6350 Rockford Dr · Fayetteville, NC 28304

$170,000

3 bd · 2.0 ba · 1,125 sqft · SingleFamily public records · 84 Days on market

Built 1972 Est $180k · 6% under ↓ 6% since listing

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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).

• Cash flow +14.1/30.0
• ARV discount +10.0/15.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Motivated Sellers, price just reduced! NEW Flooring in Living Room and Hallway! Cute 3 bedroom home with recent updates to the kitchen, bathrooms and new flooring in the living room and hallway. Well cared for and ready for a new homeowner! Refrigerator, range and new dishwasher are included. Island in kitchen is included and can be moved. Newer hot water heater. Laundry area inside home. Carport with storage room. Cute front porch for those cool evenings. Located on a dead end street. Bring your buyers to see this cute home!

Key facts

• Recent updates
• Laundry area
• New flooring

Tags

• NEW FLOORING
• RECENT UPDATES
• ISLAND IN KITCHEN
• NEWER HOT WATER HEATER
• LAUNDRY AREA
• CARPORT WITH STORAGE ROOM

Property features AI

Exterior

• Parking: 1 covered parking space; Carport (1 space)
• Utilities: Public water; Sewer: holding tank and septic tank
• Home design: Single-family residence; Residential property; Zoning: SF10 (Single Family Res 10)
• Construction: Brick construction
• Exterior features: Level lot; Subdivision: ARRAN HILLS

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Heating: see remarks
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $24 ($286/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 $146k (13.8% below list).
• Recommended offer: $146k (13.8% 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: Brentwood Elementary (math 22% / reading 27%, grade F, #1,112 of 1,410 statewide, top 82%, 498 students, 99% 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 (+3.2%/yr); 308 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).
• This rent runs 30% of the median local income ($59k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $146,480 (13.8% below list)

Questions for the listing agent

1. It's been on market 84 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 1972 — 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. 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?
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 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: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $180,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6381 Rhemish Dr	0.18mi	3/2.0	1,123 (-0%)	3mo	$198,000	$176	88
1423 Furnish Dr	0.29mi	3/2.0	1,104 (-2%)	4mo	$205,000	$186	80
6324 Brussels Ct	0.13mi	3/2.0	1,186 (+5%)	7mo	$185,000	$156	79
6337 Rhemish Dr	0.14mi	3/2.0	1,235 (+10%)	0mo	$222,000	$180	77
1719 Merry Oaks Dr	0.20mi	3/1.5	1,073 (-5%)	6mo	$140,000	$130	76
6528 Rhemish Dr	0.39mi	3/2.0	1,166 (+4%)	2mo	$206,000	$177	74
6415 Rutherglen Dr	0.23mi	3/2.0	1,004 (-11%)	5mo	$222,000	$221	67
1715 Arrow Ridge Way	0.41mi	3/2.0	1,220 (+8%)	2mo	$141,000	$116	66
1782 Arrow Ridge Way	0.38mi	3/2.0	1,232 (+10%)	2mo	$190,000	$154	65
2007 Shiloh Dr	0.48mi	3/2.0	1,281 (+14%)	8mo	$180,000	$141	48
1941 Shiloh Dr	0.55mi	4/1.5 (+1)	1,250 (+11%)	2mo	$200,000	$160	47
1921 Shiloh Dr	0.70mi	3/2.0	1,264 (+12%)	5mo	$146,111	$116	42

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 · 3.17% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-25,781
• Equity at exit: $25,348

10-year hold

• IRR: -6.3%
• Equity multiple: 0.59×
• Total profit: $-19,474
• Equity at exit: $14,698

Cash invested: $47,600 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,465 high
• Mortgage (P&I): −$891
• Tax from tax record: −$171 /mo · $2,052/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $24

Break-even live

Break-even rent $1,435

Max offer price $170,000

Occupancy floor 93%

Sensitivity live

Price	-10% $120	-5% $72	+0% $24	+5% $-24	+10% $-72
Rent	-10% $-92	-5% $-34	+0% $24	+5% $82	+10% $140
Rate	-1.0pp $109	-0.5pp $67	base $24	+0.5pp $-20	+1.0pp $-65

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6338 Rhemish Dr Fayetteville, NC	3.0	2.0	1201	$1,500	$1.25	25d	1	0.16mi
3001 Stone Carriage Cir Fayetteville, NC	1.0–3.0	1.0–2.0	1098	$1,700	$1.55	15d	12	0.28mi
1411 Furnish Dr Fayetteville, NC	3.0	2.0	1100	$1,350	$1.23	25d	1	0.29mi
1508 Darvel Ave Fayetteville, NC	3.0	2.0	1269	$1,700	$1.34	25d	1	0.30mi
6408 Dunham Dr Fayetteville, NC	3.0	2.0	1400	$1,500	$1.07	15d	1	0.40mi
1715 Arrow Ridge Way Fayetteville, NC	3.0	2.0	1220	$1,550	$1.27	15d	1	0.41mi
1437 Artesian Ct Fayetteville, NC	2.0	1.5	850	$1,000	$1.18	15d	1	0.50mi
1879 Frankie Ave Fayetteville, NC	3.0	2.0	1100	$1,375	$1.25	25d	1	0.50mi
1701 Carter Baron Pl Unit 211 Fayetteville, NC	3.0	2.0	1295	$1,700	$1.31	25d	1	0.53mi
6333 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	1080	$1,075	$1.00	25d	1	0.57mi
6324 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	792	$900	$1.14	25d	1	0.60mi
6332 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	925	$1,150	$1.24	25d	1	0.61mi
1443 Larkhall Dr Fayetteville, NC	4.0	2.0	1382	$1,600	$1.16	25d	1	0.67mi
1800 Balmoral Dr Fayetteville, NC	2.0	2.0	1328	$1,250	$0.94	25d	1	0.72mi
1811 Balmoral Dr #202 Fayetteville, NC	2.0	2.0	1250	$1,275	$1.02	15d	1	0.74mi
1761 Renwick Dr #204 Fayetteville, NC	2.0	2.0	1331	$1,300	$0.98	15d	1	0.75mi
1222 Southwood Dr Fayetteville, NC	2.0	1.5	801	$875	$1.09	25d	1	0.84mi
6400 Starbrook Dr #1 Fayetteville, NC	2.0	2.0	860	$1,000	$1.16	25d	1	0.86mi
1066 Strickland Bridge Rd Fayetteville, NC	3.0	2.0	1427	$2,050	$1.44	15d	1	0.86mi
5744 Randleman St Fayetteville, NC	3.0	2.0	1171	$1,395	$1.19	25d	1	0.86mi
6408 Starbrook Dr #5 Fayetteville, NC	2.0	2.0	860	$995	$1.16	25d	1	0.87mi
5721 Randleman St Fayetteville, NC	3.0	2.0	1050	$1,575	$1.50	25d	1	0.92mi
5744 Aftonshire Dr Fayetteville, NC	2.0	1.5	945	$999	$1.06	25d	1	0.94mi
5713 Aftonshire Dr Fayetteville, NC	2.0	2.5	1025	$995	$0.97	15d	1	0.98mi
1401 Carnsmore Dr Fayetteville, NC	3.0	2.5	1450	$1,575	$1.09	25d	1	0.99mi
1406 Tangora Ln Fayetteville, NC	2.0	2.5	1192	$1,015	$0.85	25d	1	1.01mi
1413 Tangora Ln Fayetteville, NC	2.0	1.5	945	$979	$1.04	15d	1	1.03mi
1644 Sweetgum Cir Fayetteville, NC	3.0	2.0	1446	$1,750	$1.21	25d	1	1.04mi
5876 Aftonshire Dr Fayetteville, NC	2.0	1.5	1024	$1,015	$0.99	25d	1	1.07mi
1216 Weeping Willow Way Unit 229 Fayetteville, NC	3.0	2.0	960	$969	$1.01	15d	1	1.07mi
5842 Aftonshire Dr Fayetteville, NC	2.0	1.5	1010	$1,000	$0.99	25d	1	1.07mi
5864 Aftonshire Dr Fayetteville, NC	2.0	2.0	1100	$1,100	$1.00	25d	1	1.08mi
2640 Latrobe Ave Fayetteville, NC	1.0–3.0	1.0–2.0	1079	$1,815	$1.68	15d	30	1.08mi
1070 Rulnick St Fayetteville, NC	3.0	1.0	1014	$1,200	$1.18	25d	1	1.12mi
3325 Oak Forest Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,745	$1.57	15d	66	1.14mi
2514 Gardner Park Dr Fayetteville, NC	3.0	2.5	1480	$1,595	$1.08	25d	1	1.14mi
1948 Nordic Dr Fayetteville, NC	3.0	2.0	1131	$1,400	$1.24	25d	1	1.16mi
5632 Birch Rd Fayetteville, NC	3.0	1.0	1228	$1,250	$1.02	25d	1	1.19mi
2012 Lakemeadow Dr Fayetteville, NC	3.0	2.0	1332	$1,800	$1.35	15d	1	1.24mi
6340 Ginger Cir Fayetteville, NC	3.0	1.5	1052	$1,400	$1.33	25d	1	1.33mi

Listing history 21 events

1. 2026-06-21
   days on market $170,000 Active 84 DOM
2. 2026-06-18
   days on market $170,000 Active 81 DOM
3. 2026-06-17
   days on market $170,000 Active 80 DOM
4. 2026-06-16
   days on market $170,000 Active 79 DOM
5. 2026-06-15
   days on market $170,000 Active 78 DOM
6. 2026-06-14
   days on market $170,000 Active 76 DOM
7. 2026-06-13
   remarks 531-char remark
8. 2026-06-13
   pricedays on market $170,000 Active 75 DOM
9. 2026-06-10
   days on market $174,900 Active 73 DOM
10. 2026-06-09
    days on market $174,900 Active 72 DOM
11. 2026-06-08
    days on market $174,900 Active 71 DOM
12. 2026-06-07
    pricedays on market $174,900 Active 70 DOM
13. 2026-06-03
    days on market $179,500 Active 66 DOM
14. 2026-06-02
    days on market $179,500 Active 65 DOM
15. 2026-06-01
    days on market $179,500 Active 64 DOM
16. 2026-05-31
    days on market $179,500 Active 63 DOM
17. 2026-05-30
    days on market $179,500 Active 62 DOM
18. 2026-05-09
    price $179,500
19. 2026-03-30
    listed $184,900 Active
20. 2026-02-16
    price $184,900
21. 2026-01-19
    listed $190,000 Active

ⓘ 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: $2,052 · $171/mo
• Projected year-2 tax: $2,052 · $171/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $17,578
• − Mortgage interest: −$9,523
• − Property taxes: −$2,052
• − Insurance: −$850
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$4,945
• Taxable loss: −$2,605
• Est. tax savings @ 24.0%: +$625
• After-tax cash flow: $911/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

-5.5% since first listed

4 events — show timeline

• 2026-05-09 Price Changed $179,500 LPRMLS
• 2026-03-30 Listed $184,900 LPRMLS
• 2026-02-16 Price Changed $184,900 LPRMLS
• 2026-01-19 Listed $190,000 LPRMLS

Property tax history

+5.8%/yr

Latest (2025): $2,052 · +50.1% YoY. Source: county tax records.