7534 Cliffbourne Dr · Fayetteville, NC 28303

$114,500

3 bd · 2.0 ba · 1,225 sqft · SingleFamily public records · 8 Days on market

Built 1968 Est $202k · 43% 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +7.1/10.0
• 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

3 bedroom 2 bath home has been renovated! New paint, new light fixtures, new flooring, new vanities and all new kitchen cabinets with quartz counter tops AND new windows. Home has a very large fenced yard in a great location. Move in ready Range will be installed and new driveway. ..

Key facts

• Generous lot
• Mature surroundings
• Functional layout

Tags

• BRICK RANCH STYLE HOME
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• GENEROUS LOT
• MATURE SURROUNDINGS
• CONVENIENT ACCESS TO SHOPPING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $114k).
• Cap rate 9.0% 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: Westover Middle (math 20% / reading 30%, grade F, #396 of 475 statewide, top 84%, 784 students, 100% FRL); Westover High (math 42% / reading 39%, grade F, #387 of 535 statewide, top 73%, 1,202 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 285 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $792 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $114,500

Questions for the listing agent

1. Built in 1968 — 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: 1.21% ✓
• Cap rate: 9.00%
• Cash-on-cash: 9.67%
• DSCR: 1.43
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $202,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7513 Paxton Dr	0.29mi	3/2.0	1,231 (+0%)	1mo	$219,900	$179	85
7538 Hargrove Ct	0.10mi	3/2.0	1,320 (+8%)	1mo	$218,000	$165	82
7533 Cliffbourne	0.03mi	3/1.0	1,114 (-9%)	3mo	$204,900	$184	77
7651 Fletcher Ave	0.45mi	3/2.0	1,242 (+1%)	6mo	$234,900	$189	72
7623 Sable Dr	0.38mi	3/2.0	1,282 (+5%)	4mo	$235,000	$183	71
6532 Bonnie Bell Ln	0.52mi	3/2.0	1,249 (+2%)	2mo	$205,000	$164	70
7519 Telfair Dr	0.43mi	3/1.0	1,189 (-3%)	5mo	$179,900	$151	67
147 Brocton Dr	0.22mi	3/1.5	1,066 (-13%)	2mo	$149,000	$140	65
284 Channing Dr	0.50mi	3/1.0	1,175 (-4%)	3mo	$167,000	$142	63
281 Ramona Dr	0.38mi	3/1.5	1,069 (-13%)	4mo	$188,000	$176	56
7530 Decatur Dr	0.69mi	3/1.0	1,175 (-4%)	6mo	$130,000	$111	52
7522 Decatur Dr	0.70mi	3/1.0	1,175 (-4%)	6mo	$130,000	$111	51

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,030
• Equity at exit: $17,072

10-year hold

• IRR: 8.1%
• Equity multiple: 1.61×
• Total profit: $19,682
• Equity at exit: $9,900

Cash invested: $32,060 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,386 high
• Mortgage (P&I): −$600
• Tax from tax record: −$188 /mo · $2,257/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $258

Break-even live

Break-even rent $1,059

Max offer price $114,500

Occupancy floor 76%

Sensitivity live

Price	-10% $323	-5% $291	+0% $258	+5% $226	+10% $194
Rent	-10% $149	-5% $204	+0% $258	+5% $313	+10% $368
Rate	-1.0pp $316	-0.5pp $288	base $258	+0.5pp $229	+1.0pp $199

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: $28,625
• Closing costs: $3,435
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Family Lodge Dr Unit 5 Fayetteville, NC	2.0	2.5	1200	$1,100	$0.92	15d	1	0.15mi
278 Crabapple Cir #57 Fayetteville, NC	2.0	1.0	796	$990	$1.24	24d	1	0.22mi
7526 Bridgeman Dr Fayetteville, NC	3.0	2.0	1300	$1,450	$1.12	24d	1	0.23mi
6510 Cissna Dr Fayetteville, NC	3.0	1.5	1100	$1,095	$1.00	15d	1	0.28mi
6521 Cissna Dr Fayetteville, NC	3.0	2.0	1456	$1,375	$0.94	15d	1	0.28mi
6445 Independence Pl Dr Fayetteville, NC	1.0–3.0	1.0–3.0	1106	$1,779	$1.61	15d	18	0.37mi
7639 Fletcher Ave Fayetteville, NC	3.0	2.0	1300	$1,400	$1.08	24d	1	0.42mi
7514 Telfair Dr Fayetteville, NC	3.0	1.5	1204	$1,300	$1.08	24d	1	0.45mi
7176 Fillyaw Rd Fayetteville, NC	2.0	2.0	900	$925	$1.03	24d	1	0.77mi
909 Applewood Ln Fayetteville, NC	2.0	2.0	915	$925	$1.01	24d	1	0.80mi
841 Applewood Ln Unit 1 Fayetteville, NC	2.0	2.0	1000	$925	$0.93	24d	1	0.83mi
513 Roundtree Dr Fayetteville, NC	3.0	2.0	1337	$1,775	$1.33	24d	1	0.84mi
205 Brookford Ct Fayetteville, NC	3.0	2.0	1196	$1,640	$1.37	24d	1	0.88mi
942 Stewarts Creek Dr #9 Fayetteville, NC	3.0	2.0	1250	$1,250	$1.00	24d	1	0.94mi
942 Stewarts Creek Dr #8 Fayetteville, NC	2.0	2.0	1020	$1,055	$1.03	24d	1	0.94mi
111 Grande Oaks Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1205	$1,645	$1.37	15d	46	0.98mi
6748 Willowbrook Dr #9 Fayetteville, NC	2.0	2.0	1157	$1,100	$0.95	24d	1	1.03mi
726 Windy Hill Cir Unit 726-C Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	24d	1	1.04mi
6809 Willowbrook Dr Fayetteville, NC	2.0	2.0	1050	$990	$0.94	24d	1	1.05mi
1000 Wood Creek Dr #9 Fayetteville, NC	2.0	2.0	1100	$1,175	$1.07	24d	1	1.06mi
1022 Brookhollow Dr #5 Fayetteville, NC	2.0	2.0	1086	$1,050	$0.97	24d	1	1.07mi
1018 Wood Creek Dr #9 Fayetteville, NC	3.0	2.0	1101	$1,195	$1.09	24d	1	1.07mi
709 Windy Hill Cir Unit 709-D Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	24d	1	1.08mi
718 Windy Hill Cir Unit 718-B Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	15d	1	1.08mi
716 Windy Hill Cir Unit 716-A Fayetteville, NC	2.0	1.5	1100	$1,025	$0.93	24d	1	1.10mi
1014 Brookhollow Dr Fayetteville, NC	2.0	2.0	1050	$1,000	$0.95	15d	1	1.11mi
890 Bedrock Dr Fayetteville, NC	4.0	2.5	1484	$1,650	$1.11	24d	1	1.11mi
6720 Willowbrook Dr #5 Fayetteville, NC	2.0	2.0	1200	$1,150	$0.96	15d	1	1.12mi
244 Wickford Ct Unit 6 Fayetteville, NC	2.0	1.5	1141	$995	$0.87	24d	1	1.12mi
6213 Sabine Dr Fayetteville, NC	3.0	1.5	1092	$1,175	$1.08	24d	1	1.14mi
1002 Brookhollow Dr #5 Fayetteville, NC	3.0	2.0	1311	$1,290	$0.98	22d	1	1.15mi
1001 Brookhollow Dr #4 Fayetteville, NC	3.0	2.0	1311	$1,550	$1.18	24d	1	1.18mi
338 Summer Hill Rd Fayetteville, NC	4.0	2.0	1474	$1,550	$1.05	24d	1	1.18mi
3639 Dornoch Dr Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	24d	1	1.22mi
894 Danish Dr Unit 1 Fayetteville, NC	3.0	2.5	1475	$1,695	$1.15	24d	1	1.23mi
894 Danish Dr Fayetteville, NC	3.0	2.0	1475	$1,695	$1.15	24d	1	1.23mi
824 Danish Dr Fayetteville, NC	3.0	2.5	1310	$1,400	$1.07	24d	1	1.24mi
872 Danish Dr Fayetteville, NC	3.0	2.0	1285	$1,600	$1.25	24d	1	1.26mi
3633 Dornoch Dr Apt E Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	24d	1	1.26mi
3627 Dornoch Dr Apt E Fayetteville, NC	2.0	2.0	1000	$950	$0.95	24d	1	1.30mi

Listing history 8 events

1. 2026-02-18
   status Pending
2. 2026-02-10
   listed $114,500 Active
3. 2023-01-10
   soldstatus $172,000 Closed 288-char remark

   Show marketing remark (288 chars)

   3 bedroom 2 bath home has been renovated! New paint, new light fixtures, new flooring, new vanities and all new kitchen cabinets with quartz counter tops AND new windows. Home has a very large fenced yard in a great location. Move in ready Range will be installed and new driveway. ..

4. 2023-01-10
   soldstatus $172,000

   Show marketing remark (288 chars)

   3 bedroom 2 bath home has been renovated! New paint, new light fixtures, new flooring, new vanities and all new kitchen cabinets with quartz counter tops AND new windows. Home has a very large fenced yard in a great location. Move in ready Range will be installed and new driveway. ..

5. 2022-12-05
   status Pending 288-char remark

   Show marketing remark (288 chars)

   3 bedroom 2 bath home has been renovated! New paint, new light fixtures, new flooring, new vanities and all new kitchen cabinets with quartz counter tops AND new windows. Home has a very large fenced yard in a great location. Move in ready Range will be installed and new driveway. ..

6. 2022-11-21
   listed $172,000 Active 288-char remark

   Show marketing remark (288 chars)

   3 bedroom 2 bath home has been renovated! New paint, new light fixtures, new flooring, new vanities and all new kitchen cabinets with quartz counter tops AND new windows. Home has a very large fenced yard in a great location. Move in ready Range will be installed and new driveway. ..

7. 2005-01-10
   soldstatus $74,000
8. 1999-03-17
   soldstatus $69,000

ⓘ 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: $2,257 · $188/mo
• Projected year-2 tax: $2,257 · $188/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 · 17 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: $16,628
• − Mortgage interest: −$6,414
• − Property taxes: −$2,257
• − Insurance: −$572
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$3,331
• Taxable income: $1,394
• Est. tax owed @ 24.0%: −$334
• After-tax cash flow: $2,767/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

+65.9% since first listed

8 events — show timeline

• 2026-02-18 Pending — LPRMLS
• 2026-02-10 Listed $114,500 LPRMLS
• 2023-01-10 Sold (Public Records) $172,000 Public Records
• 2023-01-10 Sold (MLS) $172,000 LPRMLS
• 2022-12-05 Pending — LPRMLS
• 2022-11-21 Listed $172,000 LPRMLS
• 2005-01-10 Sold (Public Records) $74,000 Public Records
• 1999-03-17 Sold (Public Records) $69,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $2,257 · +40.0% YoY. Source: county tax records.