1128 Southwood Dr #7 · Fayetteville, NC 28304

$79,900

1 bd · 1.0 ba · 639 sqft · Condo public records · 144 Days on market

Built 1985 $150/mo HOA · 16% of rent

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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 +17.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• DSCR +5.6/10.0
• 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

Discover this charming and cozy unit at Southwood Condominiums, offering perfect potential for investors, first-time homeowners, or those downsizing. This condo offers simple living with all the essentials. Located in the Seventy-First/Cliffdale area, it's about 10 miles west of downtown Fayetteville, ideal for commuters. Don't miss out on this great opportunity. Schedule your showing today!

Key facts

• Fully renovated
• New flooring
• New cabinetry

Tags

• FULLY RENOVATED
• NEW FLOORING
• FRESH INTERIOR PAINT
• NEW CABINETRY
• UPDATED LIGHTING
• BRAND-NEW APPLIANCES

Property features AI

Finance

• HOA & community: Homeowners association with a $150 monthly fee; HOA fee includes grounds maintenance; Community has street lights; Subdivision: SOUTHWOOD CONDOS

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential condominium
• Construction: Asphalt and vinyl siding exterior
• Exterior features: Balcony; Cleared lot; Located on a cul-de-sac

Interior

• Kitchen: Refrigerator; Dishwasher; Electric cooktop; Electric oven; Microwave; Stainless steel appliances
• Bedrooms: Total of 4 rooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fans
• Interior features: Breakfast bar; Ceiling fans; Eat-in kitchen; Storage; See remarks
• Laundry & utility: Washer hookup in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $80k.

Deal economics

• At list price, monthly cash flow is $66 ($796/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($931 rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: 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); 308 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; list at $80k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 7.29%
• Cash-on-cash: 3.56%
• DSCR: 1.16
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.17% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-8,474
• Equity at exit: $11,913

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-929
• Equity at exit: $6,908

Cash invested: $22,372 (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: 7.2×

Monthly cashflow live

• Estimated rent: $931 high
• Mortgage (P&I): −$419
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$33
• HOA: −$150
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $66

Break-even live

Break-even rent $847

Max offer price $79,900

Occupancy floor 88%

Sensitivity live

Price	-10% $112	-5% $89	+0% $66	+5% $44	+10% $21
Rent	-10% $-7	-5% $30	+0% $66	+5% $103	+10% $140
Rate	-1.0pp $107	-0.5pp $87	base $66	+0.5pp $46	+1.0pp $25

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1122 Southwood Dr #4 Fayetteville, NC	1.0	1.0	641	$875	$1.37	24d	1	0.01mi
1122 Southwood Dr #3 Fayetteville, NC	1.0	1.0	641	$900	$1.40	24d	1	0.01mi
6400 Starbrook Dr #7 Fayetteville, NC	1.0	1.0	641	$900	$1.40	15d	1	0.08mi
6403 Starbrook Dr #7 Fayetteville, NC	1.0	1.0	641	$900	$1.40	24d	1	0.10mi
6421 Applecross Ave Fayetteville, NC	1.0	1.0	621	$749	$1.21	24d	1	0.18mi
6320 Marykirk Dr Unit C Fayetteville, NC	1.0	1.0	710	$875	$1.23	24d	1	0.50mi
1425 Tangora Ln Unit 1427 Fayetteville, NC	1.0	1.0	616	$750	$1.22	24d	1	1.15mi
1427 Tangora Ln Fayetteville, NC	1.0	1.0	616	$750	$1.22	24d	1	1.16mi
1775 Michelle Ct Fayetteville, NC	1.0	1.0	616	$899	$1.46	24d	1	1.21mi
1783 Roberta Ct Fayetteville, NC	1.0	1.0	550	$899	$1.63	24d	1	1.25mi
3500 Carlson Bay Ct Fayetteville, NC	1.0–3.0	1.0–2.0	850	$950	$1.12	15d	4	1.29mi
910 Greenleaf Dr Fayetteville, NC	1.0	1.0	650	$944	$1.45	15d	8	1.32mi
910 Greenleaf Dr Fayetteville, NC	1.0	1.0	650	$975	$1.50	24d	8	1.32mi
1916 Rayconda Rd Fayetteville, NC	1.0–3.0	1.0–2.0	989	$1,100	$1.11	24d	3	1.47mi

HOA detail condo

• Monthly dues: $150 · $1,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-21
   days on market $79,900 Active 144 DOM
2. 2026-06-18
   days on market $79,900 Active 141 DOM
3. 2026-06-17
   days on market $79,900 Active 140 DOM
4. 2026-06-16
   days on market $79,900 Active 139 DOM
5. 2026-06-15
   days on market $79,900 Active 138 DOM
6. 2026-06-14
   days on market $79,900 Active 136 DOM
7. 2026-06-13
   days on market $79,900 Active 135 DOM
8. 2026-06-10
   days on market $79,900 Active 133 DOM
9. 2026-06-09
   days on market $79,900 Active 132 DOM
10. 2026-06-08
    days on market $79,900 Active 131 DOM
11. 2026-06-07
    days on market $79,900 Active 130 DOM
12. 2026-06-03
    days on market $79,900 Active 126 DOM
13. 2026-06-02
    days on market $79,900 Active 125 DOM
14. 2026-06-01
    days on market $79,900 Active 124 DOM
15. 2026-05-31
    days on market $79,900 Active 123 DOM
16. 2026-05-30
    days on market $79,900 Active 122 DOM
17. 2026-01-28
    listed $79,900 Active
18. 2025-10-03
    soldstatus $50,000 Sold 394-char remark

    Show marketing remark (394 chars)

    Discover this charming and cozy unit at Southwood Condominiums, offering perfect potential for investors, first-time homeowners, or those downsizing. This condo offers simple living with all the essentials. Located in the Seventy-First/Cliffdale area, it's about 10 miles west of downtown Fayetteville, ideal for commuters. Don't miss out on this great opportunity. Schedule your showing today!

19. 2025-08-27
    status Pending 394-char remark

    Show marketing remark (394 chars)

    Discover this charming and cozy unit at Southwood Condominiums, offering perfect potential for investors, first-time homeowners, or those downsizing. This condo offers simple living with all the essentials. Located in the Seventy-First/Cliffdale area, it's about 10 miles west of downtown Fayetteville, ideal for commuters. Don't miss out on this great opportunity. Schedule your showing today!

20. 2025-08-14
    listed $50,000 Active 394-char remark

    Show marketing remark (394 chars)

    Discover this charming and cozy unit at Southwood Condominiums, offering perfect potential for investors, first-time homeowners, or those downsizing. This condo offers simple living with all the essentials. Located in the Seventy-First/Cliffdale area, it's about 10 miles west of downtown Fayetteville, ideal for commuters. Don't miss out on this great opportunity. Schedule your showing today!

21. 2019-07-23
    soldstatus $60,000

ⓘ 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: $804 · $67/mo
• Projected year-2 tax: $804 · $67/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 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: $11,174
• − Mortgage interest: −$4,476
• − Property taxes: −$804
• − Insurance: −$400
• − Repairs & maintenance: −$894
• − Management: −$894
• − HOA: −$1,800
• − Depreciation: −$2,324
• Taxable loss: −$417
• Est. tax savings @ 24.0%: +$100
• After-tax cash flow: $897/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

+33.2% since first listed

5 events — show timeline

• 2026-01-28 Listed $79,900 LPRMLS
• 2025-10-03 Sold (MLS) $50,000 TMLS
• 2025-08-27 Pending — TMLS
• 2025-08-14 Listed $50,000 TMLS
• 2019-07-23 Sold (Public Records) $60,000 Public Records

Property tax history

+6.7%/yr

Latest (2019): $804 · +0.0% YoY. Source: county tax records.