4487 Ruby Rd · Fayetteville, NC 28311

$185,000

3 bd · 2.0 ba · 1,282 sqft · SingleFamily public records · 205 Days on market

Built 1982 Est $217k · 15% under

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Why this score? — see what drove the D+ 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 +14.1/15.0
• Cash flow +13.4/30.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

-3 bedroom 2 bath in a family neighborhood. All this house needs is a little TLC

Key facts

• Fenced yard
• Covered carport
• Parking

Tags

• FENCED YARD
• COVERED CARPORT

Property features AI

Finance

• Other: Directions available

Exterior

• Parking: Attached carport; 1 covered parking space; 1 carport space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Subdivision: TIFFANY PIN; Zoned SF10 (Single Family Res 10)
• Construction: Brick veneer construction
• Exterior features: Fenced yard

Interior

• Kitchen: Electric Range; Range Hood
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Central electric air conditioning
• Interior features: Eat-in kitchen; 6 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $4 ($49/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 (17.0% below list).
• Recommended offer: $154k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: schools C-, 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.
• Market conditions: Rents rising (+2.8%/yr); 360 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 205 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago 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 $41k; list at $185k implies a 354% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,505 (17.0% below list)

Questions for the listing agent

1. It's been on market 205 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $216,658
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1530 Argon Ave	0.08mi	3/2.0	1,259 (-2%)	4mo	$213,800	$170	90
328 Cadmium Ct	0.29mi	3/2.0	1,262 (-2%)	5mo	$215,000	$170	80
4414 Cameo Ct	0.35mi	3/2.0	1,244 (-3%)	4mo	$212,000	$170	76
758 Amber Dr	0.15mi	3/1.5	1,195 (-7%)	6mo	$150,000	$126	75
4379 Spinel Dr	0.43mi	3/2.0	1,274 (-1%)	10mo	$200,000	$157	71
806 Opal Ct	0.44mi	3/2.0	1,246 (-3%)	6mo	$204,000	$164	70
1526 Argon Ave	0.09mi	3/2.0	1,116 (-13%)	9mo	$189,000	$169	67
864 Durwood Dr	0.51mi	3/2.0	1,370 (+7%)	1mo	$105,000	$77	64
319 Nugget Ct	0.33mi	3/1.5	1,132 (-12%)	2mo	$195,000	$172	61
780 Joefield Dr	0.70mi	3/2.0	1,405 (+10%)	2mo	$228,000	$162	50
4414 Moonstone Ct	0.47mi	4/2.0 (+1)	1,459 (+14%)	7mo	$205,000	$141	44
725 Mosswood Ln	0.70mi	3/2.0	1,105 (-14%)	2mo	$210,000	$190	43

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -16.4%
• Equity multiple: 0.42×
• Total profit: $-30,015
• Equity at exit: $27,584

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-27,017
• Equity at exit: $15,995

Cash invested: $51,800 (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 28311

• Home prices YoY: -18.4%
• Rents YoY: 2.8%
• Active inventory: 360
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,535 high
• Mortgage (P&I): −$970
• Tax from tax record: −$161 /mo · $1,936/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $4

Break-even live

Break-even rent $1,530

Max offer price $185,000

Occupancy floor 95%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 Nugget Ct Fayetteville, NC	4.0	2.0	1425	$1,650	$1.16	13d	1	0.31mi
4310 Coolidge St Fayetteville, NC	3.0	1.5	1212	$1,250	$1.03	13d	1	0.75mi
909 Southview Cir Unit B Fayetteville, NC	2.0	1.5	923	$945	$1.02	23d	1	0.83mi
4736 Rosehill Rd Fayetteville, NC	3.0	2.0	1000	$1,240	$1.24	23d	1	0.83mi
1003 Madiera Ct Fayetteville, NC	2.0	2.0	950	$1,275	$1.34	23d	1	0.86mi
4206 S Dowfield Dr Fayetteville, NC	2.0	1.0	900	$895	$0.99	23d	1	0.90mi
790 Arthington St Fayetteville, NC	2.0	2.5	1000	$1,350	$1.35	23d	1	0.98mi
2523 Mulranny Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,589	$1.43	13d	9	1.04mi
515 Carteret Pl Fayetteville, NC	3.0	2.0	1554	$1,800	$1.16	23d	1	1.05mi
5327 Chesapeake Rd Fayetteville, NC	3.0	2.0	1400	$1,600	$1.14	13d	1	1.07mi
927 Fiske Dr Fayetteville, NC	3.0	1.0	926	$1,200	$1.30	23d	1	1.07mi
3963 Loufield Dr Fayetteville, NC	3.0	2.0	1446	$1,500	$1.04	23d	1	1.08mi
5523 Livingston Dr Fayetteville, NC	4.0	1.5	1305	$1,600	$1.23	23d	1	1.10mi
452 Clover Hill Pl Fayetteville, NC	3.0	2.0	1701	$1,700	$1.00	13d	1	1.14mi
2500 McArthur Landing Cir Fayetteville, NC	2.0–3.0	2.0	1226	$1,420	$1.16	13d	13	1.22mi
2641 McArthur Landing Cir Fayetteville, NC	3.0	2.0	1450	$1,400	$0.97	21d	1	1.23mi
2641 McArthur Landing Cir Fayetteville, NC	3.0	2.0	1450	$1,500	$1.03	23d	1	1.23mi
2641 McArthur Landing Cir #102 Fayetteville, NC	3.0	2.0	1400	$1,375	$0.98	23d	1	1.23mi
3517 Gowan Ln Fayetteville, NC	3.0	2.5	1792	$1,750	$0.98	23d	1	1.33mi
3613 Pine Lake Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1116	$1,645	$1.47	13d	31	1.36mi
3519 Rolls Ave Fayetteville, NC	3.0	2.0	1625	$1,700	$1.05	13d	1	1.40mi
4016 Bankside Dr Fayetteville, NC	3.0	2.5	1846	$1,800	$0.98	13d	1	1.46mi
475 Albemarle Dr Fayetteville, NC	3.0	2.0	1606	$1,650	$1.03	13d	1	1.46mi

Listing history 6 events

1. 2026-05-30
   days on market $185,000 Active 205 DOM
2. 2026-01-26
   price $185,000
3. 2025-11-06
   listed $189,000 Active
4. 2018-12-10
   soldstatus $40,750 80-char remark

   Show marketing remark (80 chars)

   -3 bedroom 2 bath in a family neighborhood. All this house needs is a little TLC

5. 2018-10-15
   listed $37,800 80-char remark

   Show marketing remark (80 chars)

   -3 bedroom 2 bath in a family neighborhood. All this house needs is a little TLC

6. 1985-10-01
   soldstatus $50,100

ⓘ 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: $1,936 · $161/mo
• Projected year-2 tax: $1,936 · $161/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $18,421
• − Mortgage interest: −$10,363
• − Property taxes: −$1,936
• − Insurance: −$925
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$5,382
• Taxable loss: −$3,133
• Est. tax savings @ 24.0%: +$752
• After-tax cash flow: $801/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): 36,629
• Household income: $62,170
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 1645.0

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 42% White 38% Hispanic / Latino 9% Two or more races 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 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: ▼ -45.88%
• Current HPI: 203.0731
• Rent YoY: ▲ 2.82%
• 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

+269.3% since first listed

5 events — show timeline

• 2026-01-26 Price Changed $185,000 LPRMLS
• 2025-11-06 Listed $189,000 LPRMLS
• 2018-12-10 Sold (MLS) $40,750 LPRMLS
• 2018-10-15 Listed $37,800 LPRMLS
• 1985-10-01 Sold (Public Records) $50,100 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,936 · +32.1% YoY. Source: county tax records.