5725 Aftonshire Dr · Fayetteville, NC 28304

$135,000

2 bd · 3.0 ba · 1,192 sqft · Other public records · 118 Days on market

Built 1984 $35/mo HOA · 3% of rent

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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 +14.9/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special in Established Fayetteville Location! This two-story townhome offers strong potential with interior updates already completed, including refreshed kitchen cabinetry, modern lighting, updated flooring, and neutral paint throughout. Spacious living area with breakfast bar and rear deck access. Generously sized bedrooms with ample natural light. Exterior repairs are needed, including siding, trim, soffits, and deck improvements. Property is priced accordingly and is being sold as-is. Excellent opportunity for investors or buyers looking to add value through exterior renovation. Conveniently located near shopping, dining, schools, and Fort Liberty. Great value-add opportunity w

Key facts

• Updated flooring
• Neutral paint
• Rear deck access

Tags

• REFRESHED KITCHEN CABINETRY
• MODERN LIGHTING
• UPDATED FLOORING
• NEUTRAL PAINT
• BREAKFAST BAR
• REAR DECK ACCESS

Property features AI

Finance

• Other: Located in the CreekS Edge subdivision
• HOA & community: Homeowners association with a $35 monthly fee

Exterior

• Parking: No garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Townhouse; Residential single-family residence; Cedar construction
• Construction: Cedar exterior
• Exterior features: Deck

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: 4 total rooms (bedroom count not specified separately)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $40 ($476/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 $116k (13.9% below list).
• Recommended offer: $116k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.8% 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: Brentwood Elementary (math 22% / reading 27%, grade F, #1,112 of 1,410 statewide, top 82%, 498 students, 99% FRL); Lewis Chapel Middle (math 15% / reading 27%, grade F, #424 of 475 statewide, top 90%, 578 students, 100% FRL); Seventy-First High (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,366 students, 70% FRL) — zoned schools average 90% FRL vs 55% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 308 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $933 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 ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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

• Climate carrying-cost: major wind risk, 72% 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 $116,252 (13.9% 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 14% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.86% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.17% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-19,166
• Equity at exit: $20,129

10-year hold

• IRR: -5.1%
• Equity multiple: 0.66×
• Total profit: $-12,681
• Equity at exit: $11,672

Cash invested: $37,800 (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 28304

• Home prices YoY: -21.7%
• Rents YoY: 3.2%
• Active inventory: 308
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,163 high
• Mortgage (P&I): −$708
• Tax from tax record: −$80 /mo · $954/yr
• Insurance: −$56
• HOA: −$35
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $40

Break-even live

Break-even rent $1,112

Max offer price $135,000

Occupancy floor 92%

Sensitivity live

Price	-10% $116	-5% $78	+0% $40	+5% $1	+10% $-37
Rent	-10% $-52	-5% $-6	+0% $40	+5% $86	+10% $131
Rate	-1.0pp $108	-0.5pp $74	base $40	+0.5pp $5	+1.0pp $-31

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1406 Tangora Ln Fayetteville, NC	2.0	2.5	1192	$1,015	$0.85	25d	1	0.02mi
1413 Tangora Ln Fayetteville, NC	2.0	1.5	945	$979	$1.04	15d	1	0.03mi
5713 Aftonshire Dr Fayetteville, NC	2.0	2.5	1025	$995	$0.97	15d	1	0.03mi
5876 Aftonshire Dr Fayetteville, NC	2.0	1.5	1024	$1,015	$0.99	25d	1	0.07mi
5864 Aftonshire Dr Fayetteville, NC	2.0	2.0	1100	$1,100	$1.00	25d	1	0.07mi
5744 Aftonshire Dr Fayetteville, NC	2.0	1.5	945	$999	$1.06	25d	1	0.08mi
5842 Aftonshire Dr Fayetteville, NC	2.0	1.5	1010	$1,000	$0.99	25d	1	0.08mi
1216 Weeping Willow Way Unit 229 Fayetteville, NC	3.0	2.0	960	$969	$1.01	15d	1	0.11mi
1401 Carnsmore Dr Fayetteville, NC	3.0	2.5	1450	$1,575	$1.09	25d	1	0.21mi
1070 Rulnick St Fayetteville, NC	3.0	1.0	1014	$1,200	$1.18	25d	1	0.52mi
1053 Rulnick St Unit C Fayetteville, NC	1.0	1.0	795	$800	$1.01	25d	1	0.52mi
1051 Rulnick St Unit D Fayetteville, NC	1.0	1.0	795	$800	$1.01	23d	1	0.54mi
909 Sandalwood Dr Fayetteville, NC	3.0	1.0	1346	$1,595	$1.18	25d	1	0.65mi
5200 Cypress Rd Fayetteville, NC	3.0	1.0	1210	$1,250	$1.03	25d	1	0.66mi
821 Sandalwood Dr Fayetteville, NC	3.0	1.0	1204	$1,200	$1.00	15d	1	0.68mi
6320 Marykirk Dr Unit C Fayetteville, NC	1.0	1.0	710	$875	$1.23	25d	1	0.68mi
5632 Birch Rd Fayetteville, NC	3.0	1.0	1228	$1,250	$1.02	25d	1	0.69mi
6324 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	792	$900	$1.14	25d	1	0.71mi
6324 Marykirk Dr Unit B Fayetteville, NC	1.0	1.0	792	$875	$1.10	25d	1	0.71mi
3001 Stone Carriage Cir Fayetteville, NC	1.0–3.0	1.0–2.0	1098	$1,448	$1.32	15d	12	0.73mi
1437 Artesian Ct Fayetteville, NC	2.0	1.5	850	$1,000	$1.18	15d	1	0.76mi
6332 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	925	$1,150	$1.24	25d	1	0.76mi
1715 Arrow Ridge Way Fayetteville, NC	3.0	2.0	1220	$1,550	$1.27	15d	1	0.77mi
6333 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	1080	$1,075	$1.00	25d	1	0.78mi
1508 Darvel Ave Fayetteville, NC	3.0	2.0	1269	$1,700	$1.34	25d	1	0.81mi
4809 Belford Rd Fayetteville, NC	3.0	1.5	1459	$1,300	$0.89	25d	1	0.89mi
4935 Walnut Dr Fayetteville, NC	3.0	1.5	1024	$1,200	$1.17	15d	1	0.92mi
6340 Ginger Cir Fayetteville, NC	3.0	1.5	1052	$1,400	$1.33	25d	1	1.02mi
5744 Randleman St Fayetteville, NC	3.0	2.0	1171	$1,395	$1.19	25d	1	1.03mi
5721 Randleman St Fayetteville, NC	3.0	2.0	1050	$1,575	$1.50	25d	1	1.03mi
4909 Walnut Dr Fayetteville, NC	3.0	2.0	1188	$1,500	$1.26	25d	1	1.04mi
6408 Dunham Dr Fayetteville, NC	3.0	2.0	1400	$1,500	$1.07	15d	1	1.04mi
6400 Starbrook Dr #1 Fayetteville, NC	2.0	2.0	860	$1,000	$1.16	25d	1	1.05mi
6408 Starbrook Dr #5 Fayetteville, NC	2.0	2.0	860	$995	$1.16	25d	1	1.08mi
6338 Rhemish Dr Fayetteville, NC	3.0	2.0	1201	$1,500	$1.25	25d	1	1.08mi
1701 Carter Baron Pl Unit 211 Fayetteville, NC	3.0	2.0	1295	$1,700	$1.31	25d	1	1.10mi
6132 Dandy Loop Rd Fayetteville, NC	3.0	1.0	1456	$1,325	$0.91	25d	1	1.12mi
855 King Arthur Dr Fayetteville, NC	1.0–2.0	1.0–2.0	810	$1,182	$1.46	15d	9	1.15mi
613 Ashbrook Ct Fayetteville, NC	3.0	1.5	1103	$1,299	$1.18	25d	1	1.15mi
1222 Southwood Dr Fayetteville, NC	2.0	1.5	801	$875	$1.09	25d	1	1.16mi

HOA detail

• Monthly dues: $35 · $420/yr
• Likely covers: exterior maint.

Listing history 29 events

1. 2026-06-21
   days on market $135,000 Active 118 DOM
2. 2026-06-18
   days on market $135,000 Active 115 DOM
3. 2026-06-17
   days on market $135,000 Active 114 DOM
4. 2026-06-16
   days on market $135,000 Active 113 DOM
5. 2026-06-15
   days on market $135,000 Active 112 DOM
6. 2026-06-14
   days on market $135,000 Active 110 DOM
7. 2026-06-13
   days on market $135,000 Active 109 DOM
8. 2026-06-10
   days on market $135,000 Active 107 DOM
9. 2026-06-09
   days on market $135,000 Active 106 DOM
10. 2026-06-08
    days on market $135,000 Active 105 DOM
11. 2026-06-07
    days on market $135,000 Active 104 DOM
12. 2026-06-03
    days on market $135,000 Active 100 DOM
13. 2026-06-02
    days on market $135,000 Active 99 DOM
14. 2026-06-01
    days on market $135,000 Active 98 DOM
15. 2026-05-31
    days on market $135,000 Active 97 DOM
16. 2026-05-30
    days on market $135,000 Active 96 DOM
17. 2026-04-30
    historical $800
18. 2026-04-08
    price $800
19. 2026-02-23
    listed $135,000 Active
20. 2026-01-23
    price $895
21. 2025-11-06
    listed $995
22. 2025-11-06
    historical $995
23. 2025-10-29
    listed $995
24. 2024-08-28
    historical $875
25. 2024-08-24
    listed $875
26. 2024-08-24
    historical $875
27. 2024-07-18
    listed $875
28. 2021-10-21
    soldstatus $218,000
29. 2005-08-11
    soldstatus $45,000

ⓘ 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: $954 · $80/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: +$153/yr (+$13/mo · 16.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $13,950
• − Mortgage interest: −$7,562
• − Property taxes: −$954
• − Insurance: −$675
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − HOA: −$420
• − Depreciation: −$3,927
• Taxable loss: −$1,820
• Est. tax savings @ 24.0%: +$437
• After-tax cash flow: $913/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): 37,140
• Household income: $58,563
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 1667.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 39% White 36% Hispanic / Latino 14% Two or more races 12% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 87% English-only · Spanish 9% Tagalog/Filipino 1% 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: ▼ -59.90%
• Current HPI: 215.927
• Rent YoY: ▲ 3.17%
• 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

+200.0% since first listed

13 events — show timeline

• 2026-04-30 Rental Removed $800 LPRMLS
• 2026-04-08 Price Changed $800 LPRMLS
• 2026-02-23 Listed $135,000 LPRMLS
• 2026-01-23 Price Changed $895 LPRMLS
• 2025-11-06 Listed for Rent $995 LPRMLS
• 2025-11-06 Rental Removed $995 TMLS
• 2025-10-29 Listed for Rent $995 TMLS
• 2024-08-28 Rental Removed $875 RENTLY
• 2024-08-24 Listed for Rent $875 RENTLY
• 2024-08-24 Rental Removed $875 RENTLY
• 2024-07-18 Listed for Rent $875 RENTLY
• 2021-10-21 Sold (Public Records) $218,000 Public Records
• 2005-08-11 Sold (Public Records) $45,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $954 · -8.6% YoY. Source: county tax records.