5917 Bloomsbury Dr · Hope Mills, NC 28306

$185,000

3 bd · 2.0 ba · 1,196 sqft · SingleFamily public records · 165 Days on market

Built 1995 Est $210k · 12% under

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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 +14.0/30.0
• ARV discount +13.0/15.0
• DSCR +4.2/10.0
• 1% rule +3.9/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This wonderful home is located ina cul-de-sac in the quiet subdivision of Meadowbrook. This 3 bedroom 2 bathroom home offers tile and laminate flooring through the entire home. NO CARPET! The kitchen has plenty of cabinet and counter space, tile floors, pantry and nook overlooking the deck and backyard. The living room has laminate floor, vaulted ceilings and lots of natural lighting. The oversized master bedroom with walk-in closet and vaulted ceilings. Large yard with no back yard neighbors and oversized deck with 1 car garage. This home is sold"as is" owner will make appraisal required repairs only.

Key facts

• Quiet cul-de-sac
• Walk-in closet
• Large backyard deck

Tags

• WELL-APPOINTED KITCHEN
• LARGE BACKYARD DECK
• WALK-IN CLOSET
• QUIET CUL-DE-SAC

Property features AI

Finance

• Other: No basement

Exterior

• Parking: Attached garage (1 covered space, 1 garage space)
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Located in Meadowbrook subdivision
• Construction: Vinyl siding
• Exterior features: Deck

Interior

• Kitchen: Dishwasher; Disposal; Range; Refrigerator; Granite counters; Eat-in kitchen
• Bedrooms: Total rooms: 5
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air; Ceiling fans
• Interior features: Ceiling fans; Cathedral and vaulted ceilings; Eat-in kitchen; Granite counters; Walk-in closets; Window coverings and blinds; Insulated and storm windows; Wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $23 ($270/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 $165k (10.9% below list).
• Recommended offer: $163k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 4.8% in Hope Mills — 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 67/100 on livability (#234 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D-, 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: Cumberland Mills Elementary (math 21% / reading 31%, grade F, #1,085 of 1,410 statewide, top 77%, 572 students, 100% FRL); Douglas Byrd Middle (math 13% / reading 30%, grade F, #422 of 475 statewide, top 89%, 935 students, 100% FRL); Douglas Byrd High (math 22% / reading 42%, grade F, #445 of 535 statewide, top 84%, 940 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 flat; 400 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 165 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 12y ago; this cycle's ask has dropped $51k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $162,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 165 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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?
6. 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?
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 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: 0.89% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $210,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3029 Rosemeade Dr	0.11mi	3/2.0	1,253 (+5%)	1mo	$226,500	$181	86
3025 Rosemeade Dr	0.12mi	3/2.0	1,261 (+5%)	2mo	$225,000	$178	83
5931 Hotspur Pl	0.12mi	3/2.0	1,156 (-3%)	8mo	$204,000	$176	82
2928 Chillingworth Dr	0.13mi	3/2.0	1,131 (-5%)	5mo	$209,900	$186	80
2916 Loon Dr	0.21mi	3/2.0	1,262 (+6%)	4mo	$207,500	$164	77
2853 Chillingsworth Dr	0.24mi	3/2.0	1,250 (+4%)	7mo	$220,000	$176	75
2943 Chillingworth Dr	0.13mi	3/2.0	1,300 (+9%)	6mo	$209,000	$161	75
5912 Unaka Ct	0.25mi	3/2.0	1,269 (+6%)	5mo	$227,000	$179	74
2908 Rosemeade Dr	0.34mi	3/2.0	1,258 (+5%)	3mo	$210,000	$167	73
3010 Kingfisher Dr	0.13mi	3/2.0	1,344 (+12%)	8mo	$220,000	$164	66
5924 Lively Ct	0.31mi	3/2.0	1,104 (-8%)	11mo	$211,995	$192	64
5153 Back St	0.62mi	2/1.0 (-1)	1,350 (+13%)	13mo	$151,500	$112	29

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.38×
• Total profit: $-31,930
• Equity at exit: $27,584

10-year hold

• IRR: -14.6%
• Equity multiple: 0.24×
• Total profit: $-39,275
• Equity at exit: $15,995

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 28306

• Home prices YoY: -17.7%
• Rents YoY: 0.9%
• Active inventory: 400
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,649 high
• Mortgage (P&I): −$970
• Tax from tax record: −$233 /mo · $2,791/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $23

Break-even live

Break-even rent $1,620

Max offer price $185,000

Occupancy floor 94%

Sensitivity live

Price	-10% $127	-5% $75	+0% $23	+5% $-30	+10% $-82
Rent	-10% $-108	-5% $-43	+0% $23	+5% $88	+10% $153
Rate	-1.0pp $116	-0.5pp $70	base $23	+0.5pp $-25	+1.0pp $-74

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: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2935 Chillingworth Dr Fayetteville, NC	3.0	2.0	1403	$1,750	$1.25	15d	1	0.16mi
3511 Birchfield Ct Fayetteville, NC	2.0–3.0	2.0	1270	$1,685	$1.33	15d	5	0.91mi
2161 Bingham Dr Fayetteville, NC	3.0	2.0	1300	$1,325	$1.02	15d	1	0.92mi
2543 Painters Mill Dr Fayetteville, NC	3.0	2.0	1154	$1,600	$1.39	15d	1	0.94mi
3462 Marty Cir Hope Mills, NC	3.0	2.0	1120	$1,250	$1.12	25d	1	1.04mi
2579 Gotts Ln Fayetteville, NC	2.0	2.0	1200	$1,295	$1.08	23d	1	1.07mi
5595 Quietwood Pl Fayetteville, NC	3.0	2.0	1288	$1,395	$1.08	25d	1	1.15mi
2920 Cosmo Dr Fayetteville, NC	1.0–3.0	1.0–2.0	918	$1,505	$1.64	15d	9	1.16mi
5532 Robmont Dr Fayetteville, NC	2.0	2.0	1301	$1,800	$1.38	15d	1	1.18mi
1514 Aristo Pl Hope Mills, NC	2.0	2.0	1000	$1,050	$1.05	15d	1	1.23mi
3506 Shipstone Pl Hope Mills, NC	2.0	2.0	1280	$1,380	$1.08	15d	3	1.28mi
4615 Cumberland Rd Fayetteville, NC	2.0	1.0	783	$825	$1.05	25d	1	1.30mi
2524 Penny Dr Fayetteville, NC	3.0	2.0	1330	$1,400	$1.05	25d	1	1.34mi
2640 Latrobe Ave Fayetteville, NC	1.0–3.0	1.0–2.0	1079	$1,815	$1.68	15d	30	1.41mi
2012 Lakemeadow Dr Fayetteville, NC	3.0	2.0	1332	$1,800	$1.35	15d	1	1.48mi

Listing history 28 events

1. 2026-06-03
   status $185,000 Pending 165 DOM
2. 2026-06-02
   days on market $185,000 Active 165 DOM
3. 2026-06-01
   days on market $185,000 Active 164 DOM
4. 2026-05-31
   days on market $185,000 Active 163 DOM
5. 2026-05-30
   days on market $185,000 Active 162 DOM
6. 2026-04-10
   status Active
7. 2026-03-02
   status Pending
8. 2026-02-25
   status Active
9. 2026-02-11
   status Pending
10. 2026-02-06
    price $185,000
11. 2026-01-28
    price $205,000
12. 2026-01-06
    price $219,000
13. 2025-12-16
    price $225,000
14. 2025-10-27
    listed $236,000 Active
15. 2022-11-18
    soldstatus $175,000 Closed 619-char remark

    Show marketing remark (619 chars)

    This wonderful home is located ina cul-de-sac in the quiet subdivision of Meadowbrook. This 3 bedroom 2 bathroom home offers tile and laminate flooring through the entire home. NO CARPET! The kitchen has plenty of cabinet and counter space, tile floors, pantry and nook overlooking the deck and backyard. The living room has laminate floor, vaulted ceilings and lots of natural lighting. The oversized master bedroom with walk-in closet and vaulted ceilings. Large yard with no back yard neighbors and oversized deck with 1 car garage. This home is sold"as is" owner will make appraisal required repairs only.

16. 2022-11-18
    soldstatus $175,000

    Show marketing remark (619 chars)

    This wonderful home is located ina cul-de-sac in the quiet subdivision of Meadowbrook. This 3 bedroom 2 bathroom home offers tile and laminate flooring through the entire home. NO CARPET! The kitchen has plenty of cabinet and counter space, tile floors, pantry and nook overlooking the deck and backyard. The living room has laminate floor, vaulted ceilings and lots of natural lighting. The oversized master bedroom with walk-in closet and vaulted ceilings. Large yard with no back yard neighbors and oversized deck with 1 car garage. This home is sold"as is" owner will make appraisal required repairs only.

17. 2022-11-18
    soldstatus $175,000

    Show marketing remark (619 chars)

    This wonderful home is located ina cul-de-sac in the quiet subdivision of Meadowbrook. This 3 bedroom 2 bathroom home offers tile and laminate flooring through the entire home. NO CARPET! The kitchen has plenty of cabinet and counter space, tile floors, pantry and nook overlooking the deck and backyard. The living room has laminate floor, vaulted ceilings and lots of natural lighting. The oversized master bedroom with walk-in closet and vaulted ceilings. Large yard with no back yard neighbors and oversized deck with 1 car garage. This home is sold"as is" owner will make appraisal required repairs only.

18. 2022-10-14
    status Pending 619-char remark

    Show marketing remark (619 chars)

    This wonderful home is located ina cul-de-sac in the quiet subdivision of Meadowbrook. This 3 bedroom 2 bathroom home offers tile and laminate flooring through the entire home. NO CARPET! The kitchen has plenty of cabinet and counter space, tile floors, pantry and nook overlooking the deck and backyard. The living room has laminate floor, vaulted ceilings and lots of natural lighting. The oversized master bedroom with walk-in closet and vaulted ceilings. Large yard with no back yard neighbors and oversized deck with 1 car garage. This home is sold"as is" owner will make appraisal required repairs only.

19. 2022-10-11
    listed $167,000 Active 619-char remark

    Show marketing remark (619 chars)

    This wonderful home is located ina cul-de-sac in the quiet subdivision of Meadowbrook. This 3 bedroom 2 bathroom home offers tile and laminate flooring through the entire home. NO CARPET! The kitchen has plenty of cabinet and counter space, tile floors, pantry and nook overlooking the deck and backyard. The living room has laminate floor, vaulted ceilings and lots of natural lighting. The oversized master bedroom with walk-in closet and vaulted ceilings. Large yard with no back yard neighbors and oversized deck with 1 car garage. This home is sold"as is" owner will make appraisal required repairs only.

20. 2022-10-11
    listed $167,000

    Show marketing remark (619 chars)

    This wonderful home is located ina cul-de-sac in the quiet subdivision of Meadowbrook. This 3 bedroom 2 bathroom home offers tile and laminate flooring through the entire home. NO CARPET! The kitchen has plenty of cabinet and counter space, tile floors, pantry and nook overlooking the deck and backyard. The living room has laminate floor, vaulted ceilings and lots of natural lighting. The oversized master bedroom with walk-in closet and vaulted ceilings. Large yard with no back yard neighbors and oversized deck with 1 car garage. This home is sold"as is" owner will make appraisal required repairs only.

21. 2020-03-10
    soldstatus $105,000
22. 2020-03-09
    soldstatus $105,000
23. 2020-01-24
    listed $115,000
24. 2014-12-31
    historical
25. 2014-01-18
    listed $115,000
26. 2014-01-18
    listed $115,000
27. 2010-07-16
    soldstatus $109,000
28. 1995-12-29
    soldstatus $77,500

ⓘ 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: $2,791 · $233/mo
• Projected year-2 tax: $2,791 · $233/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $19,783
• − Mortgage interest: −$10,363
• − Property taxes: −$2,791
• − Insurance: −$925
• − Repairs & maintenance: −$1,583
• − Management: −$1,583
• − Depreciation: −$5,382
• Taxable loss: −$2,843
• Est. tax savings @ 24.0%: +$682
• After-tax cash flow: $953/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 — Hope Mills

• Score: 67/100
• State rank: #234
• US rank: #10761

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D- Housing A+ Health & safety B+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hope Mills, NC
• County: Cumberland County · 265,314 people
• City population: 39,196
• Metro: Fayetteville, NC
• Population (ZIP): 43,042
• Household income: $67,544
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1386.0

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 0.68)
• Race & ethnicity: White 44% Black 33% Hispanic / Latino 13% Two or more races 8% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% 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: ▼ -51.69%
• Current HPI: 239.7281
• Rent YoY: ▲ 0.90%
• 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

+138.7% since first listed

23 events — show timeline

• 2026-04-10 Relisted — LPRMLS
• 2026-03-02 Pending — LPRMLS
• 2026-02-25 Relisted — LPRMLS
• 2026-02-11 Pending — LPRMLS
• 2026-02-06 Price Changed $185,000 LPRMLS
• 2026-01-28 Price Changed $205,000 LPRMLS
• 2026-01-06 Price Changed $219,000 LPRMLS
• 2025-12-16 Price Changed $225,000 LPRMLS
• 2025-10-27 Listed $236,000 LPRMLS
• 2022-11-18 Sold (Public Records) $175,000 Public Records
• 2022-11-18 Sold (MLS) $175,000 LPRMLS
• 2022-11-18 Sold (MLS) $175,000 TMLS
• 2022-10-14 Pending — TMLS
• 2022-10-11 Listed $167,000 LPRMLS
• 2022-10-11 Listed $167,000 TMLS
• 2020-03-10 Sold (MLS) $105,000 LPRMLS
• 2020-03-09 Sold (Public Records) $105,000 Public Records
• 2020-01-24 Listed $115,000 LPRMLS
• 2014-12-31 Listing Removed — TMLS
• 2014-01-18 Listed $115,000 LPRMLS
• 2014-01-18 Listed $115,000 TMLS
• 2010-07-16 Sold (Public Records) $109,000 Public Records
• 1995-12-29 Sold (Public Records) $77,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,791 · +46.4% YoY. Source: county tax records.