4808 Tippit Trl · Fayetteville, NC 28306

$120,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 6 Days on market

Built 1994 Est $166k · 28% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors! You don't want to miss this one! This property offers an incredible opportunity to renovate and add value, or turn into a rental. The detached wired garage/workshop is a rare find and ideal for projects, equipment storage, and hobbies! Primary bath has been updated with quartz vanity and huge tile shower. Amazing outdoor living space with covered porch, patio, grilling area, spacious lot and mature trees. This is an ideal opportunity at a great price for investors or buyers looking to customize, renovate, or expand their rental portfolio. Newer central air unit and windows. Flooring in Kitchen/den/living area as well as one bedroom, have been replaced with LVP. Bring

Key facts

• Covered porch
• Updated primary bath
• Outdoor living space

Tags

• DETACHED WIRED GARAGE
• OUTDOOR LIVING SPACE
• COVERED PORCH
• GRILLING AREA
• MATURE TREES
• UPDATED PRIMARY BATH

Property features AI

Exterior

• Parking: Detached garage (1 covered space, 1 garage space)
• Utilities: Public water; Holding tank and septic tank for sewer
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding
• Exterior features: Storage; Covered front porch; Covered deck/porch

Interior

• Flooring: Vinyl flooring; Tile flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central electric air conditioning
• Interior features: Vinyl and tile flooring; Den with a propane fireplace (one fireplace); Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 11.0% 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: Alderman Road Elementary (math 33% / reading 36%, grade F, #835 of 1,410 statewide, top 62%, 628 students, 100% FRL); Gray'S Creek Middle (math 33% / reading 48%, grade F, #215 of 475 statewide, top 46%, 1,126 students, 50% FRL); Gray'S Creek High (math 61% / reading 58%, grade C+, #216 of 535 statewide, top 43%, 1,395 students, 44% FRL).
• Market conditions: Rents flat; 400 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $59k; list at $120k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; major 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 $120,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.34% ✓
• Cap rate: 11.02%
• Cash-on-cash: 16.86%
• DSCR: 1.75
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $166,320
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1363 Tom Starling Rd	0.23mi	3/2.0	1,560 (+3%)	9mo	$175,000	$112	76
4813 Backbay Rd	0.08mi	3/2.0	1,607 (+6%)	16mo	$173,000	$108	72
4849 Tippit Trl	0.15mi	3/2.0	1,308 (-14%)	20mo	$143,000	$109	54
4722 Tippit Trl	0.09mi	3/2.0	1,300 (-14%)	23mo	$143,000	$110	54

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: 5.7%
• Equity multiple: 1.22×
• Total profit: $7,313
• Equity at exit: $17,892

10-year hold

• IRR: 13.2%
• Equity multiple: 1.95×
• Total profit: $32,043
• Equity at exit: $10,375

Cash invested: $33,600 (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 28306

• Home prices YoY: -17.7%
• Rents YoY: 0.9%
• Active inventory: 400
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,605 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$116 /mo · $1,394/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $472

Break-even live

Break-even rent $1,007

Max offer price $120,000

Occupancy floor 66%

Sensitivity live

Price	-10% $540	-5% $506	+0% $472	+5% $438	+10% $404
Rent	-10% $345	-5% $409	+0% $472	+5% $536	+10% $599
Rate	-1.0pp $533	-0.5pp $503	base $472	+0.5pp $441	+1.0pp $409

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1725 Sand Hill Rd Hope Mills, NC	3.0	1.5	1080	$1,375	$1.27	25d	1	0.88mi

Listing history 6 events

1. 2026-06-07
   statusdays on market $120,000 Pending 6 DOM
2. 2026-06-03
   days on market $120,000 Active 4 DOM
3. 2026-06-02
   days on market $120,000 Active 3 DOM
4. 2026-06-01
   days on market $120,000 Active 2 DOM
5. 2026-05-31
   remarks 699-char remark
6. 2026-05-31
   listed $120,000 Active 1 DOM

ⓘ 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: $1,394 · $116/mo
• Projected year-2 tax: $1,394 · $116/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 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°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: $19,256
• − Mortgage interest: −$6,722
• − Property taxes: −$1,394
• − Insurance: −$600
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$3,491
• Taxable income: $3,968
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $4,714/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

• County: Cumberland County · 265,314 people
• City population: 39,196
• Metro: Fayetteville, NC
• Population (ZIP): 43,042
• Household income: $67,544
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1386.0

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 0.68)
• Race & ethnicity: White 44% Black 33% Hispanic / Latino 13% Two or more races 8% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 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: ▼ -51.69%
• Current HPI: 239.7281
• Rent YoY: ▲ 0.90%
• 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

+103.4% since first listed

2 events — show timeline

• 2026-05-30 Listed $120,000 LPRMLS
• 1994-02-18 Sold (Public Records) $59,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,394 · +79.6% YoY. Source: county tax records.