568 Glensford Dr · Fayetteville, NC 28314

$175,000

3 bd · 2.0 ba · 1,291 sqft · SingleFamily public records · 40 Days on market

Built 1976 9,148 sqft lot Est $212k · 17% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Here's a strong public-facing description that keeps things clean legally while still selling the flexibility of the space: Welcome to this versatile home in Fayetteville featuring flexible living space and strong long-term rental history potential. Located in an established neighborhood, this property offers functional living areas, a spacious layout, and great opportunity for homeowners or investors alike. One unique feature of the home is the converted garage area, currently being used as additional living space. This flex room could serve as a home office, playroom, gym, media room, guest space, or potential bedroom depending on your needs. Buyer is advised to verify permits and squa

Key facts

• Gym
• Playroom
• Media room

Tags

• CONVERTED GARAGE AREA
• ADDITIONAL LIVING SPACE
• HOME OFFICE
• PLAYROOM
• GYM
• MEDIA ROOM

Property features AI

Finance

• Other: Zoning: SF10
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer
• Home design: Single-story house; Vinyl siding; Facing information not provided
• Construction: Vinyl siding construction; Combination foundation; Composition/shingle roof; Built as a house (single story)
• Exterior features: Public-maintained road; Lot approximately 0.21 acres

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Combination
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Carpet and combination flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-83 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (16.5% below list).
• Recommended offer: $146k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.8% 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-.
• 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: Montclair Elementary (math 17% / reading 22%, grade F, #1,242 of 1,410 statewide, top 90%, 418 students, 99% FRL); Douglas Byrd Middle (math 13% / reading 30%, grade F, #422 of 475 statewide, top 89%, 935 students, 100% FRL); Douglas Byrd High (math 22% / reading 42%, grade F, #445 of 535 statewide, top 84%, 940 students, 99% FRL) — zoned schools average 99% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 36% district-wide (-12 pts) — the specific schools serving this property underperform the Cumberland County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.1%/yr); 435 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wind risk, 76% 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 $146,210 (16.5% 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. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.84% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $211,724
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4514 Day Ct	0.32mi	3/2.0	1,274 (-1%)	1mo	$214,500	$168	82
4511 Bac Ct	0.36mi	3/2.0	1,290 (-0%)	4mo	$212,500	$165	79
4608 Hoe Ct	0.26mi	3/2.0	1,351 (+5%)	3mo	$195,000	$144	77
675 Wiltshire Rd	0.29mi	4/2.0 (+1)	1,353 (+5%)	4mo	$212,000	$157	70
4531 Westfield Rd	0.21mi	3/2.0	1,132 (-12%)	3mo	$215,000	$190	67
4459 Kinkead Ct	0.58mi	3/2.0	1,237 (-4%)	2mo	$220,000	$178	64
5475 Maplewood Ct	0.56mi	4/1.5 (+1)	1,280 (-1%)	5mo	$210,500	$164	61
5490 Ivyridge Ct	0.43mi	3/2.0	1,474 (+14%)	3mo	$195,000	$132	54
805 Glensford Dr	0.41mi	4/2.0 (+1)	1,470 (+14%)	2mo	$165,000	$112	51
821 Moriston Rd	0.53mi	3/2.0	1,117 (-14%)	4mo	$185,000	$166	49
769 Newport Rd	0.63mi	3/2.0	1,114 (-14%)	2mo	$121,000	$109	46
5475 Lynbroook Ct	0.66mi	4/2.0 (+1)	1,450 (+12%)	5mo	$230,000	$159	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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-33,462
• Equity at exit: $26,093

10-year hold

• IRR: -12.0%
• Equity multiple: 0.28×
• Total profit: $-35,143
• Equity at exit: $15,131

Cash invested: $49,000 (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 28314

• Home prices YoY: -15.7%
• Rents YoY: 3.1%
• Active inventory: 435
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,462 high
• Mortgage (P&I): −$918
• Tax from tax record: −$181 /mo · $2,175/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $-83

Break-even live

Break-even rent $1,568

Max offer price $160,281

Occupancy floor —

Sensitivity live

Price	-10% $16	-5% $-34	+0% $-83	+5% $-133	+10% $-182
Rent	-10% $-199	-5% $-141	+0% $-83	+5% $-26	+10% $32
Rate	-1.0pp $5	-0.5pp $-39	base $-83	+0.5pp $-129	+1.0pp $-175

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
619 Berwick Dr Fayetteville, NC	3.0	2.5	1642	$1,650	$1.00	15d	1	0.16mi
4547 Chambersburg Rd Fayetteville, NC	3.0	1.5	1198	$1,500	$1.25	25d	1	0.22mi
4627 Keg Ct Fayetteville, NC	3.0	1.5	1272	$1,300	$1.02	25d	1	0.25mi
609 Ashbrook Ct Fayetteville, NC	2.0	1.5	997	$1,049	$1.05	25d	1	0.33mi
600 Ashbrook Ct Fayetteville, NC	2.0–3.0	1.5	1050	$1,299	$1.24	23d	6	0.37mi
613 Ashbrook Ct Fayetteville, NC	3.0	1.5	1103	$1,299	$1.18	25d	1	0.38mi
855 King Arthur Dr Fayetteville, NC	1.0–2.0	1.0–2.0	810	$1,182	$1.46	15d	9	0.39mi
409 Tradewinds Dr Fayetteville, NC	1.0–2.0	1.0–2.0	867	$1,195	$1.38	15d	16	0.43mi
760 Ashbrook Rd Fayetteville, NC	3.0	2.0	1550	$1,595	$1.03	25d	1	0.58mi
4809 Belford Rd Fayetteville, NC	3.0	1.5	1459	$1,300	$0.89	25d	1	0.64mi
226 Rainier Dr Fayetteville, NC	3.0	2.0	1691	$2,000	$1.18	25d	1	0.77mi
600 Scotia Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1070	$1,380	$1.29	15d	29	0.84mi
228 Whitney Dr Fayetteville, NC	3.0	2.0	1650	$1,840	$1.12	25d	1	0.85mi
425 Windermere Dr Fayetteville, NC	2.0	1.0	900	$950	$1.06	25d	1	0.90mi
425 Woodstream Trl Fayetteville, NC	1.0–2.0	1.0–1.5	810	$1,330	$1.64	25d	12	0.91mi
4810 Alamance Rd Fayetteville, NC	1.0–2.0	1.0–2.0	827	$1,200	$1.45	25d	1	1.03mi
1871 Jennifer Ln #203 Fayetteville, NC	3.0	2.0	1650	$1,600	$0.97	25d	1	1.15mi
5200 Cypress Rd Fayetteville, NC	3.0	1.0	1210	$1,250	$1.03	25d	1	1.18mi
3119 Wisteria Ln Unit 102 Fayetteville, NC	3.0	2.0	1415	$1,550	$1.10	15d	1	1.21mi
6132 Dandy Loop Rd Fayetteville, NC	3.0	1.0	1456	$1,325	$0.91	25d	1	1.25mi
4935 Walnut Dr Fayetteville, NC	3.0	1.5	1024	$1,200	$1.17	15d	1	1.26mi
4909 Walnut Dr Fayetteville, NC	3.0	2.0	1188	$1,500	$1.26	25d	1	1.28mi
5508 Faith Dr Fayetteville, NC	1.0–3.0	1.5–3.0	1106	$1,439	$1.30	15d	10	1.28mi
5508 Faith Dr Fayetteville, NC	1.0–3.0	1.5–3.0	1106	$1,439	$1.30	23d	16	1.28mi
301 Barcelona Dr Fayetteville, NC	1.0–2.0	1.0–2.0	845	$1,326	$1.57	15d	58	1.34mi
457 Lands End Rd Fayetteville, NC	3.0	3.0	1545	$1,895	$1.23	25d	1	1.34mi
1309 Ireland Dr Fayetteville, NC	2.0	1.5	900	$1,000	$1.11	15d	1	1.35mi
1313 Ireland Dr Unit B Fayetteville, NC	2.0	1.5	900	$1,000	$1.11	25d	1	1.36mi
6309 Lynette Cir Fayetteville, NC	3.0	1.5	1014	$1,300	$1.28	25d	1	1.37mi
812 Crescent Commons Way Fayetteville, NC	1.0–2.0	1.0–2.0	963	$1,385	$1.44	15d	10	1.38mi
395 Hicks Ave Fayetteville, NC	3.0	2.5	1519	$1,550	$1.02	25d	1	1.38mi
5591 Bellflower St Fayetteville, NC	3.0	2.0	1273	$1,575	$1.24	15d	1	1.43mi
3411 Lainey Ln Fayetteville, NC	2.0	2.0	1142	$1,300	$1.14	25d	1	1.43mi
5713 Waterwood Dr Fayetteville, NC	3.0	2.0	1440	$1,650	$1.15	23d	1	1.43mi
1216 Weeping Willow Way Unit 229 Fayetteville, NC	3.0	2.0	960	$969	$1.01	15d	1	1.44mi
1070 Rulnick St Fayetteville, NC	3.0	1.0	1014	$1,200	$1.18	25d	1	1.45mi
5864 Aftonshire Dr Fayetteville, NC	2.0	2.0	1100	$1,100	$1.00	25d	1	1.46mi
5876 Aftonshire Dr Fayetteville, NC	2.0	1.5	1024	$1,015	$0.99	25d	1	1.47mi
821 Sandalwood Dr Fayetteville, NC	3.0	1.0	1204	$1,200	$1.00	15d	1	1.48mi
5842 Aftonshire Dr Fayetteville, NC	2.0	1.5	1010	$1,000	$0.99	25d	1	1.49mi

Listing history 17 events

1. 2026-06-21
   days on market $175,000 Active 40 DOM
2. 2026-06-18
   days on market $175,000 Active 37 DOM
3. 2026-06-17
   days on market $175,000 Active 36 DOM
4. 2026-06-16
   days on market $175,000 Active 35 DOM
5. 2026-06-15
   days on market $175,000 Active 34 DOM
6. 2026-06-14
   days on market $175,000 Active 32 DOM
7. 2026-06-13
   days on market $175,000 Active 31 DOM
8. 2026-06-10
   days on market $175,000 Active 29 DOM
9. 2026-06-09
   days on market $175,000 Active 28 DOM
10. 2026-06-08
    days on market $175,000 Active 27 DOM
11. 2026-06-07
    days on market $175,000 Active 26 DOM
12. 2026-06-03
    days on market $175,000 Active 22 DOM
13. 2026-06-02
    days on market $175,000 Active 21 DOM
14. 2026-06-01
    days on market $175,000 Active 20 DOM
15. 2026-05-31
    days on market $175,000 Active 19 DOM
16. 2026-05-30
    days on market $175,000 Active 18 DOM
17. 2026-04-30
    listed $175,000 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: $2,175 · $181/mo
• Projected year-2 tax: $2,175 · $181/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 7/10 Severe FEMA zone X (unshaded) · 76% 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 76% 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: $17,545
• − Mortgage interest: −$9,803
• − Property taxes: −$2,175
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$5,091
• Taxable loss: −$4,004
• Est. tax savings @ 24.0%: +$961
• After-tax cash flow: $-39/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): 55,834
• Household income: $62,249
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2511.0

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: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Black 49% White 25% Hispanic / Latino 16% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6% Dominican 1%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 10% Korean 1% Other Asian/Pacific 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: ▼ -43.20%
• Current HPI: 231.873
• Rent YoY: ▲ 3.11%
• 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

1 event — show timeline

• 2026-04-30 Listed $175,000 TMLS

Property tax history

+4.1%/yr

Latest (2025): $2,175 · +30.7% YoY. Source: county tax records.