826 Rembrandt Dr · Fayetteville, NC 28314

$124,900

2 bd · 1.5 ba · 658 sqft · Land · 109 Days on market

Built 1970 7,405 sqft lot

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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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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

Cozy 2-bedroom home situated on a corner lot! The primary suite features a convenient half bath and a walk-in closet. The living room flows seamlessly into the kitchen and dining room combo, creating a comfortable and functional living space. The home also includes a full bath and a washer and dryer for added convenience. Outside, enjoy the added storage and versatility of a large outdoor shed. A great opportunity for a starter home, downsizing, or investment!

Key facts

• Walk-in closet
• Primary suite
• Outdoor shed

Tags

• CORNER LOT
• PRIMARY SUITE
• WALK-IN CLOSET
• OUTDOOR SHED

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Mobile home; Residential property; Corner lot; Cleared, level topography; Subdivision: SUNSET PK; GPS-friendly directions
• Construction: Metal siding
• Exterior features: Storage; Porch with front porch

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 3 rooms (bedrooms/other rooms combined)
• Flooring: Laminate; Vinyl; Carpet
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump; Ceiling fan(s); Electric cooling
• Interior features: Ceiling fans; Eat-in kitchen; Walk-in closet(s); Crawl space
• Laundry & utility: Washer hookup in unit; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath land listed at $125k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $114k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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: E E Miller Elementary (math 28% / reading 43%, grade F, #817 of 1,410 statewide, top 58%, 625 students, 100% FRL); 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 90% FRL vs 55% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 435 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,659 (9.0% below list)

Questions for the listing agent

1. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 1.11% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.27%
• DSCR: 1.50
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $786
• Equity at exit: $18,623

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $28,078
• Equity at exit: $10,799

Cash invested: $34,972 (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 28314

• Home prices YoY: -15.7%
• Rents YoY: 3.1%
• Active inventory: 435
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$56 /mo · $677/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $328

Break-even live

Break-even rent $966

Max offer price $124,900

Occupancy floor 71%

Sensitivity live

Price	-10% $399	-5% $364	+0% $328	+5% $293	+10% $258
Rent	-10% $219	-5% $274	+0% $328	+5% $383	+10% $438
Rate	-1.0pp $391	-0.5pp $360	base $328	+0.5pp $296	+1.0pp $263

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
581 Abbotts Landing Dr Fayetteville, NC	1.0–3.0	1.0–2.0	918	$1,370	$1.49	15d	6	0.70mi
7903 Cliffdale Rd Fayetteville, NC	1.0–2.0	1.0–2.0	900	$1,350	$1.50	15d	2	1.10mi

Listing history 35 events

1. 2026-06-21
   days on market $124,900 Active 109 DOM
2. 2026-06-18
   days on market $124,900 Active 106 DOM
3. 2026-06-17
   days on market $124,900 Active 105 DOM
4. 2026-06-16
   days on market $124,900 Active 104 DOM
5. 2026-06-15
   days on market $124,900 Active 103 DOM
6. 2026-06-14
   days on market $124,900 Active 101 DOM
7. 2026-06-13
   days on market $124,900 Active 100 DOM
8. 2026-06-10
   days on market $124,900 Active 98 DOM
9. 2026-06-09
   days on market $124,900 Active 97 DOM
10. 2026-06-08
    days on market $124,900 Active 96 DOM
11. 2026-06-07
    days on market $124,900 Active 95 DOM
12. 2026-06-03
    days on market $124,900 Active 91 DOM
13. 2026-06-02
    days on market $124,900 Active 90 DOM
14. 2026-06-01
    days on market $124,900 Active 89 DOM
15. 2026-05-31
    days on market $124,900 Active 88 DOM
16. 2026-05-30
    days on market $124,900 Active 87 DOM
17. 2026-04-10
    price $124,900
18. 2026-03-31
    historical $875
19. 2026-03-23
    price $129,900
20. 2026-03-04
    listed $135,000 Active
21. 2025-12-10
    listed $875
22. 2025-12-10
    historical $875
23. 2025-11-14
    listed $875
24. 2025-04-04
    historical $875
25. 2025-02-26
    historical $875
26. 2025-01-31
    listed $875
27. 2024-11-07
    listed $895
28. 2024-11-07
    historical $895
29. 2024-11-07
    listed $895
30. 2024-11-07
    historical $895
31. 2024-11-02
    listed $895
32. 2024-03-20
    soldstatus $195,000
33. 2021-06-30
    soldstatus $125,000
34. 2021-02-05
    soldstatus $75,000
35. 2008-01-31
    soldstatus $100,000

ⓘ 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: $677 · $56/mo
• Projected year-2 tax: $1,024 · $85/mo
• Expected delta: +$347/yr (+$29/mo · 51.2%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $16,585
• − Mortgage interest: −$6,996
• − Property taxes: −$677
• − Insurance: −$624
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$3,633
• Taxable income: $1,999
• Est. tax owed @ 24.0%: −$480
• After-tax cash flow: $3,460/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): 55,834
• Household income: $62,249
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2511.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 49% White 25% Hispanic / Latino 16% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6% Dominican 1%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 10% Korean 1% Other Asian/Pacific 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: ▼ -43.20%
• Current HPI: 231.873
• Rent YoY: ▲ 3.11%
• 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

+24.9% since first listed

19 events — show timeline

• 2026-04-10 Price Changed $124,900 LPRMLS
• 2026-03-31 Rental Removed $875 TMLS
• 2026-03-23 Price Changed $129,900 LPRMLS
• 2026-03-04 Listed $135,000 LPRMLS
• 2025-12-10 Listed for Rent $875 TMLS
• 2025-12-10 Rental Removed $875 LPRMLS
• 2025-11-14 Listed for Rent $875 LPRMLS
• 2025-04-04 Rental Removed $875 APPFOLIO
• 2025-02-26 Rental Removed $875 TMLS
• 2025-01-31 Listed for Rent $875 APPFOLIO
• 2024-11-07 Listed for Rent $895 TMLS
• 2024-11-07 Rental Removed $895 LPRMLS
• 2024-11-07 Listed for Rent $895 LPRMLS
• 2024-11-07 Rental Removed $895 APPFOLIO
• 2024-11-02 Listed for Rent $895 APPFOLIO
• 2024-03-20 Sold (Public Records) $195,000 Public Records
• 2021-06-30 Sold (Public Records) $125,000 Public Records
• 2021-02-05 Sold (Public Records) $75,000 Public Records
• 2008-01-31 Sold (Public Records) $100,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $677 · +5.9% YoY. Source: county tax records.