304 Durant Dr · Fayetteville, NC 28304

$157,000

3 bd · 1.0 ba · 1,432 sqft · SingleFamily public records · 50 Days on market

Built 1956 Est $198k · 21% under

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Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.3/10.0
• 1% rule +3.8/10.0
• 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 MLS

When you walk up to this lovely ranch home it just feels right, in an amazing relaxing area of town close to everything, with a beautifully fenced in yard! This home has been loved by the family through generations and now it has been brought back to life! The hardwoods have been refinished, the home repainted, and one room has new laminate flooring. This homes size will surprise you and it gives you a few additional rooms you would not expect, one which is perfect for a den or playroom, and the other for a dining room/guest room/office. This home is ready for you!

Key facts

• Parking
• Built 1956
• Listed 50 days

Property features AI

Finance

• Other: Listed by Longleaf Pine Realtors / Listing brokerage: REALTY ONE GROUP LIBERTY

Exterior

• Parking: Attached carport; 1 covered parking space; 1 carport space
• Utilities: Public water; Public sewer
• Home design: Single Family Residence
• Construction: Brick veneer construction
• Exterior features: Subdivision: GALLUP ACRE; Zoned SF10 (Single Family Res 10)

Interior

• Bedrooms: Total of 6 rooms (bedrooms and living areas combined)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating
• Interior features: Carpet flooring; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $157k.

Deal economics

• At list price, monthly cash flow is $28 ($338/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 $138k (12.0% below list).
• Recommended offer: $138k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: William H Owen Elementary (math 17% / reading 27%, grade F, #1,190 of 1,410 statewide, top 86%, 435 students, 99% 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 rising (+3.2%/yr); 308 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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

• It's been on market 50 days — a 3% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $22k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1956 — 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 $138,159 (12.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.88% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $197,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Gallup Dr	0.26mi	3/1.0	1,481 (+3%)	2mo	$185,000	$125	81
421 Durant Dr	0.24mi	3/2.0	1,475 (+3%)	5mo	$105,500	$72	76
5211 Sequoia Rd	0.15mi	3/2.0	1,316 (-8%)	9mo	$185,000	$141	68
418 Jefferson Dr	0.32mi	3/2.0	1,363 (-5%)	8mo	$156,000	$114	66
5307 Cypress Rd	0.25mi	4/2.0 (+1)	1,548 (+8%)	0mo	$219,500	$142	66
5475 Lynbroook Ct	0.55mi	4/2.0 (+1)	1,450 (+1%)	5mo	$230,000	$159	59
1008 Juniper Dr	0.71mi	3/2.0	1,433 (+0%)	5mo	$187,000	$130	59
720 Burgoyne Dr	0.67mi	3/1.5	1,448 (+1%)	8mo	$200,000	$138	58
5601 Birch Rd	0.69mi	3/2.0	1,436 (+0%)	9mo	$219,000	$153	56
5490 Lindale Ct	0.65mi	3/1.5	1,369 (-4%)	8mo	$130,000	$95	54
805 Glensford Dr	0.72mi	4/2.0 (+1)	1,470 (+3%)	2mo	$165,000	$112	51
5475 Maplewood Ct	0.65mi	4/1.5 (+1)	1,280 (-11%)	5mo	$210,500	$164	41

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-23,404
• Equity at exit: $23,409

10-year hold

• IRR: -6.0%
• Equity multiple: 0.61×
• Total profit: $-17,066
• Equity at exit: $13,574

Cash invested: $43,960 (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: 308
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,382 high
• Mortgage (P&I): −$823
• Tax from tax record: −$175 /mo · $2,095/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $28

Break-even live

Break-even rent $1,346

Max offer price $157,000

Occupancy floor 93%

Sensitivity live

Price	-10% $117	-5% $73	+0% $28	+5% $-16	+10% $-61
Rent	-10% $-81	-5% $-26	+0% $28	+5% $83	+10% $137
Rate	-1.0pp $107	-0.5pp $68	base $28	+0.5pp $-13	+1.0pp $-54

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: $39,250
• Closing costs: $4,710
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5200 Cypress Rd Fayetteville, NC	3.0	1.0	1210	$1,250	$1.03	25d	1	0.28mi
4809 Belford Rd Fayetteville, NC	3.0	1.5	1459	$1,300	$0.89	25d	1	0.43mi
760 Ashbrook Rd Fayetteville, NC	3.0	2.0	1550	$1,595	$1.03	25d	1	0.47mi
5864 Aftonshire Dr Fayetteville, NC	2.0	2.0	1100	$1,100	$1.00	25d	1	0.50mi
5842 Aftonshire Dr Fayetteville, NC	2.0	1.5	1010	$1,000	$0.99	25d	1	0.50mi
5876 Aftonshire Dr Fayetteville, NC	2.0	1.5	1024	$1,015	$0.99	25d	1	0.51mi
1216 Weeping Willow Way Unit 229 Fayetteville, NC	3.0	2.0	960	$969	$1.01	15d	1	0.52mi
1413 Tangora Ln Fayetteville, NC	2.0	1.5	945	$979	$1.04	15d	1	0.55mi
821 Sandalwood Dr Fayetteville, NC	3.0	1.0	1204	$1,200	$1.00	15d	1	0.55mi
4935 Walnut Dr Fayetteville, NC	3.0	1.5	1024	$1,200	$1.17	15d	1	0.55mi
1406 Tangora Ln Fayetteville, NC	2.0	2.5	1192	$1,015	$0.85	25d	1	0.57mi
909 Sandalwood Dr Fayetteville, NC	3.0	1.0	1346	$1,595	$1.18	25d	1	0.59mi
5713 Aftonshire Dr Fayetteville, NC	2.0	2.5	1025	$995	$0.97	15d	1	0.60mi
5744 Aftonshire Dr Fayetteville, NC	2.0	1.5	945	$999	$1.06	25d	1	0.64mi
1401 Carnsmore Dr Fayetteville, NC	3.0	2.5	1450	$1,575	$1.09	25d	1	0.64mi
4909 Walnut Dr Fayetteville, NC	3.0	2.0	1188	$1,500	$1.26	25d	1	0.65mi
4810 Alamance Rd Fayetteville, NC	1.0–2.0	1.0–2.0	827	$1,200	$1.45	25d	1	0.66mi
613 Ashbrook Ct Fayetteville, NC	3.0	1.5	1103	$1,299	$1.18	25d	1	0.66mi
600 Ashbrook Ct Fayetteville, NC	2.0–3.0	1.5	1050	$1,299	$1.24	23d	6	0.67mi
855 King Arthur Dr Fayetteville, NC	1.0–2.0	1.0–2.0	810	$1,182	$1.46	15d	9	0.68mi
609 Ashbrook Ct Fayetteville, NC	2.0	1.5	997	$1,049	$1.05	25d	1	0.71mi
1070 Rulnick St Fayetteville, NC	3.0	1.0	1014	$1,200	$1.18	25d	1	0.79mi
5706 McDougal Dr Fayetteville, NC	3.0	2.0	1594	$1,650	$1.04	25d	1	0.87mi
5632 Birch Rd Fayetteville, NC	3.0	1.0	1228	$1,250	$1.02	25d	1	0.91mi
4547 Chambersburg Rd Fayetteville, NC	3.0	1.5	1198	$1,500	$1.25	25d	1	0.95mi
619 Berwick Dr Fayetteville, NC	3.0	2.5	1642	$1,650	$1.00	15d	1	0.96mi
6132 Dandy Loop Rd Fayetteville, NC	3.0	1.0	1456	$1,325	$0.91	25d	1	1.12mi
600 Scotia Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1070	$1,380	$1.29	15d	29	1.13mi
1815 Paisley Ave Fayetteville, NC	3.0	2.0	1508	$1,595	$1.06	25d	1	1.20mi
1309 Ireland Dr Fayetteville, NC	2.0	1.5	900	$1,000	$1.11	15d	1	1.21mi
1313 Ireland Dr Unit B Fayetteville, NC	2.0	1.5	900	$1,000	$1.11	25d	1	1.21mi
6340 Ginger Cir Fayetteville, NC	3.0	1.5	1052	$1,400	$1.33	25d	1	1.24mi
3119 Wisteria Ln Unit 102 Fayetteville, NC	3.0	2.0	1415	$1,550	$1.10	15d	1	1.24mi
6332 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	925	$1,150	$1.24	25d	1	1.26mi
4627 Keg Ct Fayetteville, NC	3.0	1.5	1272	$1,300	$1.02	25d	1	1.27mi
3001 Stone Carriage Cir Fayetteville, NC	1.0–3.0	1.0–2.0	1098	$1,700	$1.55	15d	12	1.30mi
6333 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	1080	$1,075	$1.00	25d	1	1.30mi
1715 Arrow Ridge Way Fayetteville, NC	3.0	2.0	1220	$1,550	$1.27	15d	1	1.32mi
395 Hicks Ave Fayetteville, NC	3.0	2.5	1519	$1,550	$1.02	25d	1	1.32mi
910 Miller Ave Unit 910 Fayetteville, NC	2.0	2.0	1000	$1,250	$1.25	25d	1	1.33mi

Listing history 27 events

1. 2026-06-21
   days on market $157,000 Active 50 DOM
2. 2026-06-18
   days on market $157,000 Active 47 DOM
3. 2026-06-17
   days on market $157,000 Active 46 DOM
4. 2026-06-16
   days on market $157,000 Active 45 DOM
5. 2026-06-15
   days on market $157,000 Active 44 DOM
6. 2026-06-14
   days on market $157,000 Active 42 DOM
7. 2026-06-13
   days on market $157,000 Active 41 DOM
8. 2026-06-10
   days on market $157,000 Active 39 DOM
9. 2026-06-09
   days on market $157,000 Active 38 DOM
10. 2026-06-08
    days on market $157,000 Active 37 DOM
11. 2026-06-07
    days on market $157,000 Active 36 DOM
12. 2026-06-03
    days on market $157,000 Active 32 DOM
13. 2026-06-02
    days on market $157,000 Active 31 DOM
14. 2026-06-01
    days on market $157,000 Active 30 DOM
15. 2026-05-31
    days on market $157,000 Active 29 DOM
16. 2026-05-30
    days on market $157,000 Active 28 DOM
17. 2026-05-22
    status Active
18. 2026-05-22
    price $157,000
19. 2026-05-05
    status Pending
20. 2026-05-04
    price $155,000
21. 2026-04-28
    price $168,900
22. 2026-04-16
    listed $179,000 Active
23. 2022-12-12
    soldstatus $150,000 Closed 572-char remark

    Show marketing remark (572 chars)

    When you walk up to this lovely ranch home it just feels right, in an amazing relaxing area of town close to everything, with a beautifully fenced in yard! This home has been loved by the family through generations and now it has been brought back to life! The hardwoods have been refinished, the home repainted, and one room has new laminate flooring. This homes size will surprise you and it gives you a few additional rooms you would not expect, one which is perfect for a den or playroom, and the other for a dining room/guest room/office. This home is ready for you!

24. 2022-12-12
    soldstatus $150,000

    Show marketing remark (572 chars)

    When you walk up to this lovely ranch home it just feels right, in an amazing relaxing area of town close to everything, with a beautifully fenced in yard! This home has been loved by the family through generations and now it has been brought back to life! The hardwoods have been refinished, the home repainted, and one room has new laminate flooring. This homes size will surprise you and it gives you a few additional rooms you would not expect, one which is perfect for a den or playroom, and the other for a dining room/guest room/office. This home is ready for you!

25. 2022-11-09
    historical 572-char remark

    Show marketing remark (572 chars)

    When you walk up to this lovely ranch home it just feels right, in an amazing relaxing area of town close to everything, with a beautifully fenced in yard! This home has been loved by the family through generations and now it has been brought back to life! The hardwoods have been refinished, the home repainted, and one room has new laminate flooring. This homes size will surprise you and it gives you a few additional rooms you would not expect, one which is perfect for a den or playroom, and the other for a dining room/guest room/office. This home is ready for you!

26. 2022-11-01
    listed $150,000 572-char remark

    Show marketing remark (572 chars)

    When you walk up to this lovely ranch home it just feels right, in an amazing relaxing area of town close to everything, with a beautifully fenced in yard! This home has been loved by the family through generations and now it has been brought back to life! The hardwoods have been refinished, the home repainted, and one room has new laminate flooring. This homes size will surprise you and it gives you a few additional rooms you would not expect, one which is perfect for a den or playroom, and the other for a dining room/guest room/office. This home is ready for you!

27. 2009-07-21
    soldstatus $80,000

ⓘ 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: $2,095 · $175/mo
• Projected year-2 tax: $2,095 · $175/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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,579
• − Mortgage interest: −$8,794
• − Property taxes: −$2,095
• − Insurance: −$785
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$4,567
• Taxable loss: −$2,315
• Est. tax savings @ 24.0%: +$556
• After-tax cash flow: $893/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

+96.2% since first listed

11 events — show timeline

• 2026-05-22 Relisted — LPRMLS
• 2026-05-22 Price Changed $157,000 LPRMLS
• 2026-05-05 Pending — LPRMLS
• 2026-05-04 Price Changed $155,000 LPRMLS
• 2026-04-28 Price Changed $168,900 LPRMLS
• 2026-04-16 Listed $179,000 LPRMLS
• 2022-12-12 Sold (Public Records) $150,000 Public Records
• 2022-12-12 Sold (MLS) $150,000 LPRMLS
• 2022-11-09 Delisted — LPRMLS
• 2022-11-01 Listed $150,000 LPRMLS
• 2009-07-21 Sold (Public Records) $80,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,095 · +39.4% YoY. Source: county tax records.