1316 Sapona Rd · Fayetteville, NC 28312

$185,000

4 bd · 3.0 ba · 972 sqft · SingleFamily public records · 3 Days on market

Built 1946 Est $135k · 37% over

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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 +19.6/30.0
• Appreciation +10.0/10.0
• DSCR +6.2/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

E FAYETTEVILLE $98,500 4BR/2BA. Beautifully updated 4 bedroom 2 bath cottage in Cape Fear High School district! Completely renovated kitchen and baths with high end fixtures and finishes. This home boasts an open floorplan with soaring vaulted ceilings, vinyl plank flooring and ceramic tile throughout. Home sits on 6 lots with a deep, private tree lined back yard. Features a tankless hot water heater, energy efficient windows and a newer roof. This one is a must see, won't last at this price!(1316S)

Key facts

• Fantastic deck
• Garage
• Built 1946

Tags

• AIRY VAULTED CEILINGS
• BEAUTIFULLY UPDATED KITCHEN
• FANTASTIC DECK
• MASSIVE ULTRA-PRIVATE BACKYARD

Property features AI

Finance

• Other: Located in the Cedar Creek subdivision

Exterior

• Parking: Attached garage with 1 covered space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Zoned SF6 (Single Family Res 6)
• Construction: Wood siding
• Exterior features: Covered front porch; Deck

Interior

• Kitchen: Laminate counters
• Bedrooms: 6 total rooms
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Ceiling fan cooling
• Interior features: Ceiling fans; Double vanity; Laminate countertops
• Laundry & utility: Washer and dryer included; Washer hookup in unit; Crawl space

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/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 $183k (1.2% below list).
• Recommended offer: $183k (1.2% below list) — sets the bar for 1% rule.

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: 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).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago; this cycle's ask is 88% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $85k; list at $185k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,721 (1.2% below list)

Questions for the listing agent

1. Built in 1946 — 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. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.96%
• DSCR: 1.22
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $135,108
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Triangle Pl	0.44mi	3/1.0 (-1)	950 (-2%)	22mo	$135,000	$142	44
209 Triangle Pl	0.46mi	3/1.0 (-1)	826 (-15%)	3mo	$114,750	$139	38
823 Little Ave Ave	0.72mi	3/1.0 (-1)	838 (-14%)	14mo	$100,000	$119	19

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 3.21×
• Total profit: $114,399
• Equity at exit: $166,663

10-year hold

• IRR: 24.3%
• Equity multiple: 7.30×
• Total profit: $326,150
• Equity at exit: $359,414

Cash invested: $51,800 (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 28312

• Home prices YoY: 6.9%
• Active inventory: 223
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,827 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$182 /mo · $2,184/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $214

Break-even live

Break-even rent $1,556

Max offer price $185,000

Occupancy floor 83%

Sensitivity live

Price	-10% $319	-5% $267	+0% $214	+5% $162	+10% $110
Rent	-10% $70	-5% $142	+0% $214	+5% $286	+10% $359
Rate	-1.0pp $307	-0.5pp $261	base $214	+0.5pp $166	+1.0pp $118

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-21
   days on market $185,000 Active 3 DOM
2. 2026-06-19
   statusdays on market $185,000 Active 1 DOM
3. 2026-06-18
   days on market $185,000 Coming Soon 3 DOM
4. 2026-06-17
   days on market $185,000 Coming Soon 2 DOM
5. 2026-06-16
   remarks 699-char remark
6. 2026-06-16
   listed $185,000 Coming Soon 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: $2,184 · $182/mo
• Projected year-2 tax: $2,184 · $182/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $21,927
• − Mortgage interest: −$10,363
• − Property taxes: −$2,184
• − Insurance: −$925
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$5,382
• Taxable loss: −$435
• Est. tax savings @ 24.0%: +$104
• After-tax cash flow: $2,676/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
• City population: 226,118
• Population (ZIP): 19,889

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 0.61)
• Race & ethnicity: White 55% Black 29% Two or more races 8% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% 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: ▲ 19.75%
• Current HPI: 306.7749
• Rent YoY: —
• Metro: —
• 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

+259.2% since first listed

6 events — show timeline

• 2026-06-15 Coming Soon $185,000 LPRMLS
• 2019-11-06 Sold (Public Records) $85,000 Public Records
• 2019-11-01 Sold (MLS) $85,000 LPRMLS
• 2019-08-14 Listed $98,500 LPRMLS
• 2017-03-17 Listed $115,000 LPRMLS
• 1995-07-28 Sold (Public Records) $51,500 Public Records

Property tax history

+8.9%/yr

Latest (2025): $2,184 · +47.8% YoY. Source: county tax records.