2670 Rivercliff Rd · Fayetteville, NC 28301

$134,000

3 bd · 2.0 ba · 1,113 sqft · SingleFamily public records · 2 Days on market

Built 1992 Est $181k · 26% 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 +8.4/10.0
• 1% rule +6.1/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home has so much potential, with the right person it can be a gem. Home can be shown by any license real estate person.

Key facts

• Garage
• Built 1992
• Listed 2 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $134k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $134k).
• Cap rate 9.0% 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; 23 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).
• At $1,488/mo this rent would consume 46% of the median local household income ($39k/yr) (locally 1389% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $926 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $78k; list at $134k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $134,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $181,419
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2846 Copenhagen Dr	0.30mi	3/2.0	1,122 (+1%)	2mo	$140,000	$125	83
532 Crooked Creek Ct	0.10mi	3/2.0	1,188 (+7%)	3mo	$203,000	$171	82
2838 Copenhagen Dr	0.29mi	3/2.0	1,114 (+0%)	6mo	$183,000	$164	81
504 Stone Way Ct	0.08mi	3/2.0	1,201 (+8%)	5mo	$168,000	$140	78
520 Stone Way Ct	0.06mi	3/2.0	1,247 (+12%)	3mo	$180,000	$144	75
508 Stoneway Ct	0.07mi	3/2.0	1,261 (+13%)	1mo	$199,500	$158	73
400 Abbottswood Dr	0.55mi	3/2.0	1,121 (+1%)	4mo	$190,000	$169	70
3308 Melba Dr	0.69mi	3/2.0	1,127 (+1%)	2mo	$191,000	$169	64
128 W Circle Ct	0.52mi	3/1.0	995 (-11%)	3mo	$165,000	$166	52
1917 Dogwood St	0.72mi	3/1.0	1,050 (-6%)	2mo	$85,000	$81	51
124 W Circle Ct	0.52mi	2/1.0 (-1)	1,016 (-9%)	2mo	$45,000	$44	51
1920 Dogwood St	0.70mi	3/2.0	1,230 (+10%)	3mo	$199,900	$163	48

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,488
• Equity at exit: $19,980

10-year hold

• IRR: 9.1%
• Equity multiple: 1.71×
• Total profit: $26,820
• Equity at exit: $11,586

Cash invested: $37,520 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,488 high
• Mortgage (P&I): −$703
• Tax from tax record: −$111 /mo · $1,329/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $306

Break-even live

Break-even rent $1,100

Max offer price $134,000

Occupancy floor 74%

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: $33,500
• Closing costs: $4,020
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2678 Rivercliff Rd Fayetteville, NC	3.0	2.0	1260	$1,500	$1.19	23d	1	0.02mi
508 Stone Way Ct Fayetteville, NC	3.0	2.0	1261	$1,900	$1.51	23d	1	0.07mi
539 Crooked Creek Ct Fayetteville, NC	3.0	2.0	1258	$1,395	$1.11	23d	1	0.13mi
2846 Copenhagen Dr Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	23d	1	0.29mi
2737 Kentberry Ave Fayetteville, NC	2.0–3.0	2.0	1209	$1,400	$1.16	13d	5	0.37mi
216 Brainerd Ave Fayetteville, NC	2.0	1.0	818	$1,150	$1.41	23d	1	0.40mi
118 Circle Ct Fayetteville, NC	3.0	2.0	1496	$1,550	$1.04	13d	1	0.52mi
398 Bainbridge Ct Fayetteville, NC	3.0	2.0	900	$990	$1.10	13d	1	0.72mi
398 Bainbridge Ct Fayetteville, NC	3.0	2.0	900	$990	$1.10	23d	1	0.72mi
2015 Blake St Fayetteville, NC	2.0	1.0	700	$995	$1.42	23d	1	0.74mi
110 Facility Dr #2015 Fayetteville, NC	2.0	1.0	700	$995	$1.42	23d	1	0.74mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	23d	1	0.88mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	13d	1	0.88mi
1606 Gibson St Fayetteville, NC	3.0	1.5	1014	$1,000	$0.99	23d	1	0.90mi
2061 Osceola Dr Fayetteville, NC	3.0	1.0	928	$1,300	$1.40	23d	1	0.91mi
302 Brookwood Ave Fayetteville, NC	2.0	1.0	979	$1,250	$1.28	13d	1	0.98mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	23d	1	1.06mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	13d	1	1.06mi
122 Kensington Cir Fayetteville, NC	3.0	1.0	856	$1,250	$1.46	23d	1	1.14mi
112 Quincy St Fayetteville, NC	3.0	1.0	1080	$1,320	$1.22	13d	1	1.21mi
113 Mullins Ave Fayetteville, NC	2.0	1.0	1000	$1,025	$1.02	23d	1	1.26mi
302 Law Rd Fayetteville, NC	2.0	1.5	940	$999	$1.06	13d	1	1.34mi
307 Hawthorne Rd Fayetteville, NC	3.0	1.0	886	$1,125	$1.27	13d	1	1.48mi

Listing history 4 events

1. 2026-02-11
   soldstatus $78,000
2. 2026-01-15
   status Pending
3. 2026-01-12
   listed $134,000 Active
4. 1997-05-22
   soldstatus $73,500

ⓘ 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: $1,329 · $111/mo
• Projected year-2 tax: $1,329 · $111/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 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: $17,855
• − Mortgage interest: −$7,506
• − Property taxes: −$1,329
• − Insurance: −$670
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$3,898
• Taxable income: $1,595
• Est. tax owed @ 24.0%: −$383
• After-tax cash flow: $3,291/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

+6.1% since first listed

4 events — show timeline

• 2026-02-11 Sold (Public Records) $78,000 Public Records
• 2026-01-15 Pending — LPRMLS
• 2026-01-12 Listed $134,000 LPRMLS
• 1997-05-22 Sold (Public Records) $73,500 Public Records

Property tax history

-0.2%/yr

Latest (2025): $1,329 · -17.4% YoY. Source: county tax records.