1110 Martindale Dr · Fayetteville, NC 28304

$99,573

3 bd · 1.0 ba · 959 sqft · SingleFamily public records · 29 Days on market

Built 1957 Est $151k · 34% 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 +27.2/30.0
• ARV discount +15.0/15.0
• DSCR +9.5/10.0
• 1% rule +7.8/10.0
• 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

There is great potential in this home. If your looking for an investment property where you can put your personal touch, this is an amazing opportunity! There is a galley kitchen and a large living , dining room combination, grounded by a corner freestanding wood stove. All three bedrooms are generously sized and the full bathroom is centrally located. There is no functioning HVAC, but the lines are present. In the big backyard is an awesome two stall garage, (I cannot find permit records). The home is being sold AS IS and for cash only.

Key facts

• Big backyard
• Galley kitchen
• Two stall garage

Tags

• GALLEY KITCHEN
• CORNER FREESTANDING WOOD STOVE
• BIG BACKYARD
• TWO STALL GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 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 rising (+3.2%/yr); 302 active listings in the ZIP; 20 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 $689 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $100k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 75% 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 $98,079 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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: 1.28% ✓
• Cap rate: 9.75%
• Cash-on-cash: 12.33%
• DSCR: 1.55
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $150,563
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1110 Martindale Dr	0.00mi	3/1.0	959 (0%)	1mo	$71,500	$75	99
1112 Faison Ave	0.08mi	3/1.0	936 (-2%)	0mo	$170,000	$182	92
3901 Hartwell Rd	0.03mi	3/2.0	1,066 (+11%)	2mo	$160,000	$150	74
1002 Hicks Ave	0.15mi	3/1.5	1,025 (+7%)	11mo	$215,000	$210	70
3710 Wyatt St	0.56mi	3/1.0	1,025 (+7%)	1mo	$160,900	$157	62
306 Rodie Ave	0.57mi	3/1.0	980 (+2%)	12mo	$176,000	$180	60
4009 Village Dr	0.62mi	3/1.0	1,042 (+9%)	1mo	$160,000	$154	56
501 Roxie Ave	0.48mi	2/1.0 (-1)	859 (-10%)	5mo	$133,000	$155	51
1809 Wendover Dr	0.56mi	3/2.0	1,058 (+10%)	7mo	$193,000	$182	47
203 Rodie Ave	0.68mi	2/1.0 (-1)	847 (-12%)	0mo	$120,000	$142	44
309 Faison Ave	0.55mi	2/1.0 (-1)	875 (-9%)	20mo	$60,000	$69	38
4709 Pamlico Rd	0.73mi	3/2.0	1,089 (+14%)	2mo	$216,000	$198	38

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 · 3.17% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.09×
• Total profit: $2,372
• Equity at exit: $14,847

10-year hold

• IRR: 12.0%
• Equity multiple: 1.96×
• Total profit: $26,630
• Equity at exit: $8,609

Cash invested: $27,880 (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 28304

• Home prices YoY: -21.7%
• Rents YoY: 3.2%
• Active inventory: 302
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,278 high
• Mortgage (P&I): −$522
• Tax from tax record: −$159 /mo · $1,913/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $287

Break-even live

Break-even rent $915

Max offer price $99,573

Occupancy floor 73%

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: $24,893
• Closing costs: $2,987
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
910 Miller Ave Unit 910 Fayetteville, NC	2.0	2.0	1000	$1,250	$1.25	23d	1	0.23mi
3526 Furman Dr Fayetteville, NC	3.0	1.5	1050	$1,500	$1.43	23d	1	0.26mi
1805 Wayne Ln Fayetteville, NC	3.0	1.0	975	$2,400	$2.46	23d	1	0.43mi
1313 Ireland Dr Unit B Fayetteville, NC	2.0	1.5	900	$1,000	$1.11	23d	1	0.51mi
1309 Ireland Dr Fayetteville, NC	2.0	1.5	900	$1,000	$1.11	13d	1	0.53mi
4810 Alamance Rd Fayetteville, NC	1.0–2.0	1.0–2.0	827	$1,200	$1.45	23d	1	0.93mi
4935 Walnut Dr Fayetteville, NC	3.0	1.5	1024	$1,200	$1.17	13d	1	0.98mi
1005 Ancestry Dr #2 Fayetteville, NC	2.0	2.0	950	$995	$1.05	13d	1	1.00mi
1031 Ancestry Dr Fayetteville, NC	2.0	2.0	950	$935	$0.98	23d	1	1.01mi
1100 Marlborough Rd Fayetteville, NC	2.0	2.0	1025	$1,198	$1.17	21d	5	1.08mi
1100 Marlborough Rd Fayetteville, NC	2.0	2.0	1025	$1,198	$1.17	13d	5	1.08mi
29 Briar Cir Fayetteville, NC	1.0–2.0	1.0–1.5	765	$1,283	$1.68	13d	36	1.09mi
3211 Tallywood Dr Fayetteville, NC	1.0–3.0	1.0–1.5	925	$999	$1.08	23d	1	1.12mi
3209 Tallywood Dr Unit 06 Fayetteville, NC	2.0	1.0	800	$900	$1.12	23d	1	1.13mi
3212 Tallywood Dr Unit 03 Fayetteville, NC	2.0	1.0	900	$900	$1.00	23d	1	1.14mi
3210 Tallywood Dr #12 Fayetteville, NC	3.0	1.5	1000	$1,000	$1.00	21d	1	1.16mi
3210 Tallywood Dr #04 Fayetteville, NC	2.0	1.0	900	$900	$1.00	23d	1	1.16mi
3210 Tallywood Dr Unit 09 Fayetteville, NC	2.0	1.0	900	$900	$1.00	21d	1	1.16mi
3918 Donna St Fayetteville, NC	3.0	1.0	1000	$1,350	$1.35	23d	1	1.39mi
2621 Elcone Dr Unit 2621 Fayetteville, NC	2.0	1.5	815	$999	$1.23	13d	1	1.48mi

Listing history 4 events

1. 2026-03-31
   status Pending
2. 2026-02-17
   listed $99,573 Active
3. 1994-06-02
   soldstatus $55,000
4. 1984-11-01
   soldstatus $27,000

ⓘ 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: $1,913 · $159/mo
• Projected year-2 tax: $1,913 · $159/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $15,335
• − Mortgage interest: −$5,578
• − Property taxes: −$1,913
• − Insurance: −$498
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$2,897
• Taxable income: $1,997
• Est. tax owed @ 24.0%: −$479
• After-tax cash flow: $2,959/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): 37,140
• Household income: $58,563
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 1667.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 39% White 36% Hispanic / Latino 14% Two or more races 12% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 87% English-only · Spanish 9% Tagalog/Filipino 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: ▼ -59.90%
• Current HPI: 215.927
• Rent YoY: ▲ 3.17%
• 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

+268.8% since first listed

4 events — show timeline

• 2026-03-31 Pending — LPRMLS
• 2026-02-17 Listed $99,573 LPRMLS
• 1994-06-02 Sold (Public Records) $55,000 Public Records
• 1984-11-01 Sold (Public Records) $27,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,913 · +31.6% YoY. Source: county tax records.