2023 Newark Ave · Fayetteville, NC 28301

$145,000

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 39 Days on market

Built 1957 9,583 sqft lot Est $135k · 7% over

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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 +15.6/30.0
• DSCR +4.8/10.0
• ARV discount +4.2/15.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and well-maintained 3-bedroom brick ranch in the established Broad Acres community. This home offers a functional floor plan with a spacious, level backyard, perfect for outdoor activities. Ideally situated for easy commutes, to Fort Liberty and conveniently close to Fayetteville State University. Whether you are looking for a primary residence or a solid investment opportunity, this location provides quick access to local shopping, dining, and downtown Fayetteville. Property is currently tenant-occupied and offers great potential.

Key facts

• Level backyard
• Brick ranch
• 9,583 sq ft lot

Tags

• BRICK RANCH
• LEVEL BACKYARD
• BROAD ACRES COMMUNITY
• QUICK ACCESS TO LOCAL SHOPPING

Property features AI

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Level lot
• Construction: Brick veneer construction; Crawl space foundation
• Exterior features: Storage; Shed(s)

Interior

• Kitchen: Dishwasher; Refrigerator; Range
• Bedrooms: Total of 3 rooms
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Ceiling fan cooling
• Interior features: Ceiling fans
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $-6 ($-71/yr) — negative.
• To cash-flow at today's rent, offer at most $144k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (9.8% below list).
• Recommended offer: $131k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Luther Nick Jeralds Middle (math 13% / reading 24%, grade F, #436 of 475 statewide, top 93%, 616 students, 100% 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 (+3.5%/yr); 135 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 40% of the median local income ($39k/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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 78% 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 $130,826 (9.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 0.90% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.79%
• DSCR: 1.08
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $135,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 Jasper St	0.08mi	3/2.0	1,168 (+8%)	1mo	$215,000	$184	78
1810 Murchison Rd	0.27mi	3/1.0	1,059 (-2%)	9mo	$135,000	$127	76
2022 Newark Ave	0.03mi	3/1.0	972 (-10%)	11mo	$75,000	$77	73
1087 Torrey Dr	0.48mi	3/1.5	1,115 (+3%)	3mo	$156,000	$140	68
529 Spaulding St	0.49mi	3/1.0	1,029 (-5%)	11mo	$129,000	$125	60
1100 Hood Ave	0.31mi	3/1.0	1,176 (+9%)	13mo	$124,900	$106	60
2342 Lake Ave	0.72mi	3/1.5	1,066 (-1%)	8mo	$86,000	$81	56
704 Wilma St	0.36mi	2/2.0 (-1)	1,008 (-7%)	8mo	$49,500	$49	56
1108 Henderson Ave	0.36mi	3/2.0	1,220 (+13%)	3mo	$145,000	$119	55
745 Rustland Dr	0.69mi	3/1.5	1,014 (-6%)	1mo	$110,500	$109	55
2313 Lake Ave	0.65mi	3/1.0	1,153 (+7%)	7mo	$149,900	$130	53
1455 Bridger St	0.68mi	3/2.0	1,032 (-4%)	10mo	$149,999	$145	48

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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-23,184
• Equity at exit: $21,620

10-year hold

• IRR: -6.7%
• Equity multiple: 0.56×
• Total profit: $-17,816
• Equity at exit: $12,537

Cash invested: $40,600 (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 28301

• Home prices YoY: -12.5%
• Rents YoY: 3.5%
• Active inventory: 135
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,308 high
• Mortgage (P&I): −$760
• Tax from tax record: −$152 /mo · $1,826/yr
• Insurance: −$60
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-6

Break-even live

Break-even rent $1,316

Max offer price $143,950

Occupancy floor 95%

Sensitivity live

Price	-10% $76	-5% $35	+0% $-6	+5% $-47	+10% $-88
Rent	-10% $-109	-5% $-58	+0% $-6	+5% $46	+10% $97
Rate	-1.0pp $67	-0.5pp $31	base $-6	+0.5pp $-44	+1.0pp $-82

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1704 Newark Ave Fayetteville, NC	2.0	1.0	1100	$850	$0.77	24d	1	0.38mi
1261 Thelbert Dr Fayetteville, NC	2.0	1.0	768	$1,100	$1.43	15d	1	0.45mi
806 Lakeland St Fayetteville, NC	3.0	1.0	864	$1,400	$1.62	24d	1	0.70mi
1216 Superior Pointe Pl Fayetteville, NC	3.0	2.5	1288	$1,450	$1.13	24d	1	0.88mi
1014 Enclave Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,685	$1.52	15d	19	0.93mi
733 Ashburton Dr Fayetteville, NC	3.0	1.5	1118	$1,300	$1.16	24d	1	0.97mi
1000 Ivy Rd Fayetteville, NC	3.0	1.0	1200	$1,400	$1.17	24d	1	1.07mi
715 Ashburton Dr Fayetteville, NC	3.0	2.0	1278	$1,600	$1.25	24d	1	1.08mi
809 Cape Fear Ave Fayetteville, NC	2.0	1.0	1225	$1,450	$1.18	22d	1	1.09mi
307 Hawthorne Rd Fayetteville, NC	3.0	1.0	886	$1,125	$1.27	15d	1	1.14mi
112 Quincy St Fayetteville, NC	3.0	1.0	1080	$1,320	$1.22	15d	1	1.18mi
2061 Osceola Dr Fayetteville, NC	3.0	1.0	928	$1,300	$1.40	24d	1	1.19mi
1156 Acorn St Fayetteville, NC	2.0	1.0	800	$1,000	$1.25	24d	1	1.21mi
536 Pearl St Fayetteville, NC	2.0	1.0	1101	$1,349	$1.23	15d	1	1.25mi
1000a Elm St Fayetteville, NC	1.0–2.0	1.0–2.0	675	$1,403	$2.08	15d	23	1.26mi
530 Pearl St Unit 1367379P Fayetteville, NC	3.0	2.0	1194	$3,577	$3.00	15d	1	1.28mi
3446 Sandystone Cir Fayetteville, NC	3.0	2.5	1489	$1,700	$1.14	24d	1	1.32mi
2328 Barrington Cir Fayetteville, NC	2.0	1.0	1050	$1,000	$0.95	22d	1	1.32mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	15d	1	1.32mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	24d	1	1.32mi
2326 Barrington Cir Fayetteville, NC	2.0	1.0	1050	$1,200	$1.14	15d	1	1.32mi
2326 Barrington Cir Fayetteville, NC	2.0	1.0	1050	$1,200	$1.14	24d	1	1.32mi
2310 Barrington Cir Fayetteville, NC	2.0	1.0	900	$900	$1.00	24d	1	1.33mi
2105 Wexford Oaks Ct Fayetteville, NC	2.0	2.0	988	$1,500	$1.52	24d	1	1.33mi
282 Windsor Dr Fayetteville, NC	3.0	1.0	855	$1,000	$1.17	24d	1	1.34mi
600 Glenville Ave Fayetteville, NC	2.0	1.5	1105	$1,295	$1.17	15d	1	1.34mi
1228 Woodland Dr Unit 1 Fayetteville, NC	2.0	2.0	1465	$1,595	$1.09	15d	1	1.36mi
110 Facility Dr #2015 Fayetteville, NC	2.0	1.0	700	$995	$1.42	24d	1	1.37mi
633 Elk Ct Fayetteville, NC	2.0	1.5	1000	$1,000	$1.00	24d	1	1.37mi
2015 Blake St Fayetteville, NC	2.0	1.0	700	$995	$1.42	24d	1	1.37mi
2436 Bragg Blvd Fayetteville, NC	2.0	1.0	1000	$1,200	$1.20	24d	1	1.39mi
2436 Bragg Blvd Fayetteville, NC	2.0	1.0	1000	$1,200	$1.20	15d	1	1.39mi
620 Forest Rd Fayetteville, NC	2.0	1.0	1000	$975	$0.97	24d	2	1.39mi
2434 Bragg Blvd Fayetteville, NC	2.0	1.0	1000	$1,200	$1.20	24d	1	1.39mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	24d	1	1.40mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	15d	1	1.40mi
2109 Elvira St Fayetteville, NC	2.0	1.0	860	$1,117	$1.30	15d	1	1.42mi
122 Kensington Cir Fayetteville, NC	3.0	1.0	856	$1,250	$1.46	24d	1	1.45mi
113 Mullins Ave Fayetteville, NC	2.0	1.0	1000	$1,025	$1.02	24d	1	1.46mi

Listing history 11 events

1. 2026-06-13
   statusdays on market $145,000 Pending 39 DOM
2. 2026-06-10
   days on market $145,000 Active 37 DOM
3. 2026-06-09
   days on market $145,000 Active 36 DOM
4. 2026-06-08
   days on market $145,000 Active 35 DOM
5. 2026-06-07
   days on market $145,000 Active 34 DOM
6. 2026-06-03
   days on market $145,000 Active 30 DOM
7. 2026-06-02
   days on market $145,000 Active 29 DOM
8. 2026-06-01
   days on market $145,000 Active 28 DOM
9. 2026-05-31
   days on market $145,000 Active 27 DOM
10. 2026-05-30
    days on market $145,000 Active 26 DOM
11. 2026-05-04
    listed $145,000 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: $1,826 · $152/mo
• Projected year-2 tax: $1,826 · $152/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 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $15,699
• − Mortgage interest: −$8,122
• − Property taxes: −$1,826
• − Insurance: −$1,522
• − Repairs & maintenance: −$1,256
• − Management: −$1,256
• − Depreciation: −$4,218
• Taxable loss: −$2,502
• Est. tax savings @ 24.0%: +$600
• After-tax cash flow: $529/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): 16,798
• Household income: $39,198
• Rent vs Own: 64.7% rent · 35.3% own
• Severe rent burden: 1389.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 19% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Serbian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -37.92%
• Current HPI: 265.98
• Rent YoY: ▲ 3.49%
• 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

• 2026-05-04 Listed $145,000 LPRMLS

Property tax history

+8.2%/yr

Latest (2025): $1,826 · +49.4% YoY. Source: county tax records.