5726 Edmeston Dr · Fayetteville, NC 28311

$145,000

3 bd · 1.0 ba · 1,062 sqft · SingleFamily public records · 149 Days on market

Built 1972 0.25 ac lot Est $157k · 8% 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).

• Cash flow +19.7/30.0
• ARV discount +11.0/15.0
• DSCR +6.2/10.0
• 1% rule +4.9/10.0
• Livability +3.8/5.0
• 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

A perfect investment property! Home is currently tenant occupied and brings in $700 per month! Home is being sold as-is and as an investment property. The owner will not be giving the tenant notice with an offer, the home is being sold with a lease attached.

Key facts

• Hvac
• Huge backyard
• Completely fenced

Tags

• NEW ROOF
• HVAC
• HUGE BACKYARD
• COMPLETELY FENCED

Property features AI

Exterior

• Utilities: Public water; Sewer not available
• Home design: Single Family Residence; One story
• Construction: Brick construction
• Exterior features: Subdivision: UNIVERSITY ESTATES; Zoning: SF6 - Single Family Res 6

Interior

• Kitchen: Refrigerator
• Bedrooms: 5 total rooms
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric cooling; Has cooling
• Interior features: Refrigerator included; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $169 ($2k/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 $143k (1.0% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 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: Pine Forest Middle (math 38% / reading 49%, grade D, #182 of 475 statewide, top 40%, 738 students, 56% FRL); Pine Forest High (math 73% / reading 51%, grade B-, #184 of 535 statewide, top 37%, 1,572 students, 62% FRL) — zoned schools at 59% FRL track the district average.
• Zoned-school proficiency averages 53% at this address vs 36% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.8%/yr); 360 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $145k implies a 383% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $127,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.99% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $157,176
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
927 Fiske Dr	0.27mi	3/1.0	1,012 (-5%)	4mo	$127,000	$125	76
906 Fiske Dr	0.22mi	4/1.5 (+1)	1,050 (-1%)	16mo	$155,000	$148	68
801 Darlington Dr	0.65mi	3/2.0	1,066 (+0%)	1mo	$100,000	$94	64
5212 Delco St	0.63mi	3/1.5	1,095 (+3%)	1mo	$174,000	$159	62
1612 Gardenia Ave	0.60mi	3/2.0	1,107 (+4%)	2mo	$155,000	$140	59
847 Durwood Dr	0.52mi	3/1.0	1,079 (+2%)	18mo	$175,000	$162	58
1622 Shaw Rd	0.57mi	3/2.0	996 (-6%)	7mo	$36,000	$36	53
806 Darlington Dr	0.61mi	3/2.0	1,091 (+3%)	18mo	$198,000	$181	48
5200 Delco Dr	0.66mi	3/2.0	1,040 (-2%)	19mo	$181,500	$175	46
842 Shaw Mill Rd	0.69mi	2/1.0 (-1)	910 (-14%)	4mo	$99,900	$110	36
1902 Agate St	0.66mi	3/2.0	1,161 (+9%)	24mo	$175,000	$151	30

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-13,022
• Equity at exit: $21,620

10-year hold

• IRR: 0.5%
• Equity multiple: 1.03×
• Total profit: $1,419
• Equity at exit: $12,537

Cash invested: $40,600 (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 28311

• Home prices YoY: -18.4%
• Rents YoY: 2.8%
• Active inventory: 360
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$760
• Tax from tax record: −$144 /mo · $1,730/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $169

Break-even live

Break-even rent $1,221

Max offer price $145,000

Occupancy floor 83%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5523 Livingston Dr Fayetteville, NC	4.0	1.5	1305	$1,600	$1.23	23d	1	0.24mi
927 Fiske Dr Fayetteville, NC	3.0	1.0	926	$1,200	$1.30	23d	1	0.26mi
4310 Coolidge St Fayetteville, NC	3.0	1.5	1212	$1,250	$1.03	14d	1	0.58mi
1404 Hibiscus Rd Fayetteville, NC	3.0	1.5	1418	$1,350	$0.95	21d	1	0.86mi
1350 Shaw Rd Fayetteville, NC	3.0	2.0	1339	$1,399	$1.04	14d	1	0.87mi
5745 Holland St Fayetteville, NC	3.0	1.0	1140	$1,650	$1.45	23d	1	0.88mi
4206 S Dowfield Dr Fayetteville, NC	2.0	1.0	900	$895	$0.99	23d	1	0.93mi
4202 S Dowfield Dr Fayetteville, NC	2.0	1.0	800	$930	$1.16	23d	1	0.93mi
848 Tamarack Dr Fayetteville, NC	1.0–2.0	1.0	705	$1,171	$1.66	14d	49	0.96mi
318 Nugget Ct Fayetteville, NC	4.0	2.0	1425	$1,650	$1.16	14d	1	1.07mi
3613 Pine Lake Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1116	$1,645	$1.47	14d	31	1.10mi
909 Southview Cir Unit B Fayetteville, NC	2.0	1.5	923	$945	$1.02	23d	1	1.18mi
3963 Loufield Dr Fayetteville, NC	3.0	2.0	1446	$1,500	$1.04	23d	1	1.25mi
4736 Rosehill Rd Fayetteville, NC	3.0	2.0	1000	$1,240	$1.24	23d	1	1.30mi

Listing history 6 events

1. 2026-01-26
   price $145,000
2. 2025-12-26
   listed $155,000 Active
3. 2019-10-24
   soldstatus $30,000
4. 2019-10-22
   soldstatus $30,000 258-char remark

   Show marketing remark (258 chars)

   A perfect investment property! Home is currently tenant occupied and brings in $700 per month! Home is being sold as-is and as an investment property. The owner will not be giving the tenant notice with an offer, the home is being sold with a lease attached.

5. 2019-06-08
   listed $45,000 258-char remark

   Show marketing remark (258 chars)

   A perfect investment property! Home is currently tenant occupied and brings in $700 per month! Home is being sold as-is and as an investment property. The owner will not be giving the tenant notice with an offer, the home is being sold with a lease attached.

6. 2017-05-01
   listed $50,000

ⓘ 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: $1,730 · $144/mo
• Projected year-2 tax: $1,730 · $144/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 74% 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: $17,218
• − Mortgage interest: −$8,122
• − Property taxes: −$1,730
• − Insurance: −$725
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$4,218
• Taxable loss: −$332
• Est. tax savings @ 24.0%: +$80
• After-tax cash flow: $2,102/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

+190.0% since first listed

6 events — show timeline

• 2026-01-26 Price Changed $145,000 LPRMLS
• 2025-12-26 Listed $155,000 LPRMLS
• 2019-10-24 Sold (Public Records) $30,000 Public Records
• 2019-10-22 Sold (MLS) $30,000 LPRMLS
• 2019-06-08 Listed $45,000 LPRMLS
• 2017-05-01 Listed $50,000 LPRMLS

Property tax history

+8.7%/yr

Latest (2025): $1,730 · +57.3% YoY. Source: county tax records.