3 bd · 2.0 ba ·
1,043 sqft ·
Built 1966
· SingleFamily
· Active
· 106 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$1,745/mo
Mortgage (P&I)
−$891
Tax + insurance
−$198
HOA
−$0
Vac / Maint / Mgmt
−$366
Net cashflow
$289/mo
Annual
$3,464/yr
Cap rate
8.33%
Cash-on-cash
7.28%
DSCR
1.32
1% rule
1.03%
Cash to close
$47,600
Investor read
This is a 3-bed/2.0-bath single-family listed at $170k.
At list price, monthly cash flow is $289 ($3k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($2k rent vs $170k).
It's been on market 106 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
Location reads 67/100 on livability (#228 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: employment C-, amenities F, commute F.
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: Mac Williams Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 1,151 students, 58% FRL); Cape Fear High (math 75% / reading 47%, grade C+, #202 of 535 statewide, top 39%, 1,529 students, 50% FRL) — zoned schools at 54% FRL track the district average.
Zoned-school proficiency averages 53% at this address vs 36% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
Market conditions: 223 active listings in the ZIP; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
Current owner paid $47k; list at $170k implies a 262% gain — meaningful room to come down on a strong offer.
At projected returns (10.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Climate carrying-cost: major wind risk, 75% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
Cap rate 8.3% vs local median 3.0% in Eastover — 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.
Questions for listing agent
It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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.
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.
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.
CashFlowRE · CFR-GX7FTX3T7QK4G4
· Data 2 weeks agocashflowre.app · 2026-05-29