6736 Willowbrook Unit 4 Dr · Fayetteville, NC 28314

$75,000

2 bd · 2.0 ba · 1,061 sqft · Condo · 251 Days on market

Built 1984 $220/mo HOA · 18% of rent

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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 +27.4/30.0
• 1% rule +10.0/10.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• 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

Take a look at this 2nd floor condo in Stewarts Creek! There is so much to love about this to include, lots of storage throughout, wood burning fireplace, balcony overlooking woods, meaning no neighbors behind you, and even the furniture is staying, so this truly is move-in ready. Perfect location if you want to be close to Fort Bragg, Skibo Road, 295, schools and shopping!

Key facts

• Open floor plan
• Newer flooring
• Renovated condo

Tags

• RENOVATED CONDO
• NEWER PAINT
• NEWER FLOORING
• NEWER APPLIANCES
• UPDATED BATHROOMS
• OPEN FLOOR PLAN

Property features AI

Finance

• HOA & community: Homeowners association with a $220 monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential condominium
• Construction: Fiber cement construction
• Exterior features: Subdivision: STEWARTS CK

Interior

• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating
• Interior features: Carpet flooring; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $75k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Westover Middle (math 20% / reading 30%, grade F, #396 of 475 statewide, top 84%, 784 students, 100% FRL); Westover High (math 42% / reading 39%, grade F, #387 of 535 statewide, top 73%, 1,202 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 435 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $21k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 8y ago; this cycle's ask has dropped $20k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 75% 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.62% ✓
• Cap rate: 9.80%
• Cash-on-cash: 12.54%
• DSCR: 1.56
• GRM: 5.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $2,107
• Equity at exit: $11,183

10-year hold

• IRR: 12.5%
• Equity multiple: 2.00×
• Total profit: $21,002
• Equity at exit: $6,485

Cash invested: $21,000 (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 28314

• Home prices YoY: -15.7%
• Rents YoY: 3.1%
• Active inventory: 435
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,212 high
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$220
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $219

Break-even live

Break-even rent $935

Max offer price $75,000

Occupancy floor 77%

Sensitivity live

Price	-10% $271	-5% $245	+0% $219	+5% $193	+10% $168
Rent	-10% $124	-5% $171	+0% $219	+5% $267	+10% $315
Rate	-1.0pp $257	-0.5pp $238	base $219	+0.5pp $200	+1.0pp $180

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6748 Willowbrook Dr #9 Fayetteville, NC	2.0	2.0	1157	$1,100	$0.95	24d	1	0.05mi
6720 Willowbrook Dr #5 Fayetteville, NC	2.0	2.0	1200	$1,150	$0.96	15d	1	0.08mi
1022 Brookhollow Dr #5 Fayetteville, NC	2.0	2.0	1086	$1,050	$0.97	24d	1	0.10mi
1014 Brookhollow Dr Fayetteville, NC	2.0	2.0	1050	$1,000	$0.95	15d	1	0.10mi
1002 Brookhollow Dr #5 Fayetteville, NC	3.0	2.0	1311	$1,290	$0.98	22d	1	0.12mi
1000 Wood Creek Dr #9 Fayetteville, NC	2.0	2.0	1100	$1,175	$1.07	24d	1	0.14mi
1001 Brookhollow Dr #4 Fayetteville, NC	3.0	2.0	1311	$1,550	$1.18	24d	1	0.14mi
244 Wickford Ct Unit 6 Fayetteville, NC	2.0	1.5	1141	$995	$0.87	24d	1	0.18mi
1018 Wood Creek Dr #9 Fayetteville, NC	3.0	2.0	1101	$1,195	$1.09	24d	1	0.19mi
6792 Willowbrook Dr #16 Fayetteville, NC	1.0	1.0	800	$795	$0.99	24d	1	0.23mi
6792 Willowbrook Dr Fayetteville, NC	1.0	1.0	900	$795	$0.88	15d	1	0.23mi
6809 Willowbrook Dr Fayetteville, NC	2.0	2.0	1050	$990	$0.94	24d	1	0.27mi
6804 Willowbrook Dr Fayetteville, NC	1.0	1.0	800	$890	$1.11	24d	1	0.27mi
942 Stewarts Creek Dr #8 Fayetteville, NC	2.0	2.0	1020	$1,055	$1.03	24d	1	0.27mi
942 Stewarts Creek Dr #9 Fayetteville, NC	3.0	2.0	1250	$1,250	$1.00	24d	1	0.27mi
205 Brookford Ct Fayetteville, NC	3.0	2.0	1196	$1,640	$1.37	24d	1	0.34mi
6855 Shawcross Ln Fayetteville, NC	3.0	2.0	1100	$1,495	$1.36	24d	1	0.35mi
6848 Torrance Ln Fayetteville, NC	3.0	2.5	1290	$3,295	$2.55	15d	1	0.37mi
6734 Winchester St Fayetteville, NC	3.0	2.0	1068	$3,195	$2.99	15d	1	0.47mi
916 Glen Reilly Dr Fayetteville, NC	3.0	2.0	1071	$1,400	$1.31	24d	1	0.49mi
605 S Reilly Rd Fayetteville, NC	1.0–3.0	1.0–2.0	992	$1,110	$1.12	15d	1	0.62mi
338 Milburn Dr Fayetteville, NC	3.0	1.5	1128	$1,550	$1.37	24d	1	0.71mi
621 Marshtree Ln #305 Fayetteville, NC	2.0	2.0	1140	$1,500	$1.32	24d	1	0.74mi
6407 Wallaby Ct Fayetteville, NC	2.0	1.5	1100	$1,200	$1.09	15d	1	0.76mi
6535 Jefferey Dr Fayetteville, NC	1.0	1.0	700	$905	$1.29	15d	3	0.77mi
6521 Cissna Dr Fayetteville, NC	3.0	2.0	1456	$1,375	$0.94	15d	1	0.78mi
625 Marshtree Ln Fayetteville, NC	2.0–3.0	2.0	1170	$1,200	$1.03	15d	2	0.78mi
6445 Independence Pl Dr Fayetteville, NC	1.0–3.0	1.0–3.0	1106	$1,529	$1.38	15d	18	0.80mi
6510 Cissna Dr Fayetteville, NC	3.0	1.5	1100	$1,095	$1.00	15d	1	0.81mi
111 Grande Oaks Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1205	$1,412	$1.17	15d	46	0.83mi
6793 Candlewood Dr Fayetteville, NC	3.0	2.0	1240	$1,475	$1.19	15d	1	0.89mi
7252 Ainsley St Fayetteville, NC	3.0	1.0	1265	$1,299	$1.03	24d	1	0.90mi
540 Auburndale Ln Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	15d	1	0.91mi
202 Bertram Pl Fayetteville, NC	3.0	2.0	1175	$1,300	$1.11	15d	1	1.04mi
307 Family Lodge Dr Unit 5 Fayetteville, NC	2.0	2.5	1200	$1,100	$0.92	15d	1	1.04mi
567 Cutchen Ln Fayetteville, NC	1.0–3.0	1.0–2.0	975	$1,175	$1.20	15d	61	1.07mi
495 Stiles Pl Fayetteville, NC	3.0	2.0	1300	$1,250	$0.96	15d	1	1.11mi
278 Crabapple Cir #57 Fayetteville, NC	2.0	1.0	796	$990	$1.24	24d	1	1.13mi
679 Bartons Landing Pl Fayetteville, NC	2.0	2.0	1145	$1,150	$1.00	24d	1	1.20mi
679 Bartons Landing Pl Unit 6 Fayetteville, NC	2.0	2.0	1145	$1,200	$1.05	24d	1	1.20mi

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 39 events

1. 2026-06-21
   days on market $75,000 Active 251 DOM
2. 2026-06-18
   days on market $75,000 Active 248 DOM
3. 2026-06-17
   days on market $75,000 Active 247 DOM
4. 2026-06-16
   days on market $75,000 Active 246 DOM
5. 2026-06-15
   days on market $75,000 Active 245 DOM
6. 2026-06-14
   days on market $75,000 Active 243 DOM
7. 2026-06-13
   days on market $75,000 Active 242 DOM
8. 2026-06-10
   days on market $75,000 Active 240 DOM
9. 2026-06-09
   days on market $75,000 Active 239 DOM
10. 2026-06-08
    days on market $75,000 Active 238 DOM
11. 2026-06-07
    days on market $75,000 Active 237 DOM
12. 2026-06-03
    days on market $75,000 Active 233 DOM
13. 2026-06-02
    pricedays on market $75,000 Active 232 DOM
14. 2026-06-01
    days on market $75,999 Active 231 DOM
15. 2026-05-31
    days on market $75,999 Active 230 DOM
16. 2026-05-30
    days on market $75,999 Active 229 DOM
17. 2026-05-05
    price $75,999
18. 2026-04-13
    price $76,900
19. 2026-04-13
    status Active
20. 2026-02-25
    status Pending
21. 2026-02-03
    price $77,950
22. 2026-02-02
    status Active
23. 2025-12-13
    price $78,850
24. 2025-11-10
    price $85,000
25. 2025-08-18
    price $89,900
26. 2025-07-25
    listed $95,000 Active
27. 2024-05-06
    historical $995
28. 2024-03-22
    listed $995
29. 2024-03-04
    historical $995
30. 2024-03-04
    listed $995
31. 2022-09-19
    soldstatus $80,000 Closed 376-char remark

    Show marketing remark (376 chars)

    Take a look at this 2nd floor condo in Stewarts Creek! There is so much to love about this to include, lots of storage throughout, wood burning fireplace, balcony overlooking woods, meaning no neighbors behind you, and even the furniture is staying, so this truly is move-in ready. Perfect location if you want to be close to Fort Bragg, Skibo Road, 295, schools and shopping!

32. 2022-09-11
    status Pending 376-char remark

    Show marketing remark (376 chars)

    Take a look at this 2nd floor condo in Stewarts Creek! There is so much to love about this to include, lots of storage throughout, wood burning fireplace, balcony overlooking woods, meaning no neighbors behind you, and even the furniture is staying, so this truly is move-in ready. Perfect location if you want to be close to Fort Bragg, Skibo Road, 295, schools and shopping!

33. 2022-09-07
    status Active 376-char remark

    Show marketing remark (376 chars)

    Take a look at this 2nd floor condo in Stewarts Creek! There is so much to love about this to include, lots of storage throughout, wood burning fireplace, balcony overlooking woods, meaning no neighbors behind you, and even the furniture is staying, so this truly is move-in ready. Perfect location if you want to be close to Fort Bragg, Skibo Road, 295, schools and shopping!

34. 2022-08-17
    status Pending 376-char remark

    Show marketing remark (376 chars)

    Take a look at this 2nd floor condo in Stewarts Creek! There is so much to love about this to include, lots of storage throughout, wood burning fireplace, balcony overlooking woods, meaning no neighbors behind you, and even the furniture is staying, so this truly is move-in ready. Perfect location if you want to be close to Fort Bragg, Skibo Road, 295, schools and shopping!

35. 2022-08-10
    listed $80,000 Active 376-char remark

    Show marketing remark (376 chars)

    Take a look at this 2nd floor condo in Stewarts Creek! There is so much to love about this to include, lots of storage throughout, wood burning fireplace, balcony overlooking woods, meaning no neighbors behind you, and even the furniture is staying, so this truly is move-in ready. Perfect location if you want to be close to Fort Bragg, Skibo Road, 295, schools and shopping!

36. 2019-01-14
    soldstatus $29,500 411-char remark

    Show marketing remark (411 chars)

    -Property is owned by the US Dept. of HUD. HUD case 381-836448 Insurability code, INS subject to buyer's appraisal. Seller makes no representations/warranties as to property condition. Sold AS IS. EHO. Seller may contribute up to 3% for buyer's cc upon buyer request. Pre 1978 properties must include LBP notice. -Check out this awesome HUD property! A rare 3 bd condo at this price point. Make it yours today!!

37. 2018-12-13
    soldstatus $36,500
38. 2018-11-22
    listed $29,500 411-char remark

    Show marketing remark (411 chars)

    -Property is owned by the US Dept. of HUD. HUD case 381-836448 Insurability code, INS subject to buyer's appraisal. Seller makes no representations/warranties as to property condition. Sold AS IS. EHO. Seller may contribute up to 3% for buyer's cc upon buyer request. Pre 1978 properties must include LBP notice. -Check out this awesome HUD property! A rare 3 bd condo at this price point. Make it yours today!!

39. 2018-03-29
    listed $39,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% 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 75% 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: $14,547
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − HOA: −$2,640
• − Depreciation: −$2,182
• Taxable income: $1,697
• Est. tax owed @ 24.0%: −$407
• After-tax cash flow: $2,225/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): 55,834
• Household income: $62,249
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2511.0

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 49% White 25% Hispanic / Latino 16% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6% Dominican 1%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 10% Korean 1% Other Asian/Pacific 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: ▼ -43.20%
• Current HPI: 231.873
• Rent YoY: ▲ 3.11%
• 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

+92.4% since first listed

23 events — show timeline

• 2026-05-05 Price Changed $75,999 LPRMLS
• 2026-04-13 Price Changed $76,900 LPRMLS
• 2026-04-13 Relisted — LPRMLS
• 2026-02-25 Pending — LPRMLS
• 2026-02-03 Price Changed $77,950 LPRMLS
• 2026-02-02 Relisted — LPRMLS
• 2025-12-13 Price Changed $78,850 LPRMLS
• 2025-11-10 Price Changed $85,000 LPRMLS
• 2025-08-18 Price Changed $89,900 LPRMLS
• 2025-07-25 Listed $95,000 LPRMLS
• 2024-05-06 Rental Removed $995 LPRMLS
• 2024-03-22 Listed for Rent $995 LPRMLS
• 2024-03-04 Rental Removed $995 LPRMLS
• 2024-03-04 Listed for Rent $995 LPRMLS
• 2022-09-19 Sold (MLS) $80,000 TMLS
• 2022-09-11 Pending — TMLS
• 2022-09-07 Relisted — TMLS
• 2022-08-17 Pending — TMLS
• 2022-08-10 Listed $80,000 TMLS
• 2019-01-14 Sold (MLS) $29,500 LPRMLS
• 2018-12-13 Sold (MLS) $36,500 LPRMLS
• 2018-11-22 Listed $29,500 LPRMLS
• 2018-03-29 Listed $39,500 LPRMLS