1329 Kershaw Loop #137 · Fayetteville, NC 28314

$189,900

3 bd · 3.0 ba · 1,460 sqft · Condo public records · 146 Days on market

Built 2006 $175/mo HOA · 10% of rent

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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 +13.5/30.0
• ARV discount +7.5/15.0
• 1% rule +4.1/10.0
• DSCR +4.1/10.0
• 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

Beautiful first-floor condo offering an open, inviting layout. Enjoy this first floor condo step out to your private patio with a gated entry—perfect for relaxing or letting in fresh air. This home features a designated parking space and an abundance of cabinet storage throughout. The open floor plan seamlessly connects the kitchen and living room, creating an ideal space for everyday living and entertaining. The kitchen overlooks the living area, while the cozy fireplace adds warmth and charm to the main living space. The spacious primary bedroom includes a large private bath with a separate shower and double vanity. Two additional guest bedrooms provide flexibility for family, guest

Key facts

• Open floor plan
• Large private bath
• Private patio

Tags

• PRIVATE PATIO
• GATED ENTRY
• DESIGNATED PARKING SPACE
• ABUNDANCE OF CABINET STORAGE
• OPEN FLOOR PLAN
• LARGE PRIVATE BATH

Property features AI

Finance

• HOA & community: Homeowners association with a $175 monthly fee; Community pool and clubhouse

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential condominium; Cleared lot; Paved road access; Located in ENCLAVE AT TREYBURN
• Construction: Brick veneer construction
• Exterior features: Covered patio; Storm door(s)

Interior

• Kitchen: Refrigerator; Dishwasher; Free-standing electric range; Microwave; Free-standing refrigerator
• Flooring: Hardwood; Tile; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric heating; Forced air heating; Ceiling fans
• Interior features: Ceiling fans; Double vanity; Eat-in kitchen; Walk-in closets; Window coverings and blinds; Factory-built fireplace (1)
• Laundry & utility: In-unit laundry with washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $6 ($74/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 $172k (9.4% below list).
• Recommended offer: $167k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: Lake Rim Elementary (math 19% / reading 32%, grade F, #1,093 of 1,410 statewide, top 78%, 641 students, 100% FRL); Anne Chesnutt Middle (math 22% / reading 42%, grade F, #317 of 475 statewide, top 68%, 443 students, 99% 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 (+3.1%/yr); 435 active listings in the ZIP; 37 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).
• This rent runs 33% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $167,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.14%
• DSCR: 1.01
• GRM: 9.2

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: -15.9%
• Equity multiple: 0.43×
• Total profit: $-30,140
• Equity at exit: $28,315

10-year hold

• IRR: -7.3%
• Equity multiple: 0.53×
• Total profit: $-24,751
• Equity at exit: $16,419

Cash invested: $53,172 (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 28314

• Home prices YoY: -15.7%
• Rents YoY: 3.1%
• Active inventory: 435
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,720 high
• Mortgage (P&I): −$996
• Tax from tax record: −$103 /mo · $1,237/yr
• Insurance: −$79
• HOA: −$175
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $6

Break-even live

Break-even rent $1,713

Max offer price $189,900

Occupancy floor 95%

Sensitivity live

Price	-10% $114	-5% $60	+0% $6	+5% $-48	+10% $-101
Rent	-10% $-130	-5% $-62	+0% $6	+5% $74	+10% $142
Rate	-1.0pp $102	-0.5pp $54	base $6	+0.5pp $-43	+1.0pp $-93

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1324 Kershaw Loop #206 Fayetteville, NC	3.0	2.0	1401	$1,495	$1.07	15d	1	0.07mi
1305 Kershaw Loop #219 Fayetteville, NC	3.0	2.0	1414	$1,490	$1.05	25d	1	0.17mi
4918 Yorkchester Dr Fayetteville, NC	3.0	2.5	1589	$2,100	$1.32	25d	1	0.17mi
5317 Nessee St Fayetteville, NC	3.0	2.0	1570	$1,885	$1.20	23d	1	0.42mi
6758 Seaford Dr Fayetteville, NC	3.0	2.0	1284	$1,450	$1.13	25d	1	0.47mi
1820 Shady Knoll Ln Fayetteville, NC	3.0	2.5	1798	$1,850	$1.03	15d	1	0.49mi
604 Bangor Ct Fayetteville, NC	3.0	2.0	1464	$1,600	$1.09	25d	1	0.51mi
7820 Loxley Dr Fayetteville, NC	3.0	2.0	1842	$1,650	$0.90	25d	1	0.57mi
1328 Butterwood Cir Fayetteville, NC	3.0	2.0	1302	$1,395	$1.07	25d	1	0.62mi
2051 Heathcote Dr Fayetteville, NC	4.0	3.0	1840	$2,000	$1.09	25d	1	0.64mi
5346 Greystoke Pl Fayetteville, NC	3.0	2.5	1566	$1,795	$1.15	25d	1	0.73mi
1011 Kingscote Dr Fayetteville, NC	4.0	2.5	1566	$1,945	$1.24	25d	1	0.80mi
910 Kingscote Dr Fayetteville, NC	3.0	2.5	1566	$1,795	$1.15	25d	1	0.80mi
892 Kingscote Dr Fayetteville, NC	3.0	2.5	1566	$1,795	$1.15	25d	1	0.83mi
905 Kingscote Dr Fayetteville, NC	3.0	2.5	1566	$1,795	$1.15	25d	1	0.83mi
5600 Fountain Grove Cir Fayetteville, NC	1.0–2.0	1.0–2.0	1026	$1,540	$1.50	15d	28	0.87mi
6824 Saint Julian Way Fayetteville, NC	3.0	2.5	1591	$1,850	$1.16	25d	1	0.88mi
6901 Woodmark Dr Fayetteville, NC	3.0	2.0	1300	$1,550	$1.19	15d	1	0.91mi
6903 Flying Cloud Ln Fayetteville, NC	3.0	2.0	1353	$1,500	$1.11	25d	1	0.94mi
6837 Woodmark Dr Fayetteville, NC	3.0	2.0	1450	$1,700	$1.17	15d	1	0.95mi
7874 Barfield Dr Fayetteville, NC	3.0	2.0	1406	$1,600	$1.14	25d	1	0.96mi
6794 Saint Julian Way Fayetteville, NC	3.0	2.0	1345	$1,800	$1.34	25d	1	0.97mi
1113 Oakstone Dr Fayetteville, NC	4.0	2.5	1760	$1,750	$0.99	25d	1	0.99mi
1274 Arailia Dr Fayetteville, NC	3.0	2.0	1230	$1,575	$1.28	25d	1	1.02mi
1267 Exeter Ln Fayetteville, NC	3.0	2.0	1228	$1,545	$1.26	15d	1	1.02mi
7891 Uriah Dr Fayetteville, NC	3.0	2.5	1800	$2,800	$1.56	25d	1	1.06mi
6764 Saint Julian Way Fayetteville, NC	3.0	2.0	1216	$1,775	$1.46	25d	1	1.07mi
1108 Patrick Dr Fayetteville, NC	3.0	2.0	1132	$1,800	$1.59	25d	1	1.09mi
1690 Clairborne Dr Fayetteville, NC	4.0	2.0	1486	$1,900	$1.28	15d	1	1.14mi
1161 Patrick Dr Fayetteville, NC	3.0	2.5	1750	$1,750	$1.00	25d	1	1.22mi
7311 Bass Dr Fayetteville, NC	3.0	2.0	1220	$1,495	$1.23	25d	1	1.22mi
7895 Burwell Dr Fayetteville, NC	3.0	2.0	1250	$1,575	$1.26	25d	1	1.24mi
1215 Patrick Dr Fayetteville, NC	3.0	2.5	1760	$1,795	$1.02	25d	1	1.25mi
7817 Laura Ann Ct Fayetteville, NC	3.0	2.0	1161	$1,950	$1.68	15d	1	1.30mi
7805 Gallant Ridge Dr Fayetteville, NC	3.0	2.0	1434	$1,550	$1.08	25d	1	1.37mi
6811 Mangrove Dr Fayetteville, NC	4.0	2.5	1859	$1,895	$1.02	25d	1	1.47mi
7807 Rosewood Ave Fayetteville, NC	4.0	2.0	1600	$1,575	$0.98	25d	1	1.47mi

HOA detail condo

• Monthly dues: $175 · $2,100/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $189,900 Active 146 DOM
2. 2026-06-18
   days on market $189,900 Active 143 DOM
3. 2026-06-17
   days on market $189,900 Active 142 DOM
4. 2026-06-16
   days on market $189,900 Active 141 DOM
5. 2026-06-15
   days on market $189,900 Active 140 DOM
6. 2026-06-14
   days on market $189,900 Active 138 DOM
7. 2026-06-13
   days on market $189,900 Active 137 DOM
8. 2026-06-10
   days on market $189,900 Active 135 DOM
9. 2026-06-09
   days on market $189,900 Active 134 DOM
10. 2026-06-08
    days on market $189,900 Active 133 DOM
11. 2026-06-07
    days on market $189,900 Active 132 DOM
12. 2026-06-03
    days on market $189,900 Active 128 DOM
13. 2026-06-02
    days on market $189,900 Active 127 DOM
14. 2026-06-01
    days on market $189,900 Active 126 DOM
15. 2026-05-31
    days on market $189,900 Active 125 DOM
16. 2026-05-30
    days on market $189,900 Active 124 DOM
17. 2026-01-26
    listed $189,900 Active

ⓘ 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: $1,237 · $103/mo
• Projected year-2 tax: $1,557 · $130/mo
• Expected delta: +$320/yr (+$27/mo · 25.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $20,646
• − Mortgage interest: −$10,637
• − Property taxes: −$1,237
• − Insurance: −$950
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − HOA: −$2,100
• − Depreciation: −$5,524
• Taxable loss: −$3,106
• Est. tax savings @ 24.0%: +$745
• After-tax cash flow: $819/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

1 event — show timeline

• 2026-01-26 Listed $189,900 LPRMLS

Property tax history

-6.3%/yr

Latest (2019): $1,237 · +0.0% YoY. Source: county tax records.