1120 Pasture Ln · Fayetteville, NC 28312

$178,000

3 bd · 3.0 ba · 1,512 sqft · Manufactured public records · 84 Days on market

Built 1993 0.40 ac lot

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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 +15.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This thoughtfully designed home offering comfort, style, and convenience. Inside, you'll find a spacious floor plan with an inviting living area, a kitchen with ample counter space, and cozy bedrooms that provide the perfect retreat. The primary suite features a private bath and generous closet space. Enjoy outdoor living with a welcoming backyard that's perfect for relaxing or entertaining. This property has lots of potential with modern upgrades and enhancements. Great for investors.

Key facts

• Fenced-in back yard
• Updated kitchen
• New roof

Tags

• RENOVATED DOUBLE WIDE
• LUXURY VINYL PLANK FLOORING
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• NEW ROOF
• FENCED-IN BACK YARD

Property features AI

Finance

• Other: Lot size about 0.4 acres
• HOA & community: No homeowners association; Not a senior community

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured double-wide home; One story
• Construction: Vinyl siding; Brick/mortar foundation; Shingle roof; Built by Fleetwood/Beacon Hill
• Exterior features: Fenced yard; Private maintained road

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Stainless steel appliances
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heat; Central electric air conditioning
• Interior features: Granite counters; Luxury vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $178k.

Deal economics

• At list price, monthly cash flow is $78 ($938/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 $160k (10.1% below list).
• Recommended offer: $160k (10.1% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Mac Williams Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 1,151 students, 58% FRL); Cape Fear High (math 75% / reading 47%, grade C+, #202 of 535 statewide, top 39%, 1,529 students, 50% FRL) — zoned schools at 54% FRL track the district average.
• Zoned-school proficiency averages 53% at this address vs 36% district-wide (+16 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: 222 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $12k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $178k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 78% chance of damaging wind over 30y; moderate 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 $160,000 (10.1% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 10% 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. 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. 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.
6. 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.
7. 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: 0.90% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.88%
• DSCR: 1.08
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $60,480
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2524 Carriage Rd	0.21mi	3/2.0	1,535 (+2%)	3mo	$62,000	$40	81

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 3.04×
• Total profit: $101,920
• Equity at exit: $160,357

10-year hold

• IRR: 22.5%
• Equity multiple: 6.94×
• Total profit: $296,215
• Equity at exit: $345,815

Cash invested: $49,840 (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 28312

• Home prices YoY: 6.9%
• Active inventory: 222
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$933
• Tax from tax record: −$178 /mo · $2,138/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $78

Break-even live

Break-even rent $1,501

Max offer price $178,000

Occupancy floor 90%

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1117 Bombay Dr Fayetteville, NC	3.0	2.5	1255	$1,600	$1.27	23d	1	0.45mi

Listing history 18 events

1. 2026-06-07
   statusdays on market $178,000 Pending 84 DOM
2. 2026-06-03
   days on market $178,000 Active 81 DOM
3. 2026-06-02
   days on market $178,000 Active 80 DOM
4. 2026-06-01
   days on market $178,000 Active 79 DOM
5. 2026-05-31
   days on market $178,000 Active 78 DOM
6. 2026-05-30
   days on market $178,000 Active 77 DOM
7. 2026-05-19
   status Active
8. 2026-05-13
   status Pending
9. 2026-04-27
   price $178,000
10. 2026-04-09
    price $180,000
11. 2026-03-23
    price $185,000
12. 2026-03-08
    listed $190,000 Active
13. 2025-12-11
    status Pending 490-char remark

    Show marketing remark (490 chars)

    This thoughtfully designed home offering comfort, style, and convenience. Inside, you'll find a spacious floor plan with an inviting living area, a kitchen with ample counter space, and cozy bedrooms that provide the perfect retreat. The primary suite features a private bath and generous closet space. Enjoy outdoor living with a welcoming backyard that's perfect for relaxing or entertaining. This property has lots of potential with modern upgrades and enhancements. Great for investors.

14. 2025-12-11
    soldstatus $80,000 Closed 490-char remark

    Show marketing remark (490 chars)

    This thoughtfully designed home offering comfort, style, and convenience. Inside, you'll find a spacious floor plan with an inviting living area, a kitchen with ample counter space, and cozy bedrooms that provide the perfect retreat. The primary suite features a private bath and generous closet space. Enjoy outdoor living with a welcoming backyard that's perfect for relaxing or entertaining. This property has lots of potential with modern upgrades and enhancements. Great for investors.

15. 2025-12-11
    soldstatus $80,000

    Show marketing remark (490 chars)

    This thoughtfully designed home offering comfort, style, and convenience. Inside, you'll find a spacious floor plan with an inviting living area, a kitchen with ample counter space, and cozy bedrooms that provide the perfect retreat. The primary suite features a private bath and generous closet space. Enjoy outdoor living with a welcoming backyard that's perfect for relaxing or entertaining. This property has lots of potential with modern upgrades and enhancements. Great for investors.

16. 2025-11-19
    status Pending 490-char remark

    Show marketing remark (490 chars)

    This thoughtfully designed home offering comfort, style, and convenience. Inside, you'll find a spacious floor plan with an inviting living area, a kitchen with ample counter space, and cozy bedrooms that provide the perfect retreat. The primary suite features a private bath and generous closet space. Enjoy outdoor living with a welcoming backyard that's perfect for relaxing or entertaining. This property has lots of potential with modern upgrades and enhancements. Great for investors.

17. 2025-08-02
    listed $98,000 Active 490-char remark

    Show marketing remark (490 chars)

    This thoughtfully designed home offering comfort, style, and convenience. Inside, you'll find a spacious floor plan with an inviting living area, a kitchen with ample counter space, and cozy bedrooms that provide the perfect retreat. The primary suite features a private bath and generous closet space. Enjoy outdoor living with a welcoming backyard that's perfect for relaxing or entertaining. This property has lots of potential with modern upgrades and enhancements. Great for investors.

18. 2002-08-01
    soldstatus $56,709

ⓘ 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: $2,138 · $178/mo
• Projected year-2 tax: $2,138 · $178/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 6/10 Major FEMA zone X (shaded) · 69% chance over 30 yrs
• 🔥 Wildfire 5/10 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: $19,200
• − Mortgage interest: −$9,971
• − Property taxes: −$2,138
• − Insurance: −$890
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$5,178
• Taxable loss: −$2,049
• Est. tax savings @ 24.0%: +$492
• After-tax cash flow: $1,430/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
• City population: 226,118
• Population (ZIP): 19,889

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 0.61)
• Race & ethnicity: White 55% Black 29% Two or more races 8% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% 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: ▲ 19.75%
• Current HPI: 306.7749
• Rent YoY: —
• Metro: —
• 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

+213.9% since first listed

12 events — show timeline

• 2026-05-19 Relisted — TMLS
• 2026-05-13 Pending — TMLS
• 2026-04-27 Price Changed $178,000 TMLS
• 2026-04-09 Price Changed $180,000 TMLS
• 2026-03-23 Price Changed $185,000 TMLS
• 2026-03-08 Listed $190,000 TMLS
• 2025-12-11 Pending — Hive MLS
• 2025-12-11 Sold (Public Records) $80,000 Public Records
• 2025-12-11 Sold (MLS) $80,000 Hive MLS
• 2025-11-19 Pending — Hive MLS
• 2025-08-02 Listed $98,000 Hive MLS
• 2002-08-01 Sold (Public Records) $56,709 Public Records

Property tax history

+8.9%/yr

Latest (2025): $2,138 · +80.4% YoY. Source: county tax records.