1113 Branson St · Fayetteville, NC 28305

$149,000

2 bd · 1.0 ba · 1,214 sqft · SingleFamily public records · 93 Days on market

Built 1937 6,098 sqft lot Est $219k · 32% 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 +14.4/30.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a great property with a tenant or month-to-month 2 bedrooms, 1 bath. 900 per month would be willing to stay, metal roof and 2017, hardwood floors, house is in good working order, aluminum siding. Showings only available during the week 430 to 6 or on the weekends. As is property no repairs to be made.

Key facts

• 6,098 sq ft lot
• Built 1937
• Listed 93 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Interior lot; Cleared, level topography
• Construction: Aluminum siding; Crawl space foundation
• Exterior features: Front covered porch; Porch

Interior

• Kitchen: Laminate counters
• Bedrooms: Total rooms: 5
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s); Central air
• Interior features: Ceiling fans; Crown molding; Laminate countertops

🏷️ Possibly a rental listed for sale. The $149,000 price doesn't fit this home's estimated sale value (~$218,520) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $31 ($375/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 $129k (13.6% below list).
• Recommended offer: $129k (13.6% 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: Vanstory Hills Elementary (math 46% / reading 50%, grade D, #477 of 1,410 statewide, top 35%, 469 students, 99% FRL); R Max Abbott Middle (math 31% / reading 45%, grade F, #251 of 475 statewide, top 54%, 759 students, 99% FRL); Terry Sanford High (math 49% / reading 52%, grade D+, #306 of 535 statewide, top 57%, 1,224 students, 59% FRL) — zoned schools average 86% FRL vs 55% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+4.0%/yr); 104 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $25k; list at $149k implies a 496% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $128,783 (13.6% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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: 0.86% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $218,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Highland Ave	0.05mi	3/1.0 (+1)	1,232 (+2%)	2mo	$68,500	$56	89
320 Valley Rd	0.19mi	3/2.5 (+1)	1,162 (-4%)	4mo	$323,000	$278	69
1117 Turnpike Rd	0.20mi	3/2.0 (+1)	1,260 (+4%)	8mo	$200,000	$159	69
1420 Summitt Ave	0.64mi	3/1.5 (+1)	1,238 (+2%)	5mo	$222,000	$179	56
432 Rollingwood Cir	0.70mi	2/1.0	1,247 (+3%)	9mo	$220,000	$176	56
1003 Branson St	0.15mi	3/1.5 (+1)	1,047 (-14%)	12mo	$209,900	$200	53
408 Rollingwood Cir	0.67mi	2/2.0	1,251 (+3%)	21mo	$250,000	$200	42
737 Italy St	0.42mi	3/1.5 (+1)	1,100 (-9%)	19mo	$120,000	$109	42
414 Park Ave	0.67mi	3/1.5 (+1)	1,106 (-9%)	6mo	$200,000	$181	42
447 Rollingwood Cir	0.65mi	2/1.0	1,314 (+8%)	20mo	$236,000	$180	39
704 Ellis St	0.49mi	3/2.0 (+1)	1,356 (+12%)	18mo	$234,900	$173	34
201 Woodside Ave	0.53mi	3/3.0 (+1)	1,059 (-13%)	11mo	$245,000	$231	32

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 · 3.95% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.50×
• Total profit: $-20,921
• Equity at exit: $22,216

10-year hold

• IRR: -3.6%
• Equity multiple: 0.75×
• Total profit: $-10,489
• Equity at exit: $12,883

Cash invested: $41,720 (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 28305

• Home prices YoY: -28.4%
• Rents YoY: 4.0%
• Active inventory: 104
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,288 high
• Mortgage (P&I): −$781
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $31

Break-even live

Break-even rent $1,248

Max offer price $149,000

Occupancy floor 93%

Sensitivity live

Price	-10% $116	-5% $73	+0% $31	+5% $-11	+10% $-53
Rent	-10% $-71	-5% $-20	+0% $31	+5% $82	+10% $133
Rate	-1.0pp $106	-0.5pp $69	base $31	+0.5pp $-7	+1.0pp $-47

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1106 Clark St Unit A Fayetteville, NC	2.0	1.0	825	$975	$1.18	25d	1	0.09mi
322 Valley Rd Fayetteville, NC	3.0	2.0	1328	$1,650	$1.24	15d	1	0.24mi
1406 Raeford Rd Fayetteville, NC	2.0	2.0	1176	$1,650	$1.40	15d	1	0.26mi
1100 Clarendon St #402 Fayetteville, NC	2.0	2.0	1073	$1,400	$1.30	23d	1	0.34mi
421 Cityview Ln Fayetteville, NC	2.0	2.5	1050	$1,700	$1.62	25d	1	0.34mi
452 Cityview Ln Fayetteville, NC	2.0	2.5	1088	$1,200	$1.10	25d	1	0.35mi
807 Branson St #2 Fayetteville, NC	3.0	2.0	1304	$1,350	$1.04	25d	1	0.35mi
314 Bradford Ave Fayetteville, NC	3.0	2.0	1000	$1,380	$1.38	25d	1	0.36mi
100 Bradford Ave Unit 4 Fayetteville, NC	1.0	1.0	890	$790	$0.89	25d	1	0.41mi
1108 Norwood St Unit A Fayetteville, NC	2.0	1.0	856	$1,025	$1.20	25d	1	0.44mi
718 Dwain Dr Fayetteville, NC	3.0	1.0	962	$1,250	$1.30	25d	1	0.45mi
1021 W Rowan St Unit H Fayetteville, NC	2.0	1.5	930	$850	$0.91	25d	1	0.54mi
1107 W Rowan St Unit 1111-3 Fayetteville, NC	1.0	1.0	700	$850	$1.21	25d	1	0.56mi
1507 Westlawn Ave Fayetteville, NC	2.0	2.0	1386	$1,500	$1.08	25d	1	0.59mi
211 Ellington St Fayetteville, NC	2.0	1.5	1050	$1,395	$1.33	25d	1	0.59mi
501 Lambert St Fayetteville, NC	2.0	2.0	1200	$1,230	$1.02	15d	3	0.71mi
318 Fairwood Ct Fayetteville, NC	3.0	2.0	1126	$1,550	$1.38	25d	1	0.79mi
620 Forest Rd Fayetteville, NC	2.0	1.0	1000	$975	$0.97	25d	2	0.83mi
1228 Woodland Dr Unit 1 Fayetteville, NC	2.0	2.0	1465	$1,595	$1.09	15d	1	0.86mi
118 N Virginia Ave Fayetteville, NC	1.0	1.0	800	$800	$1.00	25d	1	0.86mi
450 Hay St Fayetteville, NC	1.0–2.0	1.0–2.0	799	$1,745	$2.18	15d	3	0.90mi
217 N Virginia Ave Fayetteville, NC	1.0	1.0	800	$850	$1.06	25d	1	0.95mi
1918 Millan Dr Fayetteville, NC	2.0	1.0	720	$1,099	$1.53	25d	1	0.95mi
1918 Millan Dr Unit A Fayetteville, NC	1.0	1.0	720	$1,099	$1.53	25d	1	0.95mi
123 Pennmark Pl Fayetteville, NC	2.0	2.5	1380	$1,600	$1.16	15d	1	0.98mi
104 Brett Ct Fayetteville, NC	2.0	2.5	1210	$1,400	$1.16	23d	1	0.98mi
325 Hay St #306 Fayetteville, NC	1.0	1.0	882	$1,550	$1.76	25d	1	0.98mi
159 Maxwell St Unit 200 Fayetteville, NC	2.0	2.0	1000	$1,450	$1.45	25d	1	0.99mi
530 Pearl St Unit 1367379P Fayetteville, NC	3.0	2.0	1194	$3,577	$3.00	15d	1	1.08mi
129 Franklin St Fayetteville, NC	1.0	1.0	1100	$1,100	$1.00	15d	1	1.08mi
123 Anderson St Fayetteville, NC	2.0	2.0	1500	$1,800	$1.20	25d	1	1.10mi
536 Pearl St Fayetteville, NC	2.0	1.0	1101	$1,349	$1.23	15d	1	1.10mi
1319 Levy Dr Fayetteville, NC	3.0	2.0	1428	$1,700	$1.19	15d	1	1.11mi
469 McBain Dr Fayetteville, NC	2.0	1.0	858	$1,000	$1.17	25d	1	1.12mi
479 McBain Dr Fayetteville, NC	2.0	1.0	858	$1,200	$1.40	25d	1	1.13mi
1401 Briarcliff Dr Unit B Fayetteville, NC	1.0	1.0	1001	$875	$0.87	25d	1	1.17mi
1347 Levy Dr Fayetteville, NC	3.0	1.0	999	$1,000	$1.00	25d	1	1.17mi
230 Pinecrest Dr Fayetteville, NC	1.0	1.0	853	$995	$1.17	25d	1	1.18mi
600 Glenville Ave Fayetteville, NC	2.0	1.5	1105	$1,295	$1.17	15d	1	1.19mi
2209 Morganton Rd Fayetteville, NC	2.0	2.0	1163	$1,317	$1.13	15d	7	1.22mi

Listing history 18 events

1. 2026-06-21
   days on market $149,000 Active 93 DOM
2. 2026-06-18
   days on market $149,000 Active 90 DOM
3. 2026-06-17
   days on market $149,000 Active 89 DOM
4. 2026-06-16
   days on market $149,000 Active 88 DOM
5. 2026-06-15
   days on market $149,000 Active 87 DOM
6. 2026-06-14
   days on market $149,000 Active 85 DOM
7. 2026-06-13
   days on market $149,000 Active 84 DOM
8. 2026-06-10
   days on market $149,000 Active 82 DOM
9. 2026-06-09
   days on market $149,000 Active 81 DOM
10. 2026-06-08
    days on market $149,000 Active 80 DOM
11. 2026-06-07
    days on market $149,000 Active 79 DOM
12. 2026-06-03
    days on market $149,000 Active 75 DOM
13. 2026-06-02
    days on market $149,000 Active 74 DOM
14. 2026-06-01
    days on market $149,000 Active 73 DOM
15. 2026-05-31
    days on market $149,000 Active 72 DOM
16. 2026-05-30
    days on market $149,000 Active 71 DOM
17. 2026-03-20
    listed $149,000 Active
18. 2015-06-02
    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: $1,713 · $143/mo
• Projected year-2 tax: $1,713 · $143/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 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,454
• − Mortgage interest: −$8,346
• − Property taxes: −$1,713
• − Insurance: −$745
• − Repairs & maintenance: −$1,236
• − Management: −$1,236
• − Depreciation: −$4,335
• Taxable loss: −$2,157
• Est. tax savings @ 24.0%: +$518
• After-tax cash flow: $892/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): 5,710
• Household income: $78,148
• Rent vs Own: 43.0% rent · 57.0% own
• Severe rent burden: 344.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 19% Hispanic / Latino 9% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1% Dominican 2%
• Common ancestry: Slovak 5% Serbian 3% Italian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 7% Tagalog/Filipino 1% Other Indo-European 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: ▼ -90.32%
• Current HPI: 227.8969
• Rent YoY: ▲ 3.95%
• 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

+496.0% since first listed

2 events — show timeline

• 2026-03-20 Listed $149,000 LPRMLS
• 2015-06-02 Sold (Public Records) $25,000 Public Records

Property tax history

+8.7%/yr

Latest (2025): $1,713 · +93.9% YoY. Source: county tax records.