6343 Paddington Ct · Fayetteville, NC 28304

$170,000

3 bd · 2.0 ba · 1,257 sqft · SingleFamily public records · 70 Days on market

Built 1972 0.26 ac lot Est $201k · 15% 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).

• Cash flow +15.4/30.0
• ARV discount +14.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.0/10.0
• 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

Arron Hills Show Stopper! This stunning 3bed/1.1bath home boasts original hardwood floors, custom features and fresh paint throughout. The large kitchen is complete with new stainless appliances and an eat in kitchen. Large yard with tons of space, a fire pit for relaxing or entertaining guests. Located on dead-end street there isn't a lot of traffic. Priced perfectly, this one won't last long!! Get it while its HOT!

Key facts

• Low traffic
• Lvp
• Large yard

Tags

• HARDWOOD FLOORS
• LVP
• NEW ROOF
• LARGE YARD
• QUIET DEAD-END STREET
• LOW TRAFFIC

Property features AI

Exterior

• Parking: Attached carport; 1 covered parking space; 1 carport space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick veneer and vinyl siding exterior
• Exterior features: Front covered porch; Covered porch; Partial fencing with fenced backyard

Interior

• Kitchen: Refrigerator included
• Bedrooms: Total rooms: 5
• Flooring: Hardwood flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric forced-air heating; Ceiling fan cooling
• Interior features: Ceiling fans; Entrance foyer; Eat-in kitchen; Crawl space basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $65 ($778/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 $154k (9.6% below list).
• Recommended offer: $154k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Lewis Chapel Middle (math 15% / reading 27%, grade F, #424 of 475 statewide, top 90%, 578 students, 100% FRL); Seventy-First High (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,366 students, 70% FRL) — zoned schools average 85% FRL vs 55% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 302 active listings in the ZIP; 40 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).
• This rent runs 32% of the median local income ($59k/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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $153,758 (9.6% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $201,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6337 Rhemish Dr	0.12mi	3/2.0	1,235 (-2%)	0mo	$222,000	$180	91
6343 Pawling Ct	0.07mi	3/2.0	1,342 (+7%)	3mo	$230,000	$171	83
1782 Arrow Ridge Way	0.40mi	3/2.0	1,232 (-2%)	2mo	$190,000	$154	76
1715 Arrow Ridge Way	0.42mi	3/2.0	1,220 (-3%)	2mo	$141,000	$116	74
6381 Rhemish Dr	0.17mi	3/2.0	1,123 (-11%)	3mo	$198,000	$176	71
6528 Rhemish Dr	0.38mi	3/2.0	1,166 (-7%)	1mo	$206,000	$177	69
1941 Shiloh Dr	0.57mi	4/1.5 (+1)	1,250 (-1%)	2mo	$200,000	$160	64
1423 Furnish Dr	0.27mi	3/2.0	1,104 (-12%)	4mo	$205,000	$186	64
1921 Shiloh Dr	0.73mi	3/2.0	1,264 (+1%)	5mo	$146,111	$116	61
1109 Strickland Bridge Rd	0.59mi	3/1.5	1,326 (+6%)	2mo	$199,000	$150	60
1719 Merry Oaks Dr	0.22mi	3/1.5	1,073 (-15%)	6mo	$140,000	$130	59
1310 Bingham Dr	0.53mi	3/2.0	1,382 (+10%)	3mo	$160,000	$116	56

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-23,147
• Equity at exit: $25,348

10-year hold

• IRR: -4.3%
• Equity multiple: 0.71×
• Total profit: $-13,723
• Equity at exit: $14,698

Cash invested: $47,600 (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 28304

• Home prices YoY: -21.7%
• Rents YoY: 3.2%
• Active inventory: 302
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,538 high
• Mortgage (P&I): −$891
• Tax from tax record: −$188 /mo · $2,250/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $65

Break-even live

Break-even rent $1,456

Max offer price $170,000

Occupancy floor 91%

Sensitivity live

Price	-10% $161	-5% $113	+0% $65	+5% $17	+10% $-31
Rent	-10% $-57	-5% $4	+0% $65	+5% $126	+10% $186
Rate	-1.0pp $150	-0.5pp $108	base $65	+0.5pp $21	+1.0pp $-24

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6338 Rhemish Dr Fayetteville, NC	3.0	2.0	1201	$1,500	$1.25	24d	1	0.16mi
3001 Stone Carriage Cir Fayetteville, NC	1.0–3.0	1.0–2.0	1098	$1,700	$1.55	14d	12	0.28mi
1411 Furnish Dr Fayetteville, NC	3.0	2.0	1100	$1,350	$1.23	24d	1	0.29mi
1508 Darvel Ave Fayetteville, NC	3.0	2.0	1269	$1,700	$1.34	24d	1	0.30mi
6408 Dunham Dr Fayetteville, NC	3.0	2.0	1400	$1,500	$1.07	14d	1	0.40mi
1715 Arrow Ridge Way Fayetteville, NC	3.0	2.0	1220	$1,550	$1.27	14d	1	0.41mi
1879 Frankie Ave Fayetteville, NC	3.0	2.0	1100	$1,375	$1.25	24d	1	0.50mi
1701 Carter Baron Pl Unit 211 Fayetteville, NC	3.0	2.0	1295	$1,700	$1.31	24d	1	0.53mi
5812 Shenandoah Dr Fayetteville, NC	4.0	2.0	1800	$1,599	$0.89	24d	1	0.55mi
6333 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	1080	$1,075	$1.00	24d	1	0.57mi
6332 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	925	$1,150	$1.24	24d	1	0.61mi
6301 Lakehaven Dr Fayetteville, NC	3.0	2.0	1514	$1,700	$1.12	24d	1	0.64mi
1443 Larkhall Dr Fayetteville, NC	4.0	2.0	1382	$1,600	$1.16	24d	1	0.67mi
1927 Shiloh Dr Fayetteville, NC	3.0	1.5	1606	$1,600	$1.00	14d	1	0.68mi
1583 Winnabow Dr Fayetteville, NC	3.0	2.5	1550	$2,100	$1.35	24d	1	0.71mi
1800 Balmoral Dr Fayetteville, NC	2.0	2.0	1328	$1,250	$0.94	24d	1	0.72mi
1811 Balmoral Dr #202 Fayetteville, NC	2.0	2.0	1250	$1,275	$1.02	14d	1	0.74mi
1761 Renwick Dr #204 Fayetteville, NC	2.0	2.0	1331	$1,300	$0.98	14d	1	0.75mi
5706 McDougal Dr Fayetteville, NC	3.0	2.0	1594	$1,650	$1.04	24d	1	0.78mi
1815 Paisley Ave Fayetteville, NC	3.0	2.0	1508	$1,595	$1.06	24d	1	0.81mi
1066 Strickland Bridge Rd Fayetteville, NC	3.0	2.0	1427	$2,050	$1.44	14d	1	0.86mi
5744 Randleman St Fayetteville, NC	3.0	2.0	1171	$1,395	$1.19	24d	1	0.86mi
5721 Randleman St Fayetteville, NC	3.0	2.0	1050	$1,575	$1.50	24d	1	0.92mi
5744 Aftonshire Dr Fayetteville, NC	2.0	1.5	945	$999	$1.06	24d	1	0.94mi
5713 Aftonshire Dr Fayetteville, NC	2.0	2.5	1025	$995	$0.97	14d	1	0.98mi
1401 Carnsmore Dr Fayetteville, NC	3.0	2.5	1450	$1,575	$1.09	24d	1	0.99mi
1406 Tangora Ln Fayetteville, NC	2.0	2.5	1192	$1,015	$0.85	24d	1	1.01mi
1413 Tangora Ln Fayetteville, NC	2.0	1.5	945	$979	$1.04	14d	1	1.03mi
1644 Sweetgum Cir Fayetteville, NC	3.0	2.0	1446	$1,750	$1.21	24d	1	1.04mi
5876 Aftonshire Dr Fayetteville, NC	2.0	1.5	1024	$1,015	$0.99	24d	1	1.07mi
1216 Weeping Willow Way Unit 229 Fayetteville, NC	3.0	2.0	960	$969	$1.01	14d	1	1.07mi
5842 Aftonshire Dr Fayetteville, NC	2.0	1.5	1010	$1,000	$0.99	24d	1	1.07mi
5864 Aftonshire Dr Fayetteville, NC	2.0	2.0	1100	$1,100	$1.00	24d	1	1.08mi
2640 Latrobe Ave Fayetteville, NC	1.0–3.0	1.0–2.0	1079	$1,815	$1.68	14d	30	1.08mi
1070 Rulnick St Fayetteville, NC	3.0	1.0	1014	$1,200	$1.18	24d	1	1.12mi
3325 Oak Forest Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,745	$1.57	14d	66	1.14mi
2514 Gardner Park Dr Fayetteville, NC	3.0	2.5	1480	$1,595	$1.08	24d	1	1.14mi
1948 Nordic Dr Fayetteville, NC	3.0	2.0	1131	$1,400	$1.24	24d	1	1.16mi
5632 Birch Rd Fayetteville, NC	3.0	1.0	1228	$1,250	$1.02	24d	1	1.19mi
2012 Lakemeadow Dr Fayetteville, NC	3.0	2.0	1332	$1,800	$1.35	14d	1	1.24mi

Listing history 23 events

1. 2026-06-13
   days on market $170,000 Active 70 DOM
2. 2026-06-10
   days on market $170,000 Active 68 DOM
3. 2026-06-09
   days on market $170,000 Active 67 DOM
4. 2026-06-08
   days on market $170,000 Active 66 DOM
5. 2026-06-07
   days on market $170,000 Active 65 DOM
6. 2026-06-03
   days on market $170,000 Active 61 DOM
7. 2026-06-02
   days on market $170,000 Active 60 DOM
8. 2026-06-01
   days on market $170,000 Active 59 DOM
9. 2026-05-31
   days on market $170,000 Active 58 DOM
10. 2026-05-30
    days on market $170,000 Active 57 DOM
11. 2026-05-07
    price $178,000
12. 2026-04-16
    price $179,000
13. 2026-04-03
    listed $179,900 Active
14. 2022-05-10
    soldstatus $140,000
15. 2022-05-09
    soldstatus $140,000 420-char remark

    Show marketing remark (420 chars)

    Arron Hills Show Stopper! This stunning 3bed/1.1bath home boasts original hardwood floors, custom features and fresh paint throughout. The large kitchen is complete with new stainless appliances and an eat in kitchen. Large yard with tons of space, a fire pit for relaxing or entertaining guests. Located on dead-end street there isn't a lot of traffic. Priced perfectly, this one won't last long!! Get it while its HOT!

16. 2022-05-09
    soldstatus $140,000 420-char remark

    Show marketing remark (420 chars)

    Arron Hills Show Stopper! This stunning 3bed/1.1bath home boasts original hardwood floors, custom features and fresh paint throughout. The large kitchen is complete with new stainless appliances and an eat in kitchen. Large yard with tons of space, a fire pit for relaxing or entertaining guests. Located on dead-end street there isn't a lot of traffic. Priced perfectly, this one won't last long!! Get it while its HOT!

17. 2022-03-17
    listed $145,999 420-char remark

    Show marketing remark (420 chars)

    Arron Hills Show Stopper! This stunning 3bed/1.1bath home boasts original hardwood floors, custom features and fresh paint throughout. The large kitchen is complete with new stainless appliances and an eat in kitchen. Large yard with tons of space, a fire pit for relaxing or entertaining guests. Located on dead-end street there isn't a lot of traffic. Priced perfectly, this one won't last long!! Get it while its HOT!

18. 2022-03-17
    listed $145,999 420-char remark

    Show marketing remark (420 chars)

    Arron Hills Show Stopper! This stunning 3bed/1.1bath home boasts original hardwood floors, custom features and fresh paint throughout. The large kitchen is complete with new stainless appliances and an eat in kitchen. Large yard with tons of space, a fire pit for relaxing or entertaining guests. Located on dead-end street there isn't a lot of traffic. Priced perfectly, this one won't last long!! Get it while its HOT!

19. 2022-01-24
    soldstatus $100,000
20. 2022-01-24
    soldstatus $100,000
21. 2021-10-14
    listed $116,500
22. 1989-03-29
    soldstatus $30,000
23. 1984-04-01
    soldstatus $25,000

ⓘ 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: $2,250 · $188/mo
• Projected year-2 tax: $2,250 · $188/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 ≥107°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: $18,451
• − Mortgage interest: −$9,523
• − Property taxes: −$2,250
• − Insurance: −$850
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$4,945
• Taxable loss: −$2,070
• Est. tax savings @ 24.0%: +$497
• After-tax cash flow: $1,275/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

+612.0% since first listed

13 events — show timeline

• 2026-05-07 Price Changed $178,000 LPRMLS
• 2026-04-16 Price Changed $179,000 LPRMLS
• 2026-04-03 Listed $179,900 LPRMLS
• 2022-05-10 Sold (Public Records) $140,000 Public Records
• 2022-05-09 Sold (MLS) $140,000 LPRMLS
• 2022-05-09 Sold (MLS) $140,000 TMLS
• 2022-03-17 Listed $145,999 LPRMLS
• 2022-03-17 Listed $145,999 TMLS
• 2022-01-24 Sold (Public Records) $100,000 Public Records
• 2022-01-24 Sold (MLS) $100,000 LPRMLS
• 2021-10-14 Listed $116,500 LPRMLS
• 1989-03-29 Sold (Public Records) $30,000 Public Records
• 1984-04-01 Sold (Public Records) $25,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,250 · +51.2% YoY. Source: county tax records.