433 Cumberland Ave · Silver City, NC 28376

$150,000

3 bd · 1.0 ba · 1,780 sqft · SingleFamily public records · 210 Days on market

Built 1961 Est $285k · 47% under ↓ 21% since listing

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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 +7.7/10.0
• Livability +3.4/5.0
• Schools +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located just minutes from downtown Raeford, this ranch-style home offers excellent potential for homeowners or investors. The property includes 3 bedrooms, 1 bathroom, a kitchen, living room, and front room, as well as a screened-in front porch and a covered rear room that could serve as additional living or storage space. A single-space carport sits behind the home, and the spacious, partially fenced backyard provides plenty of room for relaxation or entertaining. With some TLC, this home could truly shine as a great family residence or investment opportunity. Please note: The home does not currently have a permanent heating or cooling source. Per owners, the heat previously operated on pr

Key facts

• Covered rear room
• Parking
• Built 1961

Tags

• SCREENED IN FRONT PORCH
• COVERED REAR ROOM
• PARTIALLY FENCED BACKYARD

Property features AI

Finance

• Other: Located in the Raeford subdivision

Exterior

• Parking: Attached carport; Covered parking for 1 vehicle; 1-car carport
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Brick construction
• Exterior features: Front porch; Porch; Storm door(s)

Interior

• Kitchen: Range
• Bedrooms: 5 total rooms (bedroom count not specified)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating system specified
• Interior features: Range; No fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $622 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#196 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: employment D, amenities F, commute D-.
• Hoke County Schools (suburban): math 35% / reading 40% proficiency, ranked #123 of 178 in NC (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Hoke Middle (math 23% / reading 32%, grade F, #368 of 475 statewide, top 78%, 576 students, 100% FRL); Hoke County High (math 42% / reading 44%, grade F, #372 of 535 statewide, top 69%, 2,060 students, 100% FRL) — zoned schools average 100% FRL vs 57% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 566 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 685 units permitted in Hoke County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($66k/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 $4k of value loss. Plan a longer hold.
• Hoke County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 210 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 1961 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.27% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.78%
• DSCR: 1.79
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $284,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 E 7th Ave	0.33mi	3/2.0	1,920 (+8%)	1mo	$299,000	$156	66
610 N Main St St	0.51mi	3/2.5	1,687 (-5%)	1mo	$279,999	$166	61
349 E 7th Ave	0.32mi	4/2.0 (+1)	1,918 (+8%)	8mo	$295,001	$154	57
213 E 7th Ave	0.35mi	4/2.5 (+1)	1,964 (+10%)	2mo	$310,000	$158	54
128 Meadow Sage (lot 114) St	0.47mi	3/2.0	1,602 (-10%)	4mo	$299,900	$187	54
510 E Donaldson Ave	0.69mi	3/2.0	1,866 (+5%)	4mo	$270,000	$145	52
195 Meadow Sage (lot 123) St	0.50mi	3/2.5	2,035 (+14%)	2mo	$349,500	$172	46
171 Meadow Sage (lot 121) St	0.50mi	3/2.5	2,037 (+14%)	3mo	$349,500	$172	44
1109 Fulton St	0.58mi	4/2.0 (+1)	1,626 (-9%)	9mo	$177,000	$109	42
201 Wilshire Ln	0.70mi	3/2.0	1,611 (-10%)	8mo	$232,500	$144	41
606 Mclean St	0.63mi	4/2.5 (+1)	1,945 (+9%)	4mo	$329,000	$169	40
103 Wilshire Ln	0.69mi	3/2.5	1,592 (-11%)	8mo	$255,000	$160	38

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 · 1.92% rent growth · sell at horizon

5-year hold

• IRR: 8.1%
• Equity multiple: 1.31×
• Total profit: $13,216
• Equity at exit: $22,365

10-year hold

• IRR: 16.5%
• Equity multiple: 2.29×
• Total profit: $54,055
• Equity at exit: $12,969

Cash invested: $42,000 (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 28376

• Home prices YoY: -24.0%
• Rents YoY: 1.9%
• Active inventory: 566
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,906 high
• Mortgage (P&I): −$787
• Tax from tax record: −$34 /mo · $407/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $622

Break-even live

Break-even rent $1,118

Max offer price $150,000

Occupancy floor 62%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
122 Sherman Ct Unit 122 Raeford, NC	3.0	2.5	1400	$1,600	$1.14	23d	1	0.21mi
916 Stevens St Raeford, NC	3.0	2.5	1646	$1,900	$1.15	23d	1	0.23mi
125 Burgess Ln Raeford, NC	3.0	2.5	1460	$1,600	$1.10	23d	1	0.23mi
198 Peeler Raeford, NC	4.0	2.5	1886	$2,150	$1.14	23d	1	0.81mi
123 Main St Raeford, NC	4.0	2.5	1913	$2,200	$1.15	23d	1	0.91mi
113 N Wright St Raeford, NC	3.0	2.0	1585	$1,550	$0.98	14d	1	1.35mi
779 Doc Brown Rd Raeford, NC	4.0	2.5	2105	$2,200	$1.05	14d	1	1.40mi

Listing history 18 events

1. 2026-06-18
   days on market $150,000 Active 210 DOM
2. 2026-06-17
   days on market $150,000 Active 209 DOM
3. 2026-06-16
   days on market $150,000 Active 208 DOM
4. 2026-06-15
   days on market $150,000 Active 207 DOM
5. 2026-06-14
   days on market $150,000 Active 205 DOM
6. 2026-06-13
   days on market $150,000 Active 204 DOM
7. 2026-06-10
   days on market $150,000 Active 202 DOM
8. 2026-06-09
   days on market $150,000 Active 201 DOM
9. 2026-06-08
   days on market $150,000 Active 200 DOM
10. 2026-06-07
    days on market $150,000 Active 199 DOM
11. 2026-06-05
    days on market $150,000 Active 196 DOM
12. 2026-06-03
    days on market $150,000 Active 195 DOM
13. 2026-06-02
    days on market $150,000 Active 194 DOM
14. 2026-06-01
    days on market $150,000 Active 193 DOM
15. 2026-05-31
    days on market $150,000 Active 192 DOM
16. 2026-05-30
    days on market $150,000 Active 191 DOM
17. 2026-03-12
    price $150,000
18. 2025-11-17
    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: $407 · $34/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: +$823/yr (+$69/mo · 201.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $22,867
• − Mortgage interest: −$8,402
• − Property taxes: −$407
• − Insurance: −$750
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$4,364
• Taxable income: $5,285
• Est. tax owed @ 24.0%: −$1,268
• After-tax cash flow: $6,200/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: Hoke County Schools
• NCES district ID: 3702250
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $43,896
• Composite: 31.82/100
• National rank: #5880
• State rank: #123 of 178 in NC

Livability — Silver City

• Score: 68/100
• State rank: #196
• US rank: #9631

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Silver City, NC
• County: Hoke County · 44,880 people
• Metro: Fayetteville, NC
• Population (ZIP): 44,880
• Household income: $66,471
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 897.0

Population outlook (Hoke County) Hauer SSP2

• Today (2025): 63,354 people
• By 2030: 68,361 · +7.9%
• By 2040: 78,074 · +23.2%
• By 2050: 86,384 · +36.4%
• By 2075: 99,517 · +57.1%
• By 2100: 98,939 · +56.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 38% Black 35% Hispanic / Latino 15% Two or more races 9% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Slovak 2% Romanian 1% Italian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Hoke

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.4% · Other 1.2%
• 2008→2024 swing: -12.8pp toward R · 2008: 18.8pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+10.9 2016: D+10.8 2012: D+19.0 2008: D+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.30%
• Current HPI: 169.1801
• Rent YoY: ▲ 1.92%
• 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

-21.1% since first listed

2 events — show timeline

• 2026-03-12 Price Changed $150,000 LPRMLS
• 2025-11-17 Listed $190,000 LPRMLS

Property tax history

+2.4%/yr

Latest (2025): $407 · +0.0% YoY. Source: county tax records.