4706 Brandon Ct · Fayetteville, NC 28311

$174,999

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 3 Days on market

Built 1972 0.50 ac lot Est $182k · at est.

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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 +13.4/30.0
• ARV discount +9.1/15.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Let's all go to Brandon Court and check out this amazing renovation with a half acre of land. Ranch style home with 3 bedroom and 2 full bath home. Fresh paint inside and out with new insulated windows. Lovely new laminate flooring flowing from living area to kitchen throughout all bedrooms. Great space in living area open to dining area with room for kitchen table. New white soft close cabinets with elegant crown molding. Kitchens other upgrades include new granite countertops, new subway tiled backsplash and new stainless steel appliance package. Master bedroom with private full bath with new flooring, new vanity, new shower surround. Full hall guest bath new flooring, new vanity with granite countertop. New insulated windows. Carport with storage room. Extra shed in backyard for storage.

Key facts

• Extra backyard shed
• Insulated windows
• Carport storage room

Tags

• PRIVATE FULL BATH
• GRANITE COUNTERTOP
• INSULATED WINDOWS
• CARPORT STORAGE ROOM
• EXTRA BACKYARD SHED
• FULLY FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $2 ($22/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 $147k (16.3% below list).
• Recommended offer: $147k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.9% 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: Spring Lake Middle (math 15% / reading 31%, grade F, #406 of 475 statewide, top 86%, 512 students, 99% FRL); E E Smith High (math 42% / reading 41%, grade F, #381 of 535 statewide, top 72%, 1,004 students, 99% FRL) — zoned schools average 99% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 360 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 73% 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 $146,524 (16.3% below list)

Questions for the listing agent

1. Built in 1972 — 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. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $181,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
873 Kaywood Dr	0.04mi	3/1.5	1,088 (+3%)	14mo	$169,500	$156	80
725 Mosswood Ln	0.34mi	3/2.0	1,105 (+5%)	2mo	$210,000	$190	74
674 Walker St	0.24mi	3/2.0	1,092 (+3%)	14mo	$180,000	$165	71
595 Sheringham Dr	0.26mi	3/2.0	1,149 (+9%)	4mo	$200,000	$174	69
5055 Hampshire Dr	0.54mi	3/2.0	1,057 (+0%)	11mo	$192,000	$182	65
707 Zircon Ct	0.36mi	3/2.0	1,099 (+4%)	14mo	$175,000	$159	65
683 Dowfield Dr	0.71mi	3/2.0	1,066 (+1%)	3mo	$175,999	$165	63
506 Shoreline Dr	0.71mi	3/2.5	1,040 (-2%)	2mo	$205,000	$197	61
319 Nugget Ct	0.54mi	3/1.5	1,132 (+7%)	2mo	$195,000	$172	59
698 Dowfield Dr	0.64mi	3/2.0	1,111 (+5%)	3mo	$128,000	$115	58
5075 Chesapeake Rd	0.60mi	3/2.0	1,110 (+5%)	8mo	$203,000	$183	57
735 Amber Dr	0.73mi	3/1.5	1,184 (+12%)	13mo	$160,000	$135	32

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.42×
• Total profit: $-28,517
• Equity at exit: $26,093

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-25,809
• Equity at exit: $15,131

Cash invested: $49,000 (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 28311

• Home prices YoY: -18.4%
• Rents YoY: 2.8%
• Active inventory: 360
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,465 high
• Mortgage (P&I): −$918
• Tax from tax record: −$165 /mo · $1,981/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $2

Break-even live

Break-even rent $1,463

Max offer price $174,999

Occupancy floor 95%

Sensitivity live

Price	-10% $101	-5% $51	+0% $2	+5% $-48	+10% $-97
Rent	-10% $-114	-5% $-56	+0% $2	+5% $60	+10% $118
Rate	-1.0pp $90	-0.5pp $46	base $2	+0.5pp $-44	+1.0pp $-90

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
790 Arthington St Fayetteville, NC	2.0	2.5	1000	$1,350	$1.35	24d	1	0.12mi
2523 Mulranny Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,589	$1.43	14d	9	0.18mi
4736 Rosehill Rd Fayetteville, NC	3.0	2.0	1000	$1,240	$1.24	24d	1	0.33mi
1003 Madiera Ct Fayetteville, NC	2.0	2.0	950	$1,275	$1.34	24d	1	0.36mi
2641 McArthur Landing Cir Fayetteville, NC	3.0	2.0	1450	$1,400	$0.97	21d	1	0.40mi
2641 McArthur Landing Cir Fayetteville, NC	3.0	2.0	1450	$1,500	$1.03	24d	1	0.40mi
2641 McArthur Landing Cir #102 Fayetteville, NC	3.0	2.0	1400	$1,375	$0.98	24d	1	0.40mi
2500 McArthur Landing Cir Fayetteville, NC	2.0–3.0	2.0	1226	$1,420	$1.16	14d	13	0.41mi
909 Southview Cir Unit B Fayetteville, NC	2.0	1.5	923	$945	$1.02	24d	1	0.49mi
318 Nugget Ct Fayetteville, NC	4.0	2.0	1425	$1,650	$1.16	14d	1	0.55mi
3963 Loufield Dr Fayetteville, NC	3.0	2.0	1446	$1,500	$1.04	24d	1	0.73mi
5327 Chesapeake Rd Fayetteville, NC	3.0	2.0	1400	$1,600	$1.14	14d	1	0.74mi
319 Idlewild Dr Fayetteville, NC	2.0	2.0–2.5	1080	$1,340	$1.24	14d	9	0.85mi
319 Idlewild Dr Fayetteville, NC	2.0	2.0–2.5	1080	$1,350	$1.25	24d	3	0.85mi
4202 S Dowfield Dr Fayetteville, NC	2.0	1.0	800	$930	$1.16	24d	1	0.85mi
4206 S Dowfield Dr Fayetteville, NC	2.0	1.0	900	$895	$0.99	24d	1	0.86mi
417 Nottingham Dr Fayetteville, NC	3.0	2.0	1024	$1,400	$1.37	24d	1	1.03mi
4310 Coolidge St Fayetteville, NC	3.0	1.5	1212	$1,250	$1.03	14d	1	1.04mi
4453 Oakmont Cir Fayetteville, NC	3.0	1.0	1101	$1,300	$1.18	14d	1	1.07mi
848 Tamarack Dr Fayetteville, NC	1.0–2.0	1.0	705	$1,171	$1.66	14d	49	1.09mi
258 Kenwood Dr Fayetteville, NC	3.0	2.0	1491	$2,325	$1.56	14d	1	1.18mi
3613 Pine Lake Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1116	$1,645	$1.47	14d	31	1.29mi
3523 Rosehill Rd Fayetteville, NC	4.0	1.0	1448	$1,450	$1.00	14d	1	1.31mi
362 Bubble Creek Ct Fayetteville, NC	2.0	2.0	1254	$1,250	$1.00	24d	1	1.36mi
5418 Hampton Rd Fayetteville, NC	3.0	2.0	1400	$1,550	$1.11	24d	1	1.36mi
380 Bubble Creek Ct #8 Fayetteville, NC	3.0	2.0	1477	$1,300	$0.88	24d	1	1.39mi
342 Bubble Creek Ct #1 Fayetteville, NC	2.0	2.0	1300	$1,350	$1.04	14d	1	1.40mi
226 Tallstone Dr Fayetteville, NC	1.0–2.0	1.0–2.0	920	$1,339	$1.46	14d	16	1.43mi
330 Bubble Creek Ct Fayetteville, NC	3.0	2.0	1401	$1,600	$1.14	24d	1	1.44mi
206 Villa Dr Fayetteville, NC	2.0	2.0	988	$1,250	$1.27	24d	1	1.47mi

Listing history 16 events

1. 2025-03-20
   soldstatus $177,000
2. 2025-02-12
   historical $1,425
3. 2025-02-10
   status Pending
4. 2025-02-07
   listed $174,999 Active
5. 2025-01-07
   listed $1,425
6. 2024-03-10
   historical $1,400
7. 2024-02-20
   listed $1,400
8. 2024-02-08
   historical $1,400
9. 2023-12-30
   listed $1,400
10. 2022-03-11
    soldstatus $152,750 801-char remark

    Show marketing remark (801 chars)

    Let's all go to Brandon Court and check out this amazing renovation with a half acre of land. Ranch style home with 3 bedroom and 2 full bath home. Fresh paint inside and out with new insulated windows. Lovely new laminate flooring flowing from living area to kitchen throughout all bedrooms. Great space in living area open to dining area with room for kitchen table. New white soft close cabinets with elegant crown molding. Kitchens other upgrades include new granite countertops, new subway tiled backsplash and new stainless steel appliance package. Master bedroom with private full bath with new flooring, new vanity, new shower surround. Full hall guest bath new flooring, new vanity with granite countertop. New insulated windows. Carport with storage room. Extra shed in backyard for storage.

11. 2022-03-11
    soldstatus $152,750 801-char remark

    Show marketing remark (801 chars)

    Let's all go to Brandon Court and check out this amazing renovation with a half acre of land. Ranch style home with 3 bedroom and 2 full bath home. Fresh paint inside and out with new insulated windows. Lovely new laminate flooring flowing from living area to kitchen throughout all bedrooms. Great space in living area open to dining area with room for kitchen table. New white soft close cabinets with elegant crown molding. Kitchens other upgrades include new granite countertops, new subway tiled backsplash and new stainless steel appliance package. Master bedroom with private full bath with new flooring, new vanity, new shower surround. Full hall guest bath new flooring, new vanity with granite countertop. New insulated windows. Carport with storage room. Extra shed in backyard for storage.

12. 2022-02-01
    listed $144,900 801-char remark

    Show marketing remark (801 chars)

    Let's all go to Brandon Court and check out this amazing renovation with a half acre of land. Ranch style home with 3 bedroom and 2 full bath home. Fresh paint inside and out with new insulated windows. Lovely new laminate flooring flowing from living area to kitchen throughout all bedrooms. Great space in living area open to dining area with room for kitchen table. New white soft close cabinets with elegant crown molding. Kitchens other upgrades include new granite countertops, new subway tiled backsplash and new stainless steel appliance package. Master bedroom with private full bath with new flooring, new vanity, new shower surround. Full hall guest bath new flooring, new vanity with granite countertop. New insulated windows. Carport with storage room. Extra shed in backyard for storage.

13. 2022-02-01
    listed $144,900 801-char remark

    Show marketing remark (801 chars)

    Let's all go to Brandon Court and check out this amazing renovation with a half acre of land. Ranch style home with 3 bedroom and 2 full bath home. Fresh paint inside and out with new insulated windows. Lovely new laminate flooring flowing from living area to kitchen throughout all bedrooms. Great space in living area open to dining area with room for kitchen table. New white soft close cabinets with elegant crown molding. Kitchens other upgrades include new granite countertops, new subway tiled backsplash and new stainless steel appliance package. Master bedroom with private full bath with new flooring, new vanity, new shower surround. Full hall guest bath new flooring, new vanity with granite countertop. New insulated windows. Carport with storage room. Extra shed in backyard for storage.

14. 2021-11-16
    soldstatus $65,000
15. 2021-11-16
    soldstatus $80,000
16. 2021-09-15
    listed $86,900

ⓘ 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: $1,981 · $165/mo
• Projected year-2 tax: $1,981 · $165/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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $17,583
• − Mortgage interest: −$9,803
• − Property taxes: −$1,981
• − Insurance: −$875
• − Repairs & maintenance: −$1,407
• − Management: −$1,407
• − Depreciation: −$5,091
• Taxable loss: −$2,980
• Est. tax savings @ 24.0%: +$715
• After-tax cash flow: $737/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): 36,629
• Household income: $62,170
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 1645.0

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 42% White 38% Hispanic / Latino 9% Two or more races 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 1% Other Indo-European 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: ▼ -45.88%
• Current HPI: 203.0731
• Rent YoY: ▲ 2.82%
• 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

+103.7% since first listed

16 events — show timeline

• 2025-03-20 Sold (Public Records) $177,000 Public Records
• 2025-02-12 Rental Removed $1,425 TMLS
• 2025-02-10 Pending — LPRMLS
• 2025-02-07 Listed $174,999 LPRMLS
• 2025-01-07 Listed for Rent $1,425 TMLS
• 2024-03-10 Rental Removed $1,400 TMLS
• 2024-02-20 Listed for Rent $1,400 TMLS
• 2024-02-08 Rental Removed $1,400 LPRMLS
• 2023-12-30 Listed for Rent $1,400 LPRMLS
• 2022-03-11 Sold (MLS) $152,750 LPRMLS
• 2022-03-11 Sold (MLS) $152,750 TMLS
• 2022-02-01 Listed $144,900 LPRMLS
• 2022-02-01 Listed $144,900 TMLS
• 2021-11-16 Sold (Public Records) $80,000 Public Records
• 2021-11-16 Sold (MLS) $65,000 LPRMLS
• 2021-09-15 Listed $86,900 LPRMLS

Property tax history

+8.6%/yr

Latest (2025): $1,981 · +53.7% YoY. Source: county tax records.