311 Stuart Ave · Fayetteville, NC 28301

$145,000

3 bd · 1.0 ba · 792 sqft · SingleFamily public records · 73 Days on market

Built 1952

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Why this score? — see what drove the D 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 +13.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Calling all investors!!! This 3 bedroom home with a 1 car garage can be a great starter home or used as a rental property. The property is located near downtown Fayetteville, Fayetteville State University and other local amenities. It does need some TLC so come make all of your visions into a reality! Home is being sold "as is".

Key facts

• Close to restaurants
• Close to schools
• Investment property

Tags

• INVESTMENT PROPERTY
• NEAR DOWNTOWN FAYETTEVILLE
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPPING
• CLOSE TO SCHOOLS
• LOCAL AMENITIES

Property features AI

Exterior

• Parking: Attached garage with 1 covered space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding
• Exterior features: Paved road access; Crawl space foundation

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: 5 total rooms (bedroom count not specified)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating provided; Window unit cooling; Ceiling fans for cooling
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $9 ($104/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (16.0% below list).
• Recommended offer: $122k (16.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Luther Nick Jeralds Middle (math 13% / reading 24%, grade F, #436 of 475 statewide, top 93%, 616 students, 100% FRL); E E Smith High (math 42% / reading 41%, grade F, #381 of 535 statewide, top 72%, 1,004 students, 99% FRL) — zoned schools average 99% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 135 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 37% of the median local income ($39k/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.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 6 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 $82k; list at $145k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $121,807 (16.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.26%
• DSCR: 1.01
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $94,248
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2007 Overlook Dr	0.05mi	3/1.0	786 (-1%)	18mo	$85,000	$108	82
140 Kensington Cir	0.48mi	2/1.0 (-1)	800 (+1%)	10mo	$131,500	$164	62
1207 Hillsboro St	0.55mi	2/1.0 (-1)	830 (+5%)	2mo	$150,000	$181	60
151 Kensington Cir	0.47mi	2/1.0 (-1)	857 (+8%)	5mo	$57,500	$67	56
276 N Windsor Dr	0.73mi	2/1.0 (-1)	775 (-2%)	6mo	$92,000	$119	52
1211 West Dr	0.51mi	2/1.0 (-1)	810 (+2%)	20mo	$55,000	$68	51
1406 Edgecombe Ave	0.45mi	2/1.0 (-1)	896 (+13%)	3mo	$85,000	$95	50
1601 Minurva Dr	0.66mi	3/1.0	864 (+9%)	14mo	$135,000	$156	43
805 Minurva Ct	0.67mi	3/1.0	864 (+9%)	14mo	$150,000	$174	42

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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-22,355
• Equity at exit: $21,620

10-year hold

• IRR: -6.1%
• Equity multiple: 0.60×
• Total profit: $-16,304
• Equity at exit: $12,537

Cash invested: $40,600 (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 28301

• Home prices YoY: -12.5%
• Rents YoY: 3.5%
• Active inventory: 135
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,218 high
• Mortgage (P&I): −$760
• Tax from tax record: −$133 /mo · $1,594/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $9

Break-even live

Break-even rent $1,207

Max offer price $145,000

Occupancy floor 94%

Sensitivity live

Price	-10% $91	-5% $50	+0% $9	+5% $-32	+10% $-73
Rent	-10% $-88	-5% $-39	+0% $9	+5% $57	+10% $105
Rate	-1.0pp $82	-0.5pp $46	base $9	+0.5pp $-29	+1.0pp $-67

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2061 Osceola Dr Fayetteville, NC	3.0	1.0	928	$1,300	$1.40	24d	1	0.25mi
112 Quincy St Fayetteville, NC	3.0	1.0	1080	$1,320	$1.22	15d	1	0.32mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	15d	1	0.36mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	24d	1	0.36mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	15d	1	0.39mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	24d	1	0.39mi
110 Facility Dr #2015 Fayetteville, NC	2.0	1.0	700	$995	$1.42	24d	1	0.39mi
2015 Blake St Fayetteville, NC	2.0	1.0	700	$995	$1.42	24d	1	0.39mi
398 Bainbridge Ct Fayetteville, NC	3.0	2.0	900	$990	$1.10	24d	1	0.49mi
398 Bainbridge Ct Fayetteville, NC	3.0	2.0	900	$990	$1.10	15d	1	0.49mi
302 Brookwood Ave Fayetteville, NC	2.0	1.0	979	$1,250	$1.28	15d	1	0.54mi
307 Hawthorne Rd Fayetteville, NC	3.0	1.0	886	$1,125	$1.27	15d	1	0.54mi
122 Kensington Cir Fayetteville, NC	3.0	1.0	856	$1,250	$1.46	24d	1	0.54mi
1606 Gibson St Fayetteville, NC	3.0	1.5	1014	$1,000	$0.99	24d	1	0.59mi
113 Mullins Ave Fayetteville, NC	2.0	1.0	1000	$1,025	$1.02	24d	1	0.63mi
282 Windsor Dr Fayetteville, NC	3.0	1.0	855	$1,000	$1.17	24d	1	0.77mi
1704 Newark Ave Fayetteville, NC	2.0	1.0	1100	$850	$0.77	24d	1	0.80mi
216 Brainerd Ave Fayetteville, NC	2.0	1.0	818	$1,150	$1.41	24d	1	0.87mi
2737 Kentberry Ave Fayetteville, NC	2.0–3.0	2.0	1209	$1,400	$1.16	15d	5	1.06mi
806 Lakeland St Fayetteville, NC	3.0	1.0	864	$1,400	$1.62	24d	1	1.08mi
2212 Murchison Rd Unit B Fayetteville, NC	2.0	1.0	564	$1,099	$1.95	15d	1	1.15mi
2212 Murchison Rd Fayetteville, NC	2.0	1.0	564	$1,250	$2.22	24d	1	1.15mi
1261 Thelbert Dr Fayetteville, NC	2.0	1.0	768	$1,100	$1.43	15d	1	1.28mi
633 Elk Ct Fayetteville, NC	2.0	1.5	1000	$1,000	$1.00	24d	1	1.30mi
2846 Copenhagen Dr Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	24d	1	1.31mi
100 Sycamore Ct Fayetteville, NC	2.0	1.0	800	$875	$1.09	24d	1	1.33mi
733 Ashburton Dr Fayetteville, NC	3.0	1.5	1118	$1,300	$1.16	24d	1	1.34mi

Listing history 38 events

1. 2026-06-21
   days on market $145,000 Active 73 DOM
2. 2026-06-18
   days on market $145,000 Active 70 DOM
3. 2026-06-17
   days on market $145,000 Active 69 DOM
4. 2026-06-16
   days on market $145,000 Active 68 DOM
5. 2026-06-15
   days on market $145,000 Active 67 DOM
6. 2026-06-14
   days on market $145,000 Active 65 DOM
7. 2026-06-13
   days on market $145,000 Active 64 DOM
8. 2026-06-10
   days on market $145,000 Active 62 DOM
9. 2026-06-09
   days on market $145,000 Active 61 DOM
10. 2026-06-08
    days on market $145,000 Active 60 DOM
11. 2026-06-07
    days on market $145,000 Active 59 DOM
12. 2026-06-03
    days on market $145,000 Active 55 DOM
13. 2026-06-02
    days on market $145,000 Active 54 DOM
14. 2026-06-01
    days on market $145,000 Active 53 DOM
15. 2026-05-31
    days on market $145,000 Active 52 DOM
16. 2026-05-30
    days on market $145,000 Active 51 DOM
17. 2026-05-15
    price $145,000
18. 2026-04-09
    listed $150,000 Active
19. 2024-08-25
    historical
20. 2024-08-24
    price $140,000
21. 2024-07-06
    price $130,000
22. 2024-07-02
    price $137,000
23. 2024-06-27
    status Active
24. 2024-06-22
    historical $1,100
25. 2024-06-21
    historical
26. 2024-06-03
    listed $1,100
27. 2024-05-08
    price $139,999
28. 2024-04-30
    price $142,000
29. 2024-04-15
    price $149,999
30. 2024-03-25
    price $153,000
31. 2024-03-07
    listed $156,800 Active
32. 2023-08-16
    soldstatus $82,000
33. 2023-08-15
    soldstatus $82,000 Closed 340-char remark

    Show marketing remark (340 chars)

    Calling all investors!!! This 3 bedroom home with a 1 car garage can be a great starter home or used as a rental property. The property is located near downtown Fayetteville, Fayetteville State University and other local amenities. It does need some TLC so come make all of your visions into a reality! Home is being sold "as is".

34. 2023-08-02
    historical 340-char remark

    Show marketing remark (340 chars)

    Calling all investors!!! This 3 bedroom home with a 1 car garage can be a great starter home or used as a rental property. The property is located near downtown Fayetteville, Fayetteville State University and other local amenities. It does need some TLC so come make all of your visions into a reality! Home is being sold "as is".

35. 2023-07-21
    status Pending 340-char remark

    Show marketing remark (340 chars)

    Calling all investors!!! This 3 bedroom home with a 1 car garage can be a great starter home or used as a rental property. The property is located near downtown Fayetteville, Fayetteville State University and other local amenities. It does need some TLC so come make all of your visions into a reality! Home is being sold "as is".

36. 2023-07-19
    listed $82,000 Active 340-char remark

    Show marketing remark (340 chars)

    Calling all investors!!! This 3 bedroom home with a 1 car garage can be a great starter home or used as a rental property. The property is located near downtown Fayetteville, Fayetteville State University and other local amenities. It does need some TLC so come make all of your visions into a reality! Home is being sold "as is".

37. 2017-08-16
    soldstatus $14,900
38. 2017-06-20
    listed $14,900

ⓘ 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: $1,594 · $133/mo
• Projected year-2 tax: $1,594 · $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 3/10 Moderate
• 🌡 Heat 7/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,617
• − Mortgage interest: −$8,122
• − Property taxes: −$1,594
• − Insurance: −$725
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$4,218
• Taxable loss: −$2,381
• Est. tax savings @ 24.0%: +$572
• After-tax cash flow: $675/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): 16,798
• Household income: $39,198
• Rent vs Own: 64.7% rent · 35.3% own
• Severe rent burden: 1389.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 19% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Serbian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -37.92%
• Current HPI: 265.98
• Rent YoY: ▲ 3.49%
• 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

+873.2% since first listed

22 events — show timeline

• 2026-05-15 Price Changed $145,000 LPRMLS
• 2026-04-09 Listed $150,000 LPRMLS
• 2024-08-25 Listing Removed — TMLS
• 2024-08-24 Price Changed $140,000 TMLS
• 2024-07-06 Price Changed $130,000 TMLS
• 2024-07-02 Price Changed $137,000 TMLS
• 2024-06-27 Relisted — TMLS
• 2024-06-22 Rental Removed $1,100 TMLS
• 2024-06-21 Listing Removed — TMLS
• 2024-06-03 Listed for Rent $1,100 TMLS
• 2024-05-08 Price Changed $139,999 TMLS
• 2024-04-30 Price Changed $142,000 TMLS
• 2024-04-15 Price Changed $149,999 TMLS
• 2024-03-25 Price Changed $153,000 TMLS
• 2024-03-07 Listed $156,800 TMLS
• 2023-08-16 Sold (Public Records) $82,000 Public Records
• 2023-08-15 Sold (MLS) $82,000 LPRMLS
• 2023-08-02 Delisted — LPRMLS
• 2023-07-21 Pending — LPRMLS
• 2023-07-19 Listed $82,000 LPRMLS
• 2017-08-16 Sold (MLS) $14,900 LPRMLS
• 2017-06-20 Listed $14,900 LPRMLS

Property tax history

+6.6%/yr

Latest (2025): $1,594 · +42.8% YoY. Source: county tax records.