3026 Akron Dr · Hope Mills, NC 28348

$154,900

3 bd · 2.0 ba · 1,140 sqft · SingleFamily public records · 57 Days on market

Built 1978 0.25 ac lot Est $200k · 22% under

---

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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.1/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in Breezewood in Hope Mills and just minutes from Ft. Bragg, this spacious 3-bedroom, 2-bath home is a perfect starter home or investment property. Features include a sunken living area, step-down den with a wood-burning fireplace, interior laundry area, spacious dining area, and galley kitchen. All bedrooms are generously sized with ceiling fans. Enjoy a patio off the living area plus a large rear patio--ideal for relaxing or entertaining. This home is full of potential and ready for your personal touches.

Key facts

• Galley kitchen
• Step-down den
• Sunken living area

Tags

• SUNKEN LIVING AREA
• STEP-DOWN DEN
• WOOD-BURNING FIREPLACE
• INTERIOR LAUNDRY AREA
• SPACIOUS DINING AREA
• GALLEY KITCHEN

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Sewer available; Water available
• Home design: Single family residence; One-story entry (entry level 1)
• Construction: Vinyl siding and frame construction; Slab foundation; Built on one level
• Exterior features: Composition roof; No patio or porch; No fencing; Property has a view; City street and state road frontage

Interior

• Kitchen: Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Heat pump cooling
• Interior features: Dishwasher; 6 total rooms; Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.8% in Hope Mills — 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 67/100 on livability (#234 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D-, amenities F, commute F.
• 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: Elizabeth M Cashwell Elementary (math 13% / reading 27%, grade F, #1,233 of 1,410 statewide, top 88%, 617 students, 100% FRL); South View Middle (math 20% / reading 34%, grade F, #374 of 475 statewide, top 80%, 661 students, 99% FRL); South View High (math 60% / reading 43%, grade D+, #299 of 535 statewide, top 56%, 1,502 students, 66% FRL) — zoned schools average 88% FRL vs 55% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 317 active listings in the ZIP; 18 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $155k implies a 273% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% 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 $150,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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: 1.01% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.32%
• DSCR: 1.28
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $199,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3129 Nontucket Ln	0.20mi	3/2.0	1,117 (-2%)	3mo	$215,000	$192	85
3466 Legion Rd	0.11mi	3/2.0	1,098 (-4%)	5mo	$192,350	$175	84
3127 Ansley Dr	0.15mi	3/2.0	1,203 (+6%)	3mo	$210,000	$175	81
1054 Coalport Rd	0.54mi	3/2.0	1,134 (-0%)	0mo	$214,900	$190	74
3824 Constance Rd	0.54mi	3/2.0	1,109 (-3%)	1mo	$201,500	$182	69
3159 Ansley Dr	0.28mi	3/2.0	1,012 (-11%)	3mo	$185,000	$183	66
3412 Crosswinds Dr	0.25mi	3/2.0	1,280 (+12%)	3mo	$205,000	$160	65
3230 Nontucket Ln	0.21mi	3/2.0	1,288 (+13%)	4mo	$218,000	$169	65
2958 Peacock St	0.67mi	3/2.0	1,193 (+5%)	1mo	$190,000	$159	60
3212 Ansley Dr	0.51mi	3/2.0	1,245 (+9%)	4mo	$205,000	$165	58
3434 Winesap Rd	0.57mi	3/2.0	1,231 (+8%)	5mo	$207,000	$168	56
528 Bellgrove Dr	0.43mi	3/2.0	1,299 (+14%)	2mo	$249,000	$192	55

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 · 4.28% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-8,510
• Equity at exit: $23,096

10-year hold

• IRR: 5.9%
• Equity multiple: 1.46×
• Total profit: $19,916
• Equity at exit: $13,393

Cash invested: $43,372 (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 28348

• Home prices YoY: -14.0%
• Rents YoY: 4.3%
• Active inventory: 317
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,572 high
• Mortgage (P&I): −$812
• Tax from tax record: −$136 /mo · $1,637/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $228

Break-even live

Break-even rent $1,283

Max offer price $154,900

Occupancy floor 80%

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3100 Winesap Rd Hope Mills, NC	3.0	2.0	1082	$1,495	$1.38	14d	1	0.26mi
575 Countrytown Dr Hope Mills, NC	2.0	2.0	800	$1,325	$1.66	23d	1	0.26mi
614 Drypoint Ln Apt B Hope Mills, NC	2.0	2.0	900	$1,050	$1.17	23d	1	0.65mi
513 Directive Dr Hope Mills, NC	2.0	2.0	1307	$1,275	$0.98	14d	1	0.66mi
505 Directive Dr Hope Mills, NC	2.0	2.5	1254	$1,495	$1.19	23d	1	0.68mi
1209 Snowy Egret Dr Fayetteville, NC	3.0	2.5	1470	$1,800	$1.22	23d	1	0.76mi
408 Sheila St Hope Mills, NC	3.0	1.0	1064	$1,150	$1.08	23d	1	0.77mi
405 Grand Wailea Dr Hope Mills, NC	1.0–3.0	1.0–2.0	1061	$1,656	$1.56	23d	9	0.82mi
2207 Puffin Pl Fayetteville, NC	3.0	2.0	1214	$1,950	$1.61	14d	1	1.04mi
2690 Belhaven Rd Fayetteville, NC	3.0	1.0	1264	$1,350	$1.07	23d	1	1.13mi
2253 Rustic Trl Fayetteville, NC	3.0	2.5	1130	$1,295	$1.15	14d	1	1.14mi
1055 Winnall LN Hope Mills, NC	1.0–3.0	1.0–2.0	1132	$2,000	$1.77	14d	20	1.14mi
3918 Donna St Fayetteville, NC	3.0	1.0	1000	$1,350	$1.35	23d	1	1.22mi
707 Veda St Unit B Fayetteville, NC	3.0	1.5	1279	$1,250	$0.98	23d	1	1.24mi
3038 Walesby Dr Fayetteville, NC	3.0	2.0	1272	$1,650	$1.30	23d	1	1.29mi
2621 Elcone Dr Unit 2621 Fayetteville, NC	2.0	1.5	815	$999	$1.23	14d	1	1.36mi
126 Oak St Fayetteville, NC	2.0	2.0	1000	$1,000	$1.00	23d	1	1.48mi
122 Oak St Fayetteville, NC	2.0	2.0	1000	$1,000	$1.00	23d	1	1.48mi

Listing history 27 events

1. 2026-06-18
   days on market $154,900 Active 57 DOM
2. 2026-06-17
   days on market $154,900 Active 56 DOM
3. 2026-06-16
   days on market $154,900 Active 55 DOM
4. 2026-06-15
   days on market $154,900 Active 54 DOM
5. 2026-06-14
   days on market $154,900 Active 52 DOM
6. 2026-06-13
   days on market $154,900 Active 51 DOM
7. 2026-06-10
   days on market $154,900 Active 49 DOM
8. 2026-06-09
   days on market $154,900 Active 48 DOM
9. 2026-06-08
   days on market $154,900 Active 47 DOM
10. 2026-06-07
    days on market $154,900 Active 46 DOM
11. 2026-06-03
    days on market $154,900 Active 42 DOM
12. 2026-06-02
    days on market $154,900 Active 41 DOM
13. 2026-06-01
    days on market $154,900 Active 40 DOM
14. 2026-05-31
    days on market $154,900 Active 39 DOM
15. 2026-05-30
    days on market $154,900 Active 38 DOM
16. 2026-05-22
    price $154,900

    Show marketing remark (520 chars)

    Located in Breezewood in Hope Mills and just minutes from Ft. Bragg, this spacious 3-bedroom, 2-bath home is a perfect starter home or investment property. Features include a sunken living area, step-down den with a wood-burning fireplace, interior laundry area, spacious dining area, and galley kitchen. All bedrooms are generously sized with ceiling fans. Enjoy a patio off the living area plus a large rear patio--ideal for relaxing or entertaining. This home is full of potential and ready for your personal touches.

17. 2026-05-22
    price $154,900 520-char remark

    Show marketing remark (520 chars)

    Located in Breezewood in Hope Mills and just minutes from Ft. Bragg, this spacious 3-bedroom, 2-bath home is a perfect starter home or investment property. Features include a sunken living area, step-down den with a wood-burning fireplace, interior laundry area, spacious dining area, and galley kitchen. All bedrooms are generously sized with ceiling fans. Enjoy a patio off the living area plus a large rear patio--ideal for relaxing or entertaining. This home is full of potential and ready for your personal touches.

18. 2026-05-05
    price $169,900

    Show marketing remark (520 chars)

    Located in Breezewood in Hope Mills and just minutes from Ft. Bragg, this spacious 3-bedroom, 2-bath home is a perfect starter home or investment property. Features include a sunken living area, step-down den with a wood-burning fireplace, interior laundry area, spacious dining area, and galley kitchen. All bedrooms are generously sized with ceiling fans. Enjoy a patio off the living area plus a large rear patio--ideal for relaxing or entertaining. This home is full of potential and ready for your personal touches.

19. 2026-05-05
    price $169,900 520-char remark

    Show marketing remark (520 chars)

    Located in Breezewood in Hope Mills and just minutes from Ft. Bragg, this spacious 3-bedroom, 2-bath home is a perfect starter home or investment property. Features include a sunken living area, step-down den with a wood-burning fireplace, interior laundry area, spacious dining area, and galley kitchen. All bedrooms are generously sized with ceiling fans. Enjoy a patio off the living area plus a large rear patio--ideal for relaxing or entertaining. This home is full of potential and ready for your personal touches.

20. 2026-04-22
    listed $179,900 Active

    Show marketing remark (520 chars)

    Located in Breezewood in Hope Mills and just minutes from Ft. Bragg, this spacious 3-bedroom, 2-bath home is a perfect starter home or investment property. Features include a sunken living area, step-down den with a wood-burning fireplace, interior laundry area, spacious dining area, and galley kitchen. All bedrooms are generously sized with ceiling fans. Enjoy a patio off the living area plus a large rear patio--ideal for relaxing or entertaining. This home is full of potential and ready for your personal touches.

21. 2026-04-22
    listed $179,900 Active 520-char remark

    Show marketing remark (520 chars)

    Located in Breezewood in Hope Mills and just minutes from Ft. Bragg, this spacious 3-bedroom, 2-bath home is a perfect starter home or investment property. Features include a sunken living area, step-down den with a wood-burning fireplace, interior laundry area, spacious dining area, and galley kitchen. All bedrooms are generously sized with ceiling fans. Enjoy a patio off the living area plus a large rear patio--ideal for relaxing or entertaining. This home is full of potential and ready for your personal touches.

22. 2018-12-21
    soldstatus $41,500 385-char remark

    Show marketing remark (385 chars)

    This is a deal! Over $26K below tax value. Spacious 3 bed 2 bath home with a sunken living area and a den. Patio area off of living area and a large patio area behind home. This home is full of potential. It won't last long so make this your first stop! Please see attachment for PAS requirements and WFHM offer submittal information in MLS document section. Call CSS for lockbox code.

23. 2018-09-20
    listed $47,900 385-char remark

    Show marketing remark (385 chars)

    This is a deal! Over $26K below tax value. Spacious 3 bed 2 bath home with a sunken living area and a den. Patio area off of living area and a large patio area behind home. This home is full of potential. It won't last long so make this your first stop! Please see attachment for PAS requirements and WFHM offer submittal information in MLS document section. Call CSS for lockbox code.

24. 2013-08-20
    soldstatus $86,000
25. 2005-04-20
    soldstatus $84,500
26. 2005-03-03
    soldstatus $50,000
27. 2003-05-14
    soldstatus $88,000

ⓘ 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: $1,637 · $136/mo
• Projected year-2 tax: $1,637 · $136/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 8/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $18,862
• − Mortgage interest: −$8,677
• − Property taxes: −$1,637
• − Insurance: −$774
• − Repairs & maintenance: −$1,509
• − Management: −$1,509
• − Depreciation: −$4,506
• Taxable income: $250
• Est. tax owed @ 24.0%: −$60
• After-tax cash flow: $2,682/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 — Hope Mills

• Score: 67/100
• State rank: #234
• US rank: #10761

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D- Housing A+ Health & safety B+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 265,314 people
• City population: 39,196
• Metro: Fayetteville, NC
• Population (ZIP): 39,196
• Household income: $66,129
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 746.0

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: White 49% Black 27% Hispanic / Latino 13% Two or more races 11% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5%
• Common ancestry: Romanian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 90% English-only · Spanish 8% 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: ▼ -37.14%
• Current HPI: 228.3122
• Rent YoY: ▲ 4.28%
• 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

+76.0% since first listed

12 events — show timeline

• 2026-05-22 Price Changed $154,900 Hive MLS
• 2026-05-22 Price Changed $154,900 LPRMLS
• 2026-05-05 Price Changed $169,900 Hive MLS
• 2026-05-05 Price Changed $169,900 LPRMLS
• 2026-04-22 Listed $179,900 LPRMLS
• 2026-04-22 Listed $179,900 Hive MLS
• 2018-12-21 Sold (MLS) $41,500 LPRMLS
• 2018-09-20 Listed $47,900 LPRMLS
• 2013-08-20 Sold (Public Records) $86,000 Public Records
• 2005-04-20 Sold (Public Records) $84,500 Public Records
• 2005-03-03 Sold (Public Records) $50,000 Public Records
• 2003-05-14 Sold (Public Records) $88,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,637 · +66.7% YoY. Source: county tax records.