1203 Hillsboro St · Fayetteville, NC 28301

$74,000

3 bd · 1.0 ba · 1,111 sqft · SingleFamily public records · 10 Days on market

Built 1942 8,712 sqft lot Est $103k · 28% under

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

Built in 1942, this charming brick home offers 2 bedrooms, 1 bathroom, a living room, formal dining room, kitchen, and beautiful hardwood floors. Situated on a nice lot with outside storage, this property presents a great investment opportunity for your rental portfolio. The home is currently occupied by a long-term tenant, making it an excellent income-producing property. SOLD AS-IS!

Key facts

• Outside storage
• Brick home
• Hardwood floors

Tags

• BRICK HOME
• HARDWOOD FLOORS
• OUTSIDE STORAGE
• INVESTMENT OPPORTUNITY
• INCOME PRODUCING PROPERTY

Property features AI

Finance

• Other: Crawl space basement; Approximately 0.2 acre lot (about 8,712 sq ft) with dimensions 61 x 137 x 61 x 136; 6 total rooms; Subdivision: WINDSOR TER

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick veneer and frame construction
• Exterior features: Storage; Back yard fencing; Interior lot

Interior

• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning (electric)
• Interior features: Eat-in kitchen; No fireplace

🏷️ Possibly a rental listed for sale. The $74,000 price doesn't fit this home's estimated sale value (~$103,323) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $74k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $74k).
• Cap rate 13.3% vs local median 4.9% 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: R Max Abbott Middle (math 31% / reading 45%, grade F, #251 of 475 statewide, top 54%, 759 students, 99% FRL); Terry Sanford High (math 49% / reading 52%, grade D+, #306 of 535 statewide, top 57%, 1,224 students, 59% FRL) — zoned schools average 79% FRL vs 55% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 132 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 38% 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 $512 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $11k; list at $74k implies a 573% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $74,000

Questions for the listing agent

1. Built in 1942 — 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. 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.
5. 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.
6. 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: 1.69% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.90%
• DSCR: 2.11
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $103,323
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1203 Hillsboro St	0.00mi	2/1.0 (-1)	1,077 (-3%)	0mo	$72,500	$67	90
1101 Fontana St	0.39mi	3/1.0	1,014 (-9%)	1mo	$85,000	$84	66
211 Hawthorne Rd	0.07mi	3/2.0	1,274 (+15%)	3mo	$159,000	$125	66
110 Quincy St	0.28mi	3/1.0	1,250 (+12%)	4mo	$80,000	$64	63
218 Langdon St	0.37mi	3/1.0	1,012 (-9%)	6mo	$134,000	$132	63
511 Donovan St	0.32mi	3/1.5	1,050 (-6%)	14mo	$128,000	$122	62
213 Sunset Ave	0.45mi	3/1.5	1,233 (+11%)	2mo	$136,000	$110	56
1917 Dogwood St	0.72mi	3/1.0	1,050 (-6%)	2mo	$85,000	$81	56
218 Sunset Ave	0.49mi	2/1.0 (-1)	1,004 (-10%)	5mo	$70,000	$70	52
310 Brookwood Ave	0.46mi	3/1.0	970 (-13%)	7mo	$50,100	$52	51
1920 Dogwood St	0.73mi	3/2.0	1,230 (+11%)	3mo	$199,900	$163	42
2051 Osceola Dr	0.74mi	3/1.0	950 (-14%)	7mo	$88,000	$93	35

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: 19.0%
• Equity multiple: 1.77×
• Total profit: $16,056
• Equity at exit: $11,034

10-year hold

• IRR: 27.7%
• Equity multiple: 3.51×
• Total profit: $51,993
• Equity at exit: $6,398

Cash invested: $20,720 (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: 132
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,248 high
• Mortgage (P&I): −$388
• Tax from tax record: −$137 /mo · $1,647/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $430

Break-even live

Break-even rent $704

Max offer price $74,000

Occupancy floor 61%

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: $18,500
• Closing costs: $2,220
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
282 Windsor Dr Fayetteville, NC	3.0	1.0	855	$1,000	$1.17	23d	1	0.17mi
307 Hawthorne Rd Fayetteville, NC	3.0	1.0	886	$1,125	$1.27	14d	1	0.19mi
113 Mullins Ave Fayetteville, NC	2.0	1.0	1000	$1,025	$1.02	23d	1	0.20mi
122 Kensington Cir Fayetteville, NC	3.0	1.0	856	$1,250	$1.46	23d	1	0.30mi
112 Quincy St Fayetteville, NC	3.0	1.0	1080	$1,320	$1.22	14d	1	0.32mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	23d	1	0.40mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	14d	1	0.40mi
302 Brookwood Ave Fayetteville, NC	2.0	1.0	979	$1,250	$1.28	14d	1	0.45mi
1606 Gibson St Fayetteville, NC	3.0	1.5	1014	$1,000	$0.99	23d	1	0.55mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	23d	1	0.57mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	14d	1	0.57mi
398 Bainbridge Ct Fayetteville, NC	3.0	2.0	900	$990	$1.10	23d	1	0.72mi
398 Bainbridge Ct Fayetteville, NC	3.0	2.0	900	$990	$1.10	14d	1	0.72mi
100 Sycamore Ct Fayetteville, NC	2.0	1.0	800	$875	$1.09	23d	1	0.73mi
2061 Osceola Dr Fayetteville, NC	3.0	1.0	928	$1,300	$1.40	23d	1	0.81mi
2015 Blake St Fayetteville, NC	2.0	1.0	700	$995	$1.42	23d	1	0.83mi
110 Facility Dr #2015 Fayetteville, NC	2.0	1.0	700	$995	$1.42	23d	1	0.84mi
1704 Newark Ave Fayetteville, NC	2.0	1.0	1100	$850	$0.77	23d	1	0.97mi
806 Lakeland St Fayetteville, NC	3.0	1.0	864	$1,400	$1.62	23d	1	1.00mi
501 Lambert St Fayetteville, NC	2.0	2.0	1200	$1,230	$1.02	14d	3	1.20mi
1228 Woodland Dr Unit 1 Fayetteville, NC	2.0	2.0	1465	$1,595	$1.09	14d	1	1.21mi
620 Forest Rd Fayetteville, NC	2.0	1.0	1000	$975	$0.97	23d	2	1.24mi
1021 W Rowan St Unit H Fayetteville, NC	2.0	1.5	930	$850	$0.91	23d	1	1.31mi
216 Brainerd Ave Fayetteville, NC	2.0	1.0	818	$1,150	$1.41	23d	1	1.32mi
118 Circle Ct Fayetteville, NC	3.0	2.0	1496	$1,550	$1.04	14d	1	1.36mi
508 Stone Way Ct Fayetteville, NC	3.0	2.0	1261	$1,900	$1.51	23d	1	1.37mi
1261 Thelbert Dr Fayetteville, NC	2.0	1.0	768	$1,100	$1.43	14d	1	1.38mi
1108 Norwood St Unit A Fayetteville, NC	2.0	1.0	856	$1,025	$1.20	23d	1	1.40mi
450 Hay St Fayetteville, NC	1.0–2.0	1.0–2.0	799	$1,745	$2.18	14d	3	1.40mi
2678 Rivercliff Rd Fayetteville, NC	3.0	2.0	1260	$1,500	$1.19	23d	1	1.45mi
123 Anderson St Fayetteville, NC	2.0	2.0	1500	$1,800	$1.20	23d	1	1.48mi
1100 Clarendon St #402 Fayetteville, NC	2.0	2.0	1073	$1,400	$1.30	21d	1	1.48mi
536 Pearl St Fayetteville, NC	2.0	1.0	1101	$1,349	$1.23	14d	1	1.50mi

Listing history 9 events

1. 2026-06-07
   statusdays on market $74,000 Pending 10 DOM
2. 2026-06-03
   days on market $74,000 Active 7 DOM
3. 2026-06-02
   days on market $74,000 Active 6 DOM
4. 2026-06-01
   days on market $74,000 Active 5 DOM
5. 2026-05-31
   days on market $74,000 Active 4 DOM
6. 2026-05-30
   days on market $74,000 Active 3 DOM
7. 2026-05-27
   listed $74,000 Active
8. 1999-09-07
   soldstatus $11,000
9. 1988-09-28
   soldstatus $17,000

ⓘ 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: $1,647 · $137/mo
• Projected year-2 tax: $1,647 · $137/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 4/10 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: $14,979
• − Mortgage interest: −$4,145
• − Property taxes: −$1,647
• − Insurance: −$370
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$2,153
• Taxable income: $4,267
• Est. tax owed @ 24.0%: −$1,024
• After-tax cash flow: $4,135/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

+335.3% since first listed

3 events — show timeline

• 2026-05-27 Listed $74,000 LPRMLS
• 1999-09-07 Sold (Public Records) $11,000 Public Records
• 1988-09-28 Sold (Public Records) $17,000 Public Records

Property tax history

+8.4%/yr

Latest (2025): $1,647 · +75.3% YoY. Source: county tax records.