5552 Jackson St · Hope Mills, NC 28348

$142,900

3 bd · 2.0 ba · 914 sqft · Land · 118 Days on market

Built 2018 0.40 ac lot ↓ 3% since listing

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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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for an affordable home with room to grow? This move-in-ready home offers the perfect combination of space, comfort, and value! 5552 Jackson St, Hope Mills, NC? Why keep paying rent when you can own? This move-in-ready home offers the space you need, the affordability you want, and the opportunity to start building equity instead of paying your landlord's mortgage. This property is 2 lots combined with two different tax numbers (0413-97-7958 and 0413-97-7984). Total Acre . 40 Open-concept layout Spacious kitchen with breakfast peninsula Large lot with room to enjoy Affordable monthly payment potential Conveniently located near shopping, dining, schools, and Fort Libe

Key facts

• 0.4 acre lot
• Built 2018
• Listed 118 days

Property features AI

Exterior

• Utilities: Water from spring and well; No sewer (sewer not available)
• Home design: Manufactured home; Residential property
• Construction: Aluminum siding

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Oven; Refrigerator
• Bedrooms: 3 total rooms
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central electric air conditioning; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Laminate counters; Open floorplan

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $143k.

Deal economics

• At list price, monthly cash flow is $144 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $143k).
• Recommended offer: $130k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.5% vs local median 4.8% in Hope Mills — 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 67/100 on livability (#234 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D-, amenities F, commute F.
• 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: Gray'S Creek Middle (math 33% / reading 48%, grade F, #215 of 475 statewide, top 46%, 1,126 students, 50% FRL); Gray'S Creek High (math 61% / reading 58%, grade C+, #216 of 535 statewide, top 43%, 1,395 students, 44% FRL).
• Zoned-school proficiency averages 50% at this address vs 36% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.3%/yr); 317 active listings in the ZIP; 7 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $988 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($130k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,039 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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: 1.00% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.28% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-12,081
• Equity at exit: $21,307

10-year hold

• IRR: 3.0%
• Equity multiple: 1.23×
• Total profit: $9,265
• Equity at exit: $12,355

Cash invested: $40,012 (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 28348

• Home prices YoY: -14.0%
• Rents YoY: 4.3%
• Active inventory: 317
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,433 high
• Mortgage (P&I): −$749
• Tax est. 1.5%: −$179 /mo · $2,144/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $144

Break-even live

Break-even rent $1,250

Max offer price $142,900

Occupancy floor 85%

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: $35,725
• Closing costs: $4,287
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3717 Damien Dr Hope Mills, NC	2.0	2.0	975	$1,280	$1.31	13d	3	0.82mi
4901 Madison Dr Hope Mills, NC	2.0	2.0	900	$950	$1.06	13d	1	0.84mi
4065 Professional Dr Unit 4065 Hope Mills, NC	2.0	2.0	1050	$1,095	$1.04	23d	1	0.96mi
4065 Professional Dr Hope Mills, NC	2.0	2.0	1050	$1,095	$1.04	21d	1	0.96mi
4079 Professional Dr Hope Mills, NC	2.0	2.0	1050	$1,095	$1.04	23d	1	0.98mi
4033 Professional Dr Unit 4033 Hope Mills, NC	2.0	2.0	1050	$1,095	$1.04	23d	1	1.02mi
3916 Middle St Hope Mills, NC	2.0	1.0	905	$1,115	$1.23	13d	1	1.34mi

Listing history 19 events

1. 2026-06-18
   days on market $142,900 Active 118 DOM
2. 2026-06-17
   days on market $142,900 Active 117 DOM
3. 2026-06-16
   days on market $142,900 Active 116 DOM
4. 2026-06-15
   days on market $142,900 Active 115 DOM
5. 2026-06-14
   days on market $142,900 Active 113 DOM
6. 2026-06-13
   days on market $142,900 Active 112 DOM
7. 2026-06-10
   days on market $142,900 Active 110 DOM
8. 2026-06-09
   days on market $142,900 Active 109 DOM
9. 2026-06-08
   days on market $142,900 Active 108 DOM
10. 2026-06-07
    pricedays on market $142,900 Active 107 DOM
11. 2026-06-03
    days on market $144,900 Active 103 DOM
12. 2026-06-02
    days on market $144,900 Active 102 DOM
13. 2026-06-01
    days on market $144,900 Active 101 DOM
14. 2026-05-31
    days on market $144,900 Active 100 DOM
15. 2026-05-30
    days on market $144,900 Active 99 DOM
16. 2026-04-08
    price $144,900
17. 2026-03-25
    price $145,900
18. 2026-03-12
    price $147,500
19. 2026-02-21
    listed $149,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,191
• − Mortgage interest: −$8,005
• − Property taxes: −$2,144
• − Insurance: −$714
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$4,157
• Taxable loss: −$579
• Est. tax savings @ 24.0%: +$139
• After-tax cash flow: $1,870/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 — Hope Mills

• Score: 67/100
• State rank: #234
• US rank: #10761

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D- Housing A+ Health & safety B+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 265,314 people
• City population: 39,196
• Metro: Fayetteville, NC
• Population (ZIP): 39,196
• Household income: $66,129
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 746.0

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 0.67)
• Race & ethnicity: White 49% Black 27% Hispanic / Latino 13% Two or more races 11% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5%
• Common ancestry: Romanian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 90% English-only · Spanish 8% 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: ▼ -37.14%
• Current HPI: 228.3122
• Rent YoY: ▲ 4.28%
• 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

-2.8% since first listed

4 events — show timeline

• 2026-04-08 Price Changed $144,900 LPRMLS
• 2026-03-25 Price Changed $145,900 LPRMLS
• 2026-03-12 Price Changed $147,500 LPRMLS
• 2026-02-21 Listed $149,000 LPRMLS

Property tax history

+6.0%/yr

Latest (2025): $217 · +6.1% YoY. Source: county tax records.