pp $120	-0.5pp $54	base $-13	+0.5pp $-82	+1.0pp $-152

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1941 Abbeydale Ln Fayetteville, NC	4.0	3.0	2408	$2,300	$0.96	25d	1	0.15mi
6604 Kodiak Dr Fayetteville, NC	4.0	2.5	2375	$2,400	$1.01	25d	1	0.54mi
1183 Helmsley Dr Fayetteville, NC	3.0	2.5	1978	$2,000	$1.01	15d	1	0.89mi
1890 Frankie Ave Fayetteville, NC	4.0	2.5	2107	$2,200	$1.04	25d	1	1.34mi
5812 Shenandoah Dr Fayetteville, NC	4.0	2.0	1800	$1,599	$0.89	25d	1	1.45mi

Listing history 20 events

1. 2026-06-21
   days on market $264,900 Active 44 DOM
2. 2026-06-18
   days on market $264,900 Active 41 DOM
3. 2026-06-17
   days on market $264,900 Active 40 DOM
4. 2026-06-16
   days on market $264,900 Active 39 DOM
5. 2026-06-15
   days on market $264,900 Active 38 DOM
6. 2026-06-14
   days on market $264,900 Active 36 DOM
7. 2026-06-13
   days on market $264,900 Active 35 DOM
8. 2026-06-10
   days on market $264,900 Active 33 DOM
9. 2026-06-09
   days on market $264,900 Active 32 DOM
10. 2026-06-08
    days on market $264,900 Active 31 DOM
11. 2026-06-07
    days on market $264,900 Active 30 DOM
12. 2026-06-03
    days on market $264,900 Active 26 DOM
13. 2026-06-02
    days on market $264,900 Active 25 DOM
14. 2026-06-01
    days on market $264,900 Active 24 DOM
15. 2026-05-31
    days on market $264,900 Active 23 DOM
16. 2026-05-30
    days on market $264,900 Active 22 DOM
17. 2026-05-08
    listed $264,900 Active
18. 2011-07-01
    soldstatus $197,000
19. 2011-06-30
    soldstatus $197,000 266-char remark

    Show marketing remark (266 chars)

    -Great 4 or 5 bedroom home in excellent conditon. Master down stairs w/jetted tub & sep/shower. Double vanity sinks & walk-in-closet, dining with hardwoods, Den w/fireplace and much more. Double garage w/AGDO. Privacy fenced & nice deck. Tenant occupied.

20. 2010-09-17
    listed $199,900 266-char remark

    Show marketing remark (266 chars)

    -Great 4 or 5 bedroom home in excellent conditon. Master down stairs w/jetted tub & sep/shower. Double vanity sinks & walk-in-closet, dining with hardwoods, Den w/fireplace and much more. Double garage w/AGDO. Privacy fenced & nice deck. Tenant occupied.

ⓘ 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: $3,130 · $261/mo
• Projected year-2 tax: $3,130 · $261/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 8/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $26,538
• − Mortgage interest: −$14,839
• − Property taxes: −$3,130
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − Depreciation: −$7,706
• Taxable loss: −$4,707
• Est. tax savings @ 24.0%: +$1,130
• After-tax cash flow: $970/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

+32.5% since first listed

4 events — show timeline

• 2026-05-08 Listed $264,900 LPRMLS
• 2011-07-01 Sold (Public Records) $197,000 Public Records
• 2011-06-30 Sold (MLS) $197,000 TMLS
• 2010-09-17 Listed $199,900 TMLS

Property tax history

+0.6%/yr

Latest (2025): $3,130 · +21.1% YoY. Source: county tax records.