1563 Boros Dr · Fayetteville, NC 28303

$155,000

3 bd · 2.0 ba · 1,575 sqft · SingleFamily public records · 36 Days on market

Built 1975 Est $213k · 27% 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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

-This 3 Bed, 2 Bath refurb on Boros is anything but Boring! Living/Dining Combo, Kitchen with breakfast nook and breakfast bar opens to Casual Dining Room or Den. Sunroom features freestanding wooden bar with patio adjacent.

Key facts

• Bonus room
• Bar area
• Parking

Tags

• BONUS ROOM
• BAR AREA
• BAR HEIGHT COUNTERTOP
• DEDICATED DINING AREA
• GENEROUSLY SIZED BACKYARD
• TWO STORAGE BUILDINGS

Property features AI

Finance

• Other: Listed by Main Street Realty Group

Exterior

• Parking: Carport with 1 covered space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property in GREENVALLEY subdivision; Zoned SF10 (Single Family Res 10)
• Construction: Brick veneer and frame construction
• Exterior features: Front porch; Back yard fencing

Interior

• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Ceiling fan cooling
• Interior features: Ceiling fans; Fireplaces in dining room and living room; Crawl space

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 $241 ($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 8.2% 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: schools C-, 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.
• Market conditions: Rents rising (+3.0%/yr); 285 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 35% of the median local income ($58k/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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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.
• Current owner paid $115k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1975 — 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. 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?
5. 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.
6. 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.
7. 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: 1.08% ✓
• Cap rate: 8.16%
• Cash-on-cash: 6.67%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $212,625
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1519 Palmer Dr	0.28mi	3/2.0	1,573 (-0%)	3mo	$212,000	$135	84
1649 Boros Dr	0.29mi	3/2.0	1,597 (+1%)	6mo	$220,000	$138	80
1716 Boros Dr	0.37mi	3/2.0	1,637 (+4%)	4mo	$249,000	$152	73
514 Helen St	0.46mi	3/2.0	1,536 (-2%)	4mo	$244,000	$159	71
1520 Maggie St	0.27mi	3/2.0	1,710 (+9%)	6mo	$220,000	$129	68
1605 Snead Ave	0.14mi	3/2.5	1,775 (+13%)	3mo	$130,000	$73	67
1520 Palmer Dr	0.25mi	3/2.0	1,780 (+13%)	1mo	$240,000	$135	66
509 Dale Dr	0.52mi	3/2.0	1,611 (+2%)	8mo	$175,000	$109	65
1515 Nicklaus Dr	0.23mi	3/2.0	1,734 (+10%)	9mo	$230,500	$133	65
1781 Geiberger Dr	0.42mi	3/2.0	1,386 (-12%)	2mo	$229,000	$165	58
1613 Morehead Ave	0.68mi	4/2.0 (+1)	1,605 (+2%)	5mo	$200,000	$125	56
1610 Morehead Ave	0.68mi	3/2.0	1,338 (-15%)	8mo	$197,000	$147	36

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 · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-9,708
• Equity at exit: $23,111

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $11,528
• Equity at exit: $13,402

Cash invested: $43,400 (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 28303

• Home prices YoY: -25.4%
• Rents YoY: 3.0%
• Active inventory: 285
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,678 high
• Mortgage (P&I): −$813
• Tax from tax record: −$207 /mo · $2,488/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $241

Break-even live

Break-even rent $1,373

Max offer price $155,000

Occupancy floor 81%

Sensitivity live

Price	-10% $329	-5% $285	+0% $241	+5% $197	+10% $153
Rent	-10% $109	-5% $175	+0% $241	+5% $307	+10% $374
Rate	-1.0pp $319	-0.5pp $281	base $241	+0.5pp $201	+1.0pp $160

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1526 Trevino Dr Fayetteville, NC	3.0	2.0	1629	$1,800	$1.10	24d	1	0.15mi
1907 Eichelberger Dr Fayetteville, NC	3.0	2.0	1463	$1,650	$1.13	24d	1	0.64mi
1216 Superior Pointe Pl Fayetteville, NC	3.0	2.5	1288	$1,450	$1.13	24d	1	0.66mi
1615 Morehead Ave Fayetteville, NC	3.0	2.0	1073	$1,400	$1.30	24d	1	0.71mi
1547 Londonderry Pl Fayetteville, NC	3.0	2.5	1636	$1,750	$1.07	24d	1	0.73mi
1733 Swann St Fayetteville, NC	4.0	2.5	1894	$1,850	$0.98	24d	1	0.82mi
1014 Enclave Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,685	$1.52	15d	19	0.84mi
1808 Tryon Dr Fayetteville, NC	2.0	2.0	1066	$995	$0.93	24d	1	0.89mi
1404 Hibiscus Rd Fayetteville, NC	3.0	1.5	1418	$1,350	$0.95	22d	1	0.90mi
1712 Scampton Dr Unit NA Fayetteville, NC	3.0	2.0	1814	$1,900	$1.05	15d	1	0.95mi
1712 Scampton Dr Fayetteville, NC	3.0	1.5	1814	$2,000	$1.10	24d	1	0.95mi
1350 Shaw Rd Fayetteville, NC	3.0	2.0	1339	$1,399	$1.04	15d	1	0.97mi
1882 Tryon Dr #4 Fayetteville, NC	2.0	2.0	1063	$1,100	$1.03	15d	1	0.98mi
1861 Tryon Dr Unit 3 Fayetteville, NC	2.0	2.0	1050	$995	$0.95	24d	1	0.98mi
2532 Sourwood Dr Fayetteville, NC	4.0	2.0	1562	$1,700	$1.09	24d	1	0.98mi
3611 Tindall Ct Fayetteville, NC	3.0	2.0	1813	$2,300	$1.27	15d	1	0.98mi
1849 Tryon Dr Fayetteville, NC	2.0	2.0	1061	$998	$0.94	24d	2	1.03mi
1651 Baysden Ct Fayetteville, NC	4.0	2.5	2042	$2,150	$1.05	24d	1	1.08mi
3613 Pine Lake Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1116	$1,645	$1.47	15d	31	1.09mi
1909 Tryon Dr #7 Fayetteville, NC	2.0	2.0	1060	$1,050	$0.99	24d	1	1.10mi
5745 Holland St Fayetteville, NC	3.0	1.0	1140	$1,650	$1.45	24d	1	1.11mi
5523 Livingston Dr Fayetteville, NC	4.0	1.5	1305	$1,600	$1.23	24d	1	1.15mi
3446 Sandystone Cir Fayetteville, NC	3.0	2.5	1489	$1,700	$1.14	24d	1	1.20mi
3374 Galleria Dr Fayetteville, NC	3.0	2.0	1350	$1,200	$0.89	24d	1	1.20mi
3318 Rogers Dr Fayetteville, NC	3.0	2.0	1392	$1,750	$1.26	15d	1	1.22mi
3519 Rolls Ave Fayetteville, NC	3.0	2.0	1625	$1,700	$1.05	15d	1	1.27mi
1820 McGougan Rd Fayetteville, NC	3.0	2.5	1967	$1,850	$0.94	24d	1	1.28mi
3527 Scottywood Dr Fayetteville, NC	4.0	2.0	1454	$1,775	$1.22	24d	1	1.30mi
1817 McGougan Rd Fayetteville, NC	3.0	2.0	1811	$2,100	$1.16	15d	1	1.32mi
1937 Sardonyx Rd Fayetteville, NC	2.0	2.0	1200	$1,150	$0.96	24d	1	1.33mi
853 Shannon Dr Fayetteville, NC	3.0	1.5	1820	$1,650	$0.91	24d	1	1.38mi
4310 Coolidge St Fayetteville, NC	3.0	1.5	1212	$1,250	$1.03	15d	1	1.40mi
715 Ashburton Dr Fayetteville, NC	3.0	2.0	1278	$1,600	$1.25	24d	1	1.41mi
733 Ashburton Dr Fayetteville, NC	3.0	1.5	1118	$1,300	$1.16	24d	1	1.42mi
3523 Rosehill Rd Fayetteville, NC	4.0	1.0	1448	$1,450	$1.00	15d	1	1.43mi
710 Villagio Pl Fayetteville, NC	1.0–2.0	1.0–2.0	984	$1,686	$1.71	15d	9	1.47mi

Listing history 19 events

1. 2026-06-16
   remarks 693-char remark
2. 2026-06-13
   statusdays on market $155,000 Pending 36 DOM
3. 2026-06-10
   days on market $155,000 Active 35 DOM
4. 2026-06-09
   days on market $155,000 Active 34 DOM
5. 2026-06-08
   days on market $155,000 Active 33 DOM
6. 2026-06-07
   days on market $155,000 Active 32 DOM
7. 2026-06-03
   days on market $155,000 Active 28 DOM
8. 2026-06-02
   days on market $155,000 Active 27 DOM
9. 2026-06-01
   days on market $155,000 Active 26 DOM
10. 2026-05-31
    days on market $155,000 Active 25 DOM
11. 2026-05-30
    days on market $155,000 Active 24 DOM
12. 2026-05-21
    status Active
13. 2026-05-20
    status Pending
14. 2026-05-05
    listed $155,000 Active
15. 2017-11-16
    soldstatus $115,000
16. 2017-11-15
    soldstatus $115,000 224-char remark

    Show marketing remark (224 chars)

    -This 3 Bed, 2 Bath refurb on Boros is anything but Boring! Living/Dining Combo, Kitchen with breakfast nook and breakfast bar opens to Casual Dining Room or Den. Sunroom features freestanding wooden bar with patio adjacent.

17. 2017-08-10
    listed $119,500 224-char remark

    Show marketing remark (224 chars)

    -This 3 Bed, 2 Bath refurb on Boros is anything but Boring! Living/Dining Combo, Kitchen with breakfast nook and breakfast bar opens to Casual Dining Room or Den. Sunroom features freestanding wooden bar with patio adjacent.

18. 2004-07-29
    soldstatus $69,000
19. 1985-10-01
    soldstatus $57,000

ⓘ 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: $2,488 · $207/mo
• Projected year-2 tax: $2,488 · $207/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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $20,141
• − Mortgage interest: −$8,682
• − Property taxes: −$2,488
• − Insurance: −$775
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$4,509
• Taxable income: $463
• Est. tax owed @ 24.0%: −$111
• After-tax cash flow: $2,782/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): 30,965
• Household income: $58,223
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1370.0

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 0.70)
• Race & ethnicity: White 39% Black 37% Two or more races 11% Hispanic / Latino 10% Asian 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 3% Serbian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Spanish 7% Other Asian/Pacific 2% Korean 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: ▼ -77.14%
• Current HPI: 226.5097
• Rent YoY: ▲ 3.01%
• 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

+171.9% since first listed

8 events — show timeline

• 2026-05-21 Relisted — LPRMLS
• 2026-05-20 Pending — LPRMLS
• 2026-05-05 Listed $155,000 LPRMLS
• 2017-11-16 Sold (Public Records) $115,000 Public Records
• 2017-11-15 Sold (MLS) $115,000 LPRMLS
• 2017-08-10 Listed $119,500 LPRMLS
• 2004-07-29 Sold (Public Records) $69,000 Public Records
• 1985-10-01 Sold (Public Records) $57,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,488 · +15.1% YoY. Source: county tax records.