1934 N Pearl St · Fayetteville, NC 28303

$170,000

3 bd · 2.0 ba · 1,737 sqft · SingleFamily public records · 71 Days on market

Built 1973 0.35 ac lot Est $240k · 29% under ↓ 11% since listing

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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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +5.1/10.0
• 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

“Priced to move and full of possibilities. Come walk through and see why it could be the perfect fit for your next chapter. ” Great investment opportunity! This property offers great potential at an affordable price! Home is in fair condition. The interior has been completely painted from floor to ceiling. The property is priced to reflect its condition. It is full of promise for those with vision and creativity. This could be your chance to secure a property with some upside potential - whether a buy and hold, or a flip. This home requires some work, but has the potential to become a charming residence for a DIY buyer or as a strong income-producing investment. The home combine

Key facts

• Close to dining
• Close to shopping
• 0.35 acre lot

Tags

• CLOSE TO SHOPPING
• CLOSE TO DINING
• EASY COMMUTE TO FORT BRAGG

Property features AI

Finance

• HOA & community: Street lights in the community

Exterior

• Parking: Attached garage; 1 covered garage space; 1 garage space total
• Utilities: Public water; Public sewer
• Home design: Single-family residential; Multi/split levels; Sloping lot/topography; Paved road access; Located in the EDENROC subdivision; Zoned SF6 (Single Family Res 6)
• Construction: Brick veneer and frame construction
• Exterior features: Private yard; Rain gutters; Porch; Patio; Screened patio; Storm door(s); Fenced backyard (full)

Interior

• Kitchen: Refrigerator; Dishwasher; Free-standing refrigerator
• Bedrooms: Total of 7 rooms (bedrooms included)
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ceiling fan(s) for cooling; Exhaust fan heating
• Interior features: Ceiling fans; Entrance foyer; Eat-in kitchen; Granite counters; Unfurnished
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $98 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $160k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: Margaret Willis Elementary (math 12% / reading 17%, grade F, #1,331 of 1,410 statewide, top 96%, 299 students, 99% FRL); Luther Nick Jeralds Middle (math 13% / reading 24%, grade F, #436 of 475 statewide, top 93%, 616 students, 100% 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 (+3.0%/yr); 280 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 71 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 75% 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 $159,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.01% ✓
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $239,706
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 Edenwood Dr	0.05mi	4/2.5 (+1)	1,612 (-7%)	2mo	$249,900	$155	77
1926 N Pearl St	0.03mi	4/2.0 (+1)	1,895 (+9%)	4mo	$259,999	$137	75
807 Cape Fear Ave	0.42mi	3/2.0	1,670 (-4%)	0mo	$190,000	$114	74
833 Anarine St	0.29mi	2/2.0 (-1)	1,680 (-3%)	4mo	$155,000	$92	72
1810 Catawba St	0.47mi	4/2.5 (+1)	1,772 (+2%)	1mo	$140,000	$79	67
1901 Bain Dr	0.46mi	4/2.0 (+1)	1,644 (-5%)	2mo	$189,000	$115	63
1905 Spruce St	0.63mi	3/2.0	1,657 (-5%)	0mo	$210,000	$127	62
1813 Spruce St	0.45mi	4/3.0 (+1)	1,638 (-6%)	4mo	$262,000	$160	58
506 Pilot Ave	0.68mi	2/2.0 (-1)	1,619 (-7%)	1mo	$223,000	$138	51
1061 Mohawk Ave	0.59mi	3/3.0	1,547 (-11%)	1mo	$223,000	$144	49
2703 Pecan Dr	0.74mi	3/2.0	1,612 (-7%)	6mo	$235,000	$146	49
503 Cape Fear Ave	0.70mi	3/2.0	1,501 (-14%)	1mo	$299,500	$200	43

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: -12.3%
• Equity multiple: 0.55×
• Total profit: $-21,198
• Equity at exit: $25,348

10-year hold

• IRR: -3.1%
• Equity multiple: 0.79×
• Total profit: $-10,033
• Equity at exit: $14,698

Cash invested: $47,600 (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 28303

• Home prices YoY: -25.4%
• Rents YoY: 3.0%
• Active inventory: 280
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,709 high
• Mortgage (P&I): −$891
• Tax from tax record: −$234 /mo · $2,804/yr
• Insurance: −$71
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $98

Break-even live

Break-even rent $1,584

Max offer price $170,000

Occupancy floor 89%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 Ethelored St Fayetteville, NC	2.0	2.0	1701	$1,395	$0.82	23d	1	0.35mi
1000 Ivy Rd Fayetteville, NC	3.0	1.0	1200	$1,400	$1.17	23d	1	0.41mi
809 Cape Fear Ave Fayetteville, NC	2.0	1.0	1225	$1,450	$1.18	21d	1	0.42mi
1817 McGougan Rd Fayetteville, NC	3.0	2.0	1811	$2,100	$1.16	14d	1	0.50mi
1820 McGougan Rd Fayetteville, NC	3.0	2.5	1967	$1,850	$0.94	23d	1	0.52mi
536 Pearl St Fayetteville, NC	2.0	1.0	1101	$1,349	$1.23	14d	1	0.61mi
1628 Murchison Rd Fayetteville, NC	3.0	1.0	1700	$1,295	$0.76	23d	1	0.62mi
2328 Barrington Cir Fayetteville, NC	2.0	1.0	1050	$1,000	$0.95	21d	1	0.62mi
2326 Barrington Cir Fayetteville, NC	2.0	1.0	1050	$1,200	$1.14	23d	1	0.62mi
2326 Barrington Cir Fayetteville, NC	2.0	1.0	1050	$1,200	$1.14	14d	1	0.62mi
600 Glenville Ave Fayetteville, NC	2.0	1.5	1105	$1,295	$1.17	14d	1	0.64mi
530 Pearl St Unit 1367379P Fayetteville, NC	3.0	2.0	1194	$3,577	$3.00	14d	1	0.64mi
1704 Newark Ave Fayetteville, NC	2.0	1.0	1100	$850	$0.77	23d	1	0.73mi
424 Pearl St Unit 1367380P Fayetteville, NC	4.0	3.0	2077	$4,419	$2.13	14d	1	0.78mi
1228 Woodland Dr Unit 1 Fayetteville, NC	2.0	2.0	1465	$1,595	$1.09	14d	1	0.90mi
1014 Enclave Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,685	$1.52	14d	19	0.91mi
1713 Fort Bragg Rd Unit 1367383P Fayetteville, NC	4.0	2.0	1894	$3,565	$1.88	14d	1	0.92mi
104 Brett Ct Fayetteville, NC	2.0	2.5	1210	$1,400	$1.16	21d	1	0.95mi
501 Lambert St Fayetteville, NC	2.0	2.0	1200	$1,230	$1.02	14d	3	1.09mi
1547 Londonderry Pl Fayetteville, NC	3.0	2.5	1636	$1,750	$1.07	23d	1	1.09mi
2209 Morganton Rd Fayetteville, NC	2.0	2.0	1163	$1,317	$1.13	14d	7	1.16mi
2012 Fig Ct Fayetteville, NC	3.0	2.5	1676	$1,945	$1.16	23d	1	1.18mi
1507 Westlawn Ave Fayetteville, NC	2.0	2.0	1386	$1,500	$1.08	23d	1	1.19mi
1216 Superior Pointe Pl Fayetteville, NC	3.0	2.5	1288	$1,450	$1.13	23d	1	1.20mi
3318 Rogers Dr Fayetteville, NC	3.0	2.0	1392	$1,750	$1.26	14d	1	1.23mi
318 Fairwood Ct Fayetteville, NC	3.0	2.0	1126	$1,550	$1.38	23d	1	1.25mi
2532 Sourwood Dr Fayetteville, NC	4.0	2.0	1562	$1,700	$1.09	23d	1	1.31mi
211 Ellington St Fayetteville, NC	2.0	1.5	1050	$1,395	$1.33	23d	1	1.38mi
1100 Clarendon St #402 Fayetteville, NC	2.0	2.0	1073	$1,400	$1.30	21d	1	1.40mi
1406 Raeford Rd Fayetteville, NC	2.0	2.0	1176	$1,650	$1.40	14d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $170,000 Active 71 DOM
2. 2026-06-17
   days on market $170,000 Active 70 DOM
3. 2026-06-16
   days on market $170,000 Active 69 DOM
4. 2026-06-15
   days on market $170,000 Active 68 DOM
5. 2026-06-14
   days on market $170,000 Active 66 DOM
6. 2026-06-13
   days on market $170,000 Active 65 DOM
7. 2026-06-10
   days on market $170,000 Active 63 DOM
8. 2026-06-09
   days on market $170,000 Active 62 DOM
9. 2026-06-08
   days on market $170,000 Active 61 DOM
10. 2026-06-07
    days on market $170,000 Active 60 DOM
11. 2026-06-03
    days on market $170,000 Active 56 DOM
12. 2026-06-02
    days on market $170,000 Active 55 DOM
13. 2026-06-01
    days on market $170,000 Active 54 DOM
14. 2026-05-31
    days on market $170,000 Active 53 DOM
15. 2026-05-30
    days on market $170,000 Active 52 DOM
16. 2026-05-20
    price $170,000
17. 2026-05-18
    price $180,000
18. 2026-04-09
    listed $185,000 Active
19. 2025-11-17
    price $200,000
20. 2025-11-06
    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: $2,804 · $234/mo
• Projected year-2 tax: $2,804 · $234/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 8/10 Severe FEMA zone X (unshaded) · 99% 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 75% 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: $20,504
• − Mortgage interest: −$9,523
• − Property taxes: −$2,804
• − Insurance: −$1,516
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − Depreciation: −$4,945
• Taxable loss: −$1,566
• Est. tax savings @ 24.0%: +$376
• After-tax cash flow: $1,555/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

-10.5% since first listed

5 events — show timeline

• 2026-05-20 Price Changed $170,000 LPRMLS
• 2026-05-18 Price Changed $180,000 LPRMLS
• 2026-04-09 Listed $185,000 LPRMLS
• 2025-11-17 Price Changed $200,000 LPRMLS
• 2025-11-06 Listed $190,000 LPRMLS

Property tax history

+9.4%/yr

Latest (2025): $2,804 · +22.1% YoY. Source: county tax records.