6776 Willowbrook Dr #1 · Fayetteville, NC 28314

$65,000

2 bd · 2.0 ba · 1,068 sqft · SingleFamily · 381 Days on market

Built 1986 $243/mo HOA · 21% of rent

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Why this score? — see what drove the B- 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 +29.7/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

PRICE REDUCTION! Great price for a nice condo in Stewart's Creek. This condo features two bedrooms, and two full bathroom that was renovated in the Summer of 2022 with all new LVP flooring, laminate counters, cabinets in the kitchen, tile backsplashes, and stainless-steel appliances. Both bathrooms also received new flooring, new vanities, and new fixtures. Seller is offering this condo "AS IS", seller will not be doing any additional repairs. Seller will not provide any buyer concessions and seller will not entertain Seller Financing. Listing Agent represents the Seller exclusively. Call your Buyer's Agent for scheduling a showing and write an offer! Seller is a licensed Real E

Key facts

• Renovated
• Tile backsplashes
• New lvp flooring

Tags

• RENOVATED
• NEW LVP FLOORING
• LAMINATE COUNTERS
• CABINETS IN THE KITCHEN
• TILE BACKSPLASHES
• STAINLESS-STEEL APPLIANCES

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $243.21; Association fee includes grounds maintenance; Community pool; Street lights; Subdivision: STEWARTS CK

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential condominium; Frame construction with wood siding
• Construction: Frame construction; Wood siding
• Exterior features: Patio

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range; Disposal; Microwave; Stainless steel appliances
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Forced air; Heat pump; Central electric air conditioning
• Interior features: Laminate counters; Factory-built fireplace (1)
• Laundry & utility: Washer hookup in unit

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: Westover Middle (math 20% / reading 30%, grade F, #396 of 475 statewide, top 84%, 784 students, 100% FRL); Westover High (math 42% / reading 39%, grade F, #387 of 535 statewide, top 73%, 1,202 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 435 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); 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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $18k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 381 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask is 6400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 21% of rent.
• Climate carrying-cost: severe flood risk; major wind risk, 73% 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 381 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 1.81% ✓
• Cap rate: 10.65%
• Cash-on-cash: 15.54%
• DSCR: 1.69
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $168,744
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6785 Winchester St	0.49mi	3/2.0 (+1)	1,087 (+2%)	3mo	$182,000	$167	67
6710 Winchester St	0.48mi	3/2.0 (+1)	1,078 (+1%)	8mo	$170,000	$158	64
921 Glen Reilly Dr	0.54mi	3/2.0 (+1)	1,095 (+2%)	2mo	$115,000	$105	64
937 Glen Reilly Dr	0.52mi	3/2.0 (+1)	1,100 (+3%)	4mo	$210,000	$191	62
147 Brocton Dr	0.72mi	3/1.5 (+1)	1,066 (-0%)	2mo	$149,000	$140	58
6766 Winchester St	0.53mi	3/2.0 (+1)	1,135 (+6%)	4mo	$199,999	$176	57
6502 Somerset Ct	0.42mi	3/2.0 (+1)	1,148 (+8%)	8mo	$205,000	$179	56
6522 Cissna Dr	0.75mi	3/2.0 (+1)	1,066 (-0%)	8mo	$145,000	$136	54
1001 Glen Reilly Dr	0.47mi	3/2.0 (+1)	1,173 (+10%)	8mo	$145,000	$124	50
306 Desmond Dr	0.64mi	3/1.0 (+1)	1,008 (-6%)	5mo	$136,000	$135	48
100 Lewiston Ct	0.53mi	3/2.0 (+1)	1,206 (+13%)	5mo	$170,000	$141	44
251 Shads Ford Blvd	0.66mi	3/1.5 (+1)	1,147 (+7%)	8mo	$185,000	$161	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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $588
• Equity at exit: $9,692

10-year hold

• IRR: 10.9%
• Equity multiple: 1.87×
• Total profit: $15,775
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,175 high
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$243
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $169

Break-even live

Break-even rent $960

Max offer price $65,000

Occupancy floor 81%

Sensitivity live

Price	-10% $214	-5% $192	+0% $169	+5% $147	+10% $124
Rent	-10% $76	-5% $123	+0% $169	+5% $216	+10% $262
Rate	-1.0pp $202	-0.5pp $186	base $169	+0.5pp $152	+1.0pp $135

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6792 Willowbrook Dr Fayetteville, NC	1.0	1.0	900	$795	$0.88	15d	1	0.05mi
6792 Willowbrook Dr #16 Fayetteville, NC	1.0	1.0	800	$795	$0.99	24d	1	0.05mi
1000 Wood Creek Dr #9 Fayetteville, NC	2.0	2.0	1100	$1,175	$1.07	24d	1	0.09mi
942 Stewarts Creek Dr #8 Fayetteville, NC	2.0	2.0	1020	$1,055	$1.03	24d	1	0.09mi
942 Stewarts Creek Dr #9 Fayetteville, NC	3.0	2.0	1250	$1,250	$1.00	24d	1	0.09mi
1018 Wood Creek Dr #9 Fayetteville, NC	3.0	2.0	1101	$1,195	$1.09	24d	1	0.09mi
6804 Willowbrook Dr Fayetteville, NC	1.0	1.0	800	$890	$1.11	24d	1	0.09mi
6809 Willowbrook Dr Fayetteville, NC	2.0	2.0	1050	$990	$0.94	24d	1	0.11mi
1022 Brookhollow Dr #5 Fayetteville, NC	2.0	2.0	1086	$1,050	$0.97	24d	1	0.12mi
6748 Willowbrook Dr #9 Fayetteville, NC	2.0	2.0	1157	$1,100	$0.95	24d	1	0.14mi
1014 Brookhollow Dr Fayetteville, NC	2.0	2.0	1050	$1,000	$0.95	15d	1	0.17mi
6720 Willowbrook Dr #5 Fayetteville, NC	2.0	2.0	1200	$1,150	$0.96	15d	1	0.24mi
1002 Brookhollow Dr #5 Fayetteville, NC	3.0	2.0	1311	$1,290	$0.98	22d	1	0.25mi
1001 Brookhollow Dr #4 Fayetteville, NC	3.0	2.0	1311	$1,550	$1.18	24d	1	0.29mi
244 Wickford Ct Unit 6 Fayetteville, NC	2.0	1.5	1141	$995	$0.87	24d	1	0.37mi
6855 Shawcross Ln Fayetteville, NC	3.0	2.0	1100	$1,495	$1.36	24d	1	0.37mi
6848 Torrance Ln Fayetteville, NC	3.0	2.5	1290	$3,295	$2.55	15d	1	0.39mi
205 Brookford Ct Fayetteville, NC	3.0	2.0	1196	$1,640	$1.37	24d	1	0.46mi
6734 Winchester St Fayetteville, NC	3.0	2.0	1068	$3,195	$2.99	15d	1	0.51mi
916 Glen Reilly Dr Fayetteville, NC	3.0	2.0	1071	$1,400	$1.31	24d	1	0.56mi
605 S Reilly Rd Fayetteville, NC	1.0–3.0	1.0–2.0	992	$1,110	$1.12	15d	1	0.72mi
6521 Cissna Dr Fayetteville, NC	3.0	2.0	1456	$1,375	$0.94	15d	1	0.75mi
621 Marshtree Ln #305 Fayetteville, NC	2.0	2.0	1140	$1,500	$1.32	24d	1	0.78mi
6510 Cissna Dr Fayetteville, NC	3.0	1.5	1100	$1,095	$1.00	15d	1	0.79mi
6445 Independence Pl Dr Fayetteville, NC	1.0–3.0	1.0–3.0	1106	$1,529	$1.38	15d	18	0.81mi
625 Marshtree Ln Fayetteville, NC	2.0–3.0	2.0	1170	$1,200	$1.03	15d	2	0.82mi
6535 Jefferey Dr Fayetteville, NC	1.0	1.0	700	$905	$1.29	15d	3	0.87mi
338 Milburn Dr Fayetteville, NC	3.0	1.5	1128	$1,550	$1.37	24d	1	0.88mi
6407 Wallaby Ct Fayetteville, NC	2.0	1.5	1100	$1,200	$1.09	15d	1	0.90mi
111 Grande Oaks Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1205	$1,412	$1.17	15d	46	0.96mi
307 Family Lodge Dr Unit 5 Fayetteville, NC	2.0	2.5	1200	$1,100	$0.92	15d	1	1.02mi
278 Crabapple Cir #57 Fayetteville, NC	2.0	1.0	796	$990	$1.24	24d	1	1.05mi
540 Auburndale Ln Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	15d	1	1.05mi
6793 Candlewood Dr Fayetteville, NC	3.0	2.0	1240	$1,475	$1.19	15d	1	1.05mi
7252 Ainsley St Fayetteville, NC	3.0	1.0	1265	$1,299	$1.03	24d	1	1.09mi
7639 Fletcher Ave Fayetteville, NC	3.0	2.0	1300	$1,400	$1.08	24d	1	1.16mi
567 Cutchen Ln Fayetteville, NC	1.0–3.0	1.0–2.0	975	$1,175	$1.20	15d	61	1.20mi
7526 Bridgeman Dr Fayetteville, NC	3.0	2.0	1300	$1,450	$1.12	24d	1	1.21mi
202 Bertram Pl Fayetteville, NC	3.0	2.0	1175	$1,300	$1.11	15d	1	1.22mi
495 Stiles Pl Fayetteville, NC	3.0	2.0	1300	$1,250	$0.96	15d	1	1.28mi

HOA detail

• Monthly dues: $243 · $2,916/yr

Listing history 27 events

1. 2026-06-17
   status $65,000 Pending 381 DOM
2. 2026-06-17
   days on market $65,000 Active 381 DOM
3. 2026-06-16
   days on market $65,000 Active 380 DOM
4. 2026-06-15
   days on market $65,000 Active 379 DOM
5. 2026-06-14
   days on market $65,000 Active 377 DOM
6. 2026-06-13
   days on market $65,000 Active 376 DOM
7. 2026-06-10
   pricedays on market $65,000 Active 374 DOM
8. 2026-06-09
   days on market $70,000 Active 373 DOM
9. 2026-06-08
   days on market $70,000 Active 372 DOM
10. 2026-06-07
    days on market $70,000 Active 371 DOM
11. 2026-06-03
    days on market $70,000 Active 367 DOM
12. 2026-06-02
    days on market $70,000 Active 366 DOM
13. 2026-06-01
    days on market $70,000 Active 365 DOM
14. 2026-05-31
    days on market $70,000 Active 364 DOM
15. 2026-05-30
    pricedays on market $70,000 Active 363 DOM
16. 2026-05-22
    price $75,000
17. 2026-04-01
    listed $1,000
18. 2025-12-16
    price $79,000
19. 2025-12-02
    price $83,000
20. 2025-11-17
    status Active
21. 2025-10-17
    status Pending
22. 2025-08-04
    price $89,900
23. 2025-05-01
    listed $102,000 Active
24. 2025-03-17
    price $102,000
25. 2024-11-22
    listed $112,900 Active
26. 2024-11-19
    historical
27. 2022-08-12
    price $1,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% 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 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: $14,095
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − HOA: −$2,916
• − Depreciation: −$1,891
• Taxable income: $1,295
• Est. tax owed @ 24.0%: −$311
• After-tax cash flow: $1,721/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

+7400.0% since first listed

12 events — show timeline

• 2026-05-22 Price Changed $75,000 LPRMLS
• 2026-04-01 Listed for Rent $1,000 TMLS
• 2025-12-16 Price Changed $79,000 LPRMLS
• 2025-12-02 Price Changed $83,000 LPRMLS
• 2025-11-17 Relisted — LPRMLS
• 2025-10-17 Pending — LPRMLS
• 2025-08-04 Price Changed $89,900 LPRMLS
• 2025-05-01 Listed $102,000 LPRMLS
• 2025-03-17 Price Changed $102,000 LPRMLS
• 2024-11-22 Listed $112,900 LPRMLS
• 2024-11-19 Coming Soon — LPRMLS
• 2022-08-12 Price Changed $1,000 RENT.