1529 Lacy St · Fayetteville, NC 28305

$99,900

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 25 Days on market

Built 1949 10,454 sqft lot Est $98k · at est.

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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 +24.5/30.0
• DSCR +7.9/10.0
• 1% rule +6.4/10.0
• ARV discount +6.4/15.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Terry Sanford school district, 2 bedroom 1 bath home. Neighborhood playground in walking distance of home. Nice size living area with hardwood flooring. Kitchen with new flooring and exit to backyard. 2 bedrooms with hardwood flooring. Hall full guest bath with tub/shower combo. Fresh paint interior. Mudroom off of living space with washer and dryer connection. Vinyl exterior home.

Key facts

• Hardwood flooring
• Vinyl flooring
• Fenced in yard

Tags

• FENCED IN YARD
• HARDWOOD FLOORING
• VINYL FLOORING
• CLOSE TO GB MYERS REC CENTER
• CLOSE TO BRANSON LAKE
• CLOSE TO DOWNTOWN FAYETTEVILLE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: Vanstory Hills Elementary (math 46% / reading 50%, grade D, #477 of 1,410 statewide, top 35%, 469 students, 99% FRL); R Max Abbott Middle (math 31% / reading 45%, grade F, #251 of 475 statewide, top 54%, 759 students, 99% FRL); Terry Sanford High (math 49% / reading 52%, grade D+, #306 of 535 statewide, top 57%, 1,224 students, 59% FRL) — zoned schools average 86% FRL vs 55% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+4.0%/yr); 102 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent is only 18% of the median local income ($78k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.77%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $97,552
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1534 Pierce St	0.04mi	2/1.0	800 (+10%)	14mo	$107,000	$134	70

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 · 3.95% rent growth · sell at horizon

5-year hold

• IRR: -1.9%
• Equity multiple: 0.93×
• Total profit: $-2,040
• Equity at exit: $14,895

10-year hold

• IRR: 8.8%
• Equity multiple: 1.70×
• Total profit: $19,698
• Equity at exit: $8,638

Cash invested: $27,972 (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 28305

• Home prices YoY: -28.4%
• Rents YoY: 4.0%
• Active inventory: 102
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,143 high
• Mortgage (P&I): −$524
• Tax from tax record: −$133 /mo · $1,595/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $204

Break-even live

Break-even rent $884

Max offer price $99,900

Occupancy floor 77%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1122 Morgan St Apt E Fayetteville, NC	2.0	1.0	654	$995	$1.52	23d	1	0.56mi
1107 W Rowan St Unit 1111-3 Fayetteville, NC	1.0	1.0	700	$850	$1.21	23d	1	1.20mi
1918 Millan Dr Unit A Fayetteville, NC	1.0	1.0	720	$1,099	$1.53	23d	1	1.27mi
1918 Millan Dr Fayetteville, NC	2.0	1.0	720	$1,099	$1.53	23d	1	1.27mi
450 Hay St Fayetteville, NC	1.0–2.0	1.0–2.0	799	$1,745	$2.18	13d	3	1.39mi
222 Woodrow St Fayetteville, NC	1.0	1.0	625	$895	$1.43	23d	1	1.39mi

Listing history 10 events

1. 2026-02-13
   status Pending
2. 2026-01-19
   listed $99,900 Active
3. 2025-08-29
   price $118,500
4. 2025-08-08
   listed $119,500 Active
5. 2023-06-05
   soldstatus $115,000
6. 2023-06-02
   soldstatus $114,900 Closed 384-char remark

   Show marketing remark (384 chars)

   Terry Sanford school district, 2 bedroom 1 bath home. Neighborhood playground in walking distance of home. Nice size living area with hardwood flooring. Kitchen with new flooring and exit to backyard. 2 bedrooms with hardwood flooring. Hall full guest bath with tub/shower combo. Fresh paint interior. Mudroom off of living space with washer and dryer connection. Vinyl exterior home.

7. 2023-05-04
   status Pending 384-char remark

   Show marketing remark (384 chars)

   Terry Sanford school district, 2 bedroom 1 bath home. Neighborhood playground in walking distance of home. Nice size living area with hardwood flooring. Kitchen with new flooring and exit to backyard. 2 bedrooms with hardwood flooring. Hall full guest bath with tub/shower combo. Fresh paint interior. Mudroom off of living space with washer and dryer connection. Vinyl exterior home.

8. 2023-04-27
   listed $114,900 Active 384-char remark

   Show marketing remark (384 chars)

   Terry Sanford school district, 2 bedroom 1 bath home. Neighborhood playground in walking distance of home. Nice size living area with hardwood flooring. Kitchen with new flooring and exit to backyard. 2 bedrooms with hardwood flooring. Hall full guest bath with tub/shower combo. Fresh paint interior. Mudroom off of living space with washer and dryer connection. Vinyl exterior home.

9. 2023-01-31
   soldstatus $150,000
10. 1995-01-27
    soldstatus $8,000

ⓘ 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: $1,595 · $133/mo
• Projected year-2 tax: $1,595 · $133/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 15 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: $13,715
• − Mortgage interest: −$5,596
• − Property taxes: −$1,595
• − Insurance: −$500
• − Repairs & maintenance: −$1,097
• − Management: −$1,097
• − Depreciation: −$2,906
• Taxable income: $924
• Est. tax owed @ 24.0%: −$222
• After-tax cash flow: $2,232/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): 5,710
• Household income: $78,148
• Rent vs Own: 43.0% rent · 57.0% own
• Severe rent burden: 344.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 19% Hispanic / Latino 9% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1% Dominican 2%
• Common ancestry: Slovak 5% Serbian 3% Italian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 7% Tagalog/Filipino 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: ▼ -90.32%
• Current HPI: 227.8969
• Rent YoY: ▲ 3.95%
• 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

+1148.8% since first listed

10 events — show timeline

• 2026-02-13 Pending — LPRMLS
• 2026-01-19 Listed $99,900 LPRMLS
• 2025-08-29 Price Changed $118,500 LPRMLS
• 2025-08-08 Listed $119,500 LPRMLS
• 2023-06-05 Sold (Public Records) $115,000 Public Records
• 2023-06-02 Sold (MLS) $114,900 LPRMLS
• 2023-05-04 Pending — LPRMLS
• 2023-04-27 Listed $114,900 LPRMLS
• 2023-01-31 Sold (Public Records) $150,000 Public Records
• 1995-01-27 Sold (Public Records) $8,000 Public Records

Property tax history

+9.8%/yr

Latest (2025): $1,595 · +88.8% YoY. Source: county tax records.