217 Sunset Ave · Fayetteville, NC 28301

$115,000

3 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 31 Days on market

Built 1949 8,712 sqft lot Est $85k · 35% over ↓ 23% 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 +23.7/30.0
• DSCR +7.6/10.0
• 1% rule +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Come check out this cute 2 bedroom, 1 bath home. Home has been updated recently with LVP flooring throughout the home, newer cabinets and counter top, and recent interior paint. Could make a good rental property of first time home for a small family.

Key facts

• Newer cabinets
• Lvp flooring
• Counter top

Tags

• LVP FLOORING
• NEWER CABINETS
• COUNTER TOP
• RECENT INTERIOR PAINT

Property features AI

Finance

• Other: Cleared, interior lot; Paved road access; Zoned SF6 (Single Family Residential)

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Block construction; Vinyl siding
• Exterior features: Covered front porch

Interior

• Kitchen: Electric range; Range hood; Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central electric air conditioning
• Interior features: Laminate countertops; Wood-burning fireplace
• Laundry & utility: Washer hookup in unit; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: 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); 132 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 38% 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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

• Watch-outs: built in 1949 — 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1949 — 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. 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?
6. 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.
7. 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.
8. 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: 1.09% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $84,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Langdon St	0.12mi	3/1.0	1,012 (-3%)	6mo	$134,000	$132	84
218 Sunset Ave	0.03mi	2/1.0 (-1)	1,004 (-4%)	5mo	$70,000	$70	82
1917 Dogwood St	0.50mi	3/1.0	1,050 (+0%)	2mo	$85,000	$81	75
1203 Hillsboro St	0.46mi	2/1.0 (-1)	1,077 (+3%)	0mo	$72,500	$67	69
2066 Osceola Dr	0.40mi	3/1.0	1,108 (+6%)	9mo	$81,000	$73	65
2051 Osceola Dr	0.33mi	3/1.0	950 (-9%)	7mo	$88,000	$93	63
2104 Rosehill Rd	0.34mi	3/1.0	942 (-10%)	6mo	$46,500	$49	62
2061 Osceola Dr	0.38mi	3/1.0	928 (-12%)	6mo	$78,000	$84	58
2062 Osceola Dr	0.37mi	3/1.0	925 (-12%)	6mo	$65,000	$70	58
310 Brookwood Ave	0.50mi	3/1.0	970 (-7%)	7mo	$50,100	$52	58
1406 Edgecombe Ave	0.34mi	2/1.0 (-1)	896 (-14%)	3mo	$85,000	$95	52
202 Facility Dr	0.50mi	3/1.0	1,155 (+10%)	10mo	$154,000	$133	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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-4,016
• Equity at exit: $17,147

10-year hold

• IRR: 6.9%
• Equity multiple: 1.53×
• Total profit: $17,106
• Equity at exit: $9,943

Cash invested: $32,200 (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: 132
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,251 high
• Mortgage (P&I): −$603
• Tax from tax record: −$118 /mo · $1,411/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $220

Break-even live

Break-even rent $973

Max offer price $115,000

Occupancy floor 77%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Quincy St Fayetteville, NC	3.0	1.0	1080	$1,320	$1.22	13d	1	0.20mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	23d	1	0.28mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	13d	1	0.28mi
2061 Osceola Dr Fayetteville, NC	3.0	1.0	928	$1,300	$1.40	23d	1	0.36mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	13d	1	0.37mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	23d	1	0.37mi
307 Hawthorne Rd Fayetteville, NC	3.0	1.0	886	$1,125	$1.27	13d	1	0.40mi
122 Kensington Cir Fayetteville, NC	3.0	1.0	856	$1,250	$1.46	23d	1	0.44mi
2015 Blake St Fayetteville, NC	2.0	1.0	700	$995	$1.42	23d	1	0.47mi
110 Facility Dr #2015 Fayetteville, NC	2.0	1.0	700	$995	$1.42	23d	1	0.47mi
302 Brookwood Ave Fayetteville, NC	2.0	1.0	979	$1,250	$1.28	13d	1	0.47mi
398 Bainbridge Ct Fayetteville, NC	3.0	2.0	900	$990	$1.10	13d	1	0.51mi
398 Bainbridge Ct Fayetteville, NC	3.0	2.0	900	$990	$1.10	23d	1	0.51mi
113 Mullins Ave Fayetteville, NC	2.0	1.0	1000	$1,025	$1.02	23d	1	0.51mi
1606 Gibson St Fayetteville, NC	3.0	1.5	1014	$1,000	$0.99	23d	1	0.54mi
282 Windsor Dr Fayetteville, NC	3.0	1.0	855	$1,000	$1.17	23d	1	0.63mi
1704 Newark Ave Fayetteville, NC	2.0	1.0	1100	$850	$0.77	23d	1	0.77mi
216 Brainerd Ave Fayetteville, NC	2.0	1.0	818	$1,150	$1.41	23d	1	0.97mi
118 Circle Ct Fayetteville, NC	3.0	2.0	1496	$1,550	$1.04	13d	1	0.97mi
806 Lakeland St Fayetteville, NC	3.0	1.0	864	$1,400	$1.62	23d	1	1.00mi
508 Stone Way Ct Fayetteville, NC	3.0	2.0	1261	$1,900	$1.51	23d	1	1.13mi
2737 Kentberry Ave Fayetteville, NC	2.0–3.0	2.0	1209	$1,400	$1.16	13d	5	1.16mi
100 Sycamore Ct Fayetteville, NC	2.0	1.0	800	$875	$1.09	23d	1	1.21mi
2678 Rivercliff Rd Fayetteville, NC	3.0	2.0	1260	$1,500	$1.19	23d	1	1.22mi
1261 Thelbert Dr Fayetteville, NC	2.0	1.0	768	$1,100	$1.43	13d	1	1.25mi
539 Crooked Creek Ct Fayetteville, NC	3.0	2.0	1258	$1,395	$1.11	23d	1	1.32mi
2846 Copenhagen Dr Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	23d	1	1.39mi
633 Elk Ct Fayetteville, NC	2.0	1.5	1000	$1,000	$1.00	23d	1	1.44mi
733 Ashburton Dr Fayetteville, NC	3.0	1.5	1118	$1,300	$1.16	23d	1	1.44mi
1228 Woodland Dr Unit 1 Fayetteville, NC	2.0	2.0	1465	$1,595	$1.09	13d	1	1.45mi
620 Forest Rd Fayetteville, NC	2.0	1.0	1000	$975	$0.97	23d	2	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $115,000 Active 31 DOM
2. 2026-06-17
   days on market $115,000 Active 30 DOM
3. 2026-06-16
   days on market $115,000 Active 29 DOM
4. 2026-06-15
   days on market $115,000 Active 28 DOM
5. 2026-06-14
   days on market $115,000 Active 26 DOM
6. 2026-06-13
   days on market $115,000 Active 25 DOM
7. 2026-06-10
   days on market $115,000 Active 23 DOM
8. 2026-06-09
   days on market $115,000 Active 22 DOM
9. 2026-06-08
   days on market $115,000 Active 21 DOM
10. 2026-06-07
    days on market $115,000 Active 20 DOM
11. 2026-06-03
    days on market $115,000 Active 16 DOM
12. 2026-06-02
    days on market $115,000 Active 15 DOM
13. 2026-06-01
    days on market $115,000 Active 14 DOM
14. 2026-05-31
    days on market $115,000 Active 13 DOM
15. 2026-05-30
    days on market $115,000 Active 12 DOM
16. 2026-05-14
    listed $115,000 Active
17. 2026-03-23
    historical $1,100
18. 2026-02-20
    listed $1,100
19. 2025-11-24
    listed $115,000 Active
20. 2025-08-30
    status Pending
21. 2025-06-13
    status Active
22. 2025-05-01
    status Pending
23. 2025-04-09
    listed $115,000 Active
24. 2024-09-18
    price $120,000
25. 2024-08-22
    status Active
26. 2024-08-02
    status Pending
27. 2023-10-17
    price $130,000
28. 2023-10-01
    listed $150,000 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: $1,411 · $118/mo
• Projected year-2 tax: $1,411 · $118/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: $15,013
• − Mortgage interest: −$6,442
• − Property taxes: −$1,411
• − Insurance: −$575
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$3,345
• Taxable income: $837
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $2,436/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

-23.3% since first listed

13 events — show timeline

• 2026-05-14 Listed $115,000 LPRMLS
• 2026-03-23 Rental Removed $1,100 TENANTCLOUD
• 2026-02-20 Listed for Rent $1,100 TENANTCLOUD
• 2025-11-24 Listed $115,000 LPRMLS
• 2025-08-30 Pending — LPRMLS
• 2025-06-13 Relisted — LPRMLS
• 2025-05-01 Pending — LPRMLS
• 2025-04-09 Listed $115,000 LPRMLS
• 2024-09-18 Price Changed $120,000 LPRMLS
• 2024-08-22 Relisted — LPRMLS
• 2024-08-02 Pending — LPRMLS
• 2023-10-17 Price Changed $130,000 LPRMLS
• 2023-10-01 Listed $150,000 LPRMLS

Property tax history

+6.1%/yr

Latest (2025): $1,411 · +44.2% YoY. Source: county tax records.