116 Winterfield Dr · Fayetteville, NC 28376

$259,500

3 bd · 2.0 ba · 1,601 sqft · SingleFamily public records · 24 Days on market

Built 2002 0.53 ac lot Est $256k · at est.

---

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 +12.6/30.0
• ARV discount +6.9/15.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +3.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing 3 bedroom 2 bath plus Large bonus room - Great split bedroom floorpan. Beautifully kitchen with lots of cabinet and counter space, granite counter tops and marble mosaic backsplash. Laminate hardwoods in the spacious family room. Trey ceiling in the master with walk-in closet and lovely master bath boasting granite countertops and vessel sinks. Indoor laundry room. Large fenced rear yard and nice deck for entertaining.

Key facts

• Open concept
• Wood floors
• Laundry room

Tags

• OPEN CONCEPT
• WOOD FLOORS
• GRANITE COUNTERTOPS
• MARBLE MOSAIC BACKSPLASH
• STAINLESS APPLIANCES
• LAUNDRY ROOM

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Attached 2-car garage with garage door opener; Additional open parking for 2 vehicles on concrete
• Security: Storm door(s)
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single-story house; Updated / remodeled; Room over garage
• Construction: Fiber cement exterior; Asphalt roof; Slab foundation; Built as a house
• Exterior features: Deck; Front porch; Patio; Fenced backyard with privacy fencing; Private yard; Rain gutters

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Stainless steel appliances; Granite counters; Eat-in kitchen
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating via fireplace; Ceiling fan cooling
• Interior features: Ceiling fans; Double vanities; Eat-in kitchen; Granite counters; Open floor plan; Primary bedroom on main level; Recessed lighting; Room over garage; Separate shower; Soaking tub; Tray ceilings; Walk-in closets; Walk-in shower; Fireplace (1)
• Laundry & utility: Laundry room with washer and electric dryer hookups

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-32 ($-389/yr) — negative.
• To cash-flow at today's rent, offer at most $254k (2.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (23.7% below list).
• Recommended offer: $198k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.9% in Fayetteville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-.
• Hoke County Schools (suburban): math 35% / reading 40% proficiency, ranked #123 of 178 in NC (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hoke County High (math 42% / reading 44%, grade F, #372 of 535 statewide, top 69%, 2,060 students, 100% FRL) — zoned schools average 100% FRL vs 57% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 566 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 685 units permitted in Hoke County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($66k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Hoke County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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.
• Current owner paid $175k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $197,900 (23.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.76% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.54%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $256,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Elderberry Ct	0.16mi	3/2.0	1,649 (+3%)	7mo	$250,000	$152	82
101 Elderberry Ct Unit N/A	0.16mi	3/2.0	1,649 (+3%)	7mo	$250,000	$152	82
111 Elderberry Ct	0.24mi	3/2.0	1,648 (+3%)	9mo	$240,000	$146	76
2464 O'hara Dr	0.57mi	3/2.0	1,551 (-3%)	8mo	$190,700	$123	62
1351 Hobson Rd	0.21mi	3/2.0	1,838 (+15%)	6mo	$289,000	$157	61
223 Falling Leaf Dr	0.62mi	3/2.0	1,645 (+3%)	8mo	$279,900	$170	60
102 Washington	0.57mi	3/2.0	1,513 (-6%)	8mo	$245,000	$162	58
122 Jefferson Dr	0.57mi	3/2.0	1,752 (+9%)	1mo	$265,000	$151	57
670 Union, Homesite 349 St	0.50mi	3/2.5	1,760 (+10%)	5mo	$319,000	$181	54
707 Union St	0.47mi	3/2.5	1,788 (+12%)	4mo	$298,990	$167	53
646 Union St	0.50mi	4/2.5 (+1)	1,760 (+10%)	1mo	$339,900	$193	52
339 Somerset Dr	0.70mi	4/2.5 (+1)	1,776 (+11%)	3mo	$285,000	$160	40

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 · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-46,335
• Equity at exit: $38,692

10-year hold

• IRR: -12.7%
• Equity multiple: 0.29×
• Total profit: $-51,922
• Equity at exit: $22,437

Cash invested: $72,660 (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 28376

• Home prices YoY: -24.0%
• Rents YoY: 1.9%
• Active inventory: 566
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,979 high
• Mortgage (P&I): −$1,361
• Tax from tax record: −$127 /mo · $1,522/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-32

Break-even live

Break-even rent $2,020

Max offer price $253,772

Occupancy floor 97%

Sensitivity live

Price	-10% $114	-5% $41	+0% $-32	+5% $-106	+10% $-179
Rent	-10% $-189	-5% $-111	+0% $-32	+5% $46	+10% $124
Rate	-1.0pp $98	-0.5pp $34	base $-32	+0.5pp $-100	+1.0pp $-168

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: $64,875
• Closing costs: $7,785
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 Brickhill Dr Raeford, NC	4.0	2.5	2045	$2,200	$1.08	24d	1	0.32mi
140 Verdmont Dr Raeford, NC	3.0	2.5	1856	$2,200	$1.19	24d	1	0.76mi
1552 Clan Campbell Dr Raeford, NC	3.0	2.0	1241	$1,695	$1.37	14d	1	0.77mi
132 Congaree Dr Raeford, NC	3.0	2.0	1566	$1,895	$1.21	24d	1	0.83mi
279 Cromwell Ct Raeford, NC	4.0	2.0	1901	$2,100	$1.10	14d	1	0.86mi
143 Haywood Dr Raeford, NC	3.0	2.0	1566	$1,695	$1.08	14d	1	0.88mi
105 Joseph Dr Raeford, NC	3.0	2.0	1152	$1,275	$1.11	24d	1	0.95mi
1502 Clan Campbell Dr Raeford, NC	3.0	2.0	1296	$1,395	$1.08	14d	1	0.97mi

Listing history 22 events

1. 2026-06-09
   status $259,500 Pending 24 DOM
2. 2026-06-08
   days on market $259,500 Active 24 DOM
3. 2026-06-07
   days on market $259,500 Active 23 DOM
4. 2026-06-05
   days on market $259,500 Active 20 DOM
5. 2026-06-03
   days on market $259,500 Active 19 DOM
6. 2026-06-03
   price $259,500 Active 18 DOM
7. 2026-06-02
   days on market $270,000 Active 18 DOM
8. 2026-06-01
   days on market $270,000 Active 17 DOM
9. 2026-05-31
   days on market $270,000 Active 16 DOM
10. 2026-05-30
    days on market $270,000 Active 15 DOM
11. 2026-05-15
    listed $270,000 Active
12. 2020-08-12
    soldstatus $175,000 430-char remark

    Show marketing remark (430 chars)

    Amazing 3 bedroom 2 bath plus Large bonus room - Great split bedroom floorpan. Beautifully kitchen with lots of cabinet and counter space, granite counter tops and marble mosaic backsplash. Laminate hardwoods in the spacious family room. Trey ceiling in the master with walk-in closet and lovely master bath boasting granite countertops and vessel sinks. Indoor laundry room. Large fenced rear yard and nice deck for entertaining.

13. 2020-08-12
    soldstatus $175,000

    Show marketing remark (430 chars)

    Amazing 3 bedroom 2 bath plus Large bonus room - Great split bedroom floorpan. Beautifully kitchen with lots of cabinet and counter space, granite counter tops and marble mosaic backsplash. Laminate hardwoods in the spacious family room. Trey ceiling in the master with walk-in closet and lovely master bath boasting granite countertops and vessel sinks. Indoor laundry room. Large fenced rear yard and nice deck for entertaining.

14. 2020-06-26
    listed $174,900 430-char remark

    Show marketing remark (430 chars)

    Amazing 3 bedroom 2 bath plus Large bonus room - Great split bedroom floorpan. Beautifully kitchen with lots of cabinet and counter space, granite counter tops and marble mosaic backsplash. Laminate hardwoods in the spacious family room. Trey ceiling in the master with walk-in closet and lovely master bath boasting granite countertops and vessel sinks. Indoor laundry room. Large fenced rear yard and nice deck for entertaining.

15. 2016-02-24
    soldstatus $145,000
16. 2016-02-22
    soldstatus $144,900 672-char remark

    Show marketing remark (672 chars)

    -A custom Papier Properties, Inc. home ready for their new owner. Start off walking in with two tone paint scheme with custom carpentry chair rail in the main living area with laminate hardwoods. A large kitchen with lots of cabinets with granite counters and beautiful marble mosaic backsplash. Stainless steel whirlpool appliances with a French door refrigerator. Trey ceiling in the master with walkin closet and beautifully redone master bath with granite countertops and vessel sinks. New carpet in all bedrooms and bonus room. Tile in kitchen and both bathrooms. New fixtures throughout. Privacy fenced backyard with an above ground pool. Fresh paint inside and out.

17. 2015-12-24
    listed $144,900 672-char remark

    Show marketing remark (672 chars)

    -A custom Papier Properties, Inc. home ready for their new owner. Start off walking in with two tone paint scheme with custom carpentry chair rail in the main living area with laminate hardwoods. A large kitchen with lots of cabinets with granite counters and beautiful marble mosaic backsplash. Stainless steel whirlpool appliances with a French door refrigerator. Trey ceiling in the master with walkin closet and beautifully redone master bath with granite countertops and vessel sinks. New carpet in all bedrooms and bonus room. Tile in kitchen and both bathrooms. New fixtures throughout. Privacy fenced backyard with an above ground pool. Fresh paint inside and out.

18. 2015-11-19
    soldstatus $86,111
19. 2015-09-22
    listed $85,900
20. 2010-06-28
    soldstatus $147,000
21. 2010-06-28
    soldstatus $147,000
22. 2010-04-15
    listed $148,500

ⓘ 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: $1,522 · $127/mo
• Projected year-2 tax: $2,128 · $177/mo
• Expected delta: +$606/yr (+$50/mo · 39.8%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $23,748
• − Mortgage interest: −$14,536
• − Property taxes: −$1,522
• − Insurance: −$1,298
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − Depreciation: −$7,549
• Taxable loss: −$4,957
• Est. tax savings @ 24.0%: +$1,190
• After-tax cash flow: $800/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: Hoke County Schools
• NCES district ID: 3702250
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $43,896
• Composite: 31.82/100
• National rank: #5880
• State rank: #123 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

• County: Hoke County · 44,880 people
• City population: 226,118
• Metro: Fayetteville, NC
• Population (ZIP): 44,880
• Household income: $66,471
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 897.0

Population outlook (Hoke County) Hauer SSP2

• Today (2025): 63,354 people
• By 2030: 68,361 · +7.9%
• By 2040: 78,074 · +23.2%
• By 2050: 86,384 · +36.4%
• By 2075: 99,517 · +57.1%
• By 2100: 98,939 · +56.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 38% Black 35% Hispanic / Latino 15% Two or more races 9% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Slovak 2% Romanian 1% Italian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Hoke

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.4% · Other 1.2%
• 2008→2024 swing: -12.8pp toward R · 2008: 18.8pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+10.9 2016: D+10.8 2012: D+19.0 2008: D+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.30%
• Current HPI: 169.1801
• Rent YoY: ▲ 1.92%
• 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

+81.8% since first listed

12 events — show timeline

• 2026-05-15 Listed $270,000 TMLS
• 2020-08-12 Sold (Public Records) $175,000 Public Records
• 2020-08-12 Sold (MLS) $175,000 TMLS
• 2020-06-26 Listed $174,900 TMLS
• 2016-02-24 Sold (Public Records) $145,000 Public Records
• 2016-02-22 Sold (MLS) $144,900 TMLS
• 2015-12-24 Listed $144,900 TMLS
• 2015-11-19 Sold (MLS) $86,111 LPRMLS
• 2015-09-22 Listed $85,900 LPRMLS
• 2010-06-28 Sold (Public Records) $147,000 Public Records
• 2010-06-28 Sold (MLS) $147,000 TMLS
• 2010-04-15 Listed $148,500 TMLS

Property tax history

+1.5%/yr

Latest (2025): $1,522 · +0.0% YoY. Source: county tax records.