7504 Hidden Ln · Roseboro, NC 28382

$205,000

3 bd · 3.0 ba · 1,431 sqft · Other public records · 49 Days on market

Built 2002 0.83 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 +19.4/30.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.3/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 7504 Hidden Lane, a charming 3 bedroom, 2 bath home on a peaceful 0.83 acre lot in rural Cumberland County. This property offers the quiet of country living with convenient access to Roseboro, Fayetteville, Clinton, and Elizabethtown. Inside, you’ll find a functional split bedroom layout with an open family room, a spacious kitchen with ample storage and a walk-in pantry, and a dining area. The mud and laundry room provides added convenience with direct access to the second bathroom. The primary suite features a private bath with a garden tub and separate shower. Step outside to enjoy the screened in back deck or entertain in the large, private backyard. Recent upgrades include a new roof and gutters in 2021 and a new HVAC system in 2022. Two outdoor storage buildings offer plenty of extra space. This move in ready home is perfect for anyone seeking space, comfort, and peaceful surroundings. Don’t miss out!

Key facts

• New gutters
• Spacious corner lot
• Outdoor space

Tags

• SPACIOUS CORNER LOT
• OUTDOOR SPACE
• LARGE SCREENED IN BACK PORCH
• NEW ROOF
• NEW GUTTERS
• NEW HVAC SYSTEM

Property features AI

Finance

• Other: Property zoned A1 (Agricultural District); Shed(s) on the property; Lot is cleared and level (approximately 0.83 acres)

Exterior

• Utilities: Water from spring and well; Septic system and holding tank
• Home design: Manufactured home; Single-story
• Construction: Vinyl siding
• Exterior features: Fire pit; Porch (screened)

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Oven; Electric Range
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating; Forced air; Heat pump
• Interior features: 6 total rooms; Crawl space basement
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $205k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/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 $191k (6.6% below list).
• Recommended offer: $191k (6.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#445 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment F.
• 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: 42 active listings in the ZIP; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (8.3% local appreciation)).
• At projected returns (8.3% appreciation + 3.0% rent growth), your $57k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,375 (6.6% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.2%
• Equity multiple: 2.79×
• Total profit: $102,556
• Equity at exit: $159,519

10-year hold

• IRR: 21.9%
• Equity multiple: 6.00×
• Total profit: $286,783
• Equity at exit: $320,314

Cash invested: $57,400 (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 28382

• Home prices YoY: 3.0%
• Active inventory: 42
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,914 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$122 /mo · $1,464/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $229

Break-even live

Break-even rent $1,623

Max offer price $205,000

Occupancy floor 83%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-03
   days on market $205,000 Active 49 DOM
2. 2026-06-02
   days on market $205,000 Active 48 DOM
3. 2026-06-01
   days on market $205,000 Active 47 DOM
4. 2026-05-31
   days on market $205,000 Active 46 DOM
5. 2026-05-30
   days on market $205,000 Active 45 DOM
6. 2026-04-15
   listed $205,000 Active
7. 2025-08-27
   soldstatus $194,000
8. 2025-08-26
   soldstatus $194,000 Closed 943-char remark

   Show marketing remark (943 chars)

   Welcome to 7504 Hidden Lane, a charming 3 bedroom, 2 bath home on a peaceful 0.83 acre lot in rural Cumberland County. This property offers the quiet of country living with convenient access to Roseboro, Fayetteville, Clinton, and Elizabethtown. Inside, you’ll find a functional split bedroom layout with an open family room, a spacious kitchen with ample storage and a walk-in pantry, and a dining area. The mud and laundry room provides added convenience with direct access to the second bathroom. The primary suite features a private bath with a garden tub and separate shower. Step outside to enjoy the screened in back deck or entertain in the large, private backyard. Recent upgrades include a new roof and gutters in 2021 and a new HVAC system in 2022. Two outdoor storage buildings offer plenty of extra space. This move in ready home is perfect for anyone seeking space, comfort, and peaceful surroundings. Don’t miss out!

9. 2025-07-18
   status Pending 943-char remark

   Show marketing remark (943 chars)

   Welcome to 7504 Hidden Lane, a charming 3 bedroom, 2 bath home on a peaceful 0.83 acre lot in rural Cumberland County. This property offers the quiet of country living with convenient access to Roseboro, Fayetteville, Clinton, and Elizabethtown. Inside, you’ll find a functional split bedroom layout with an open family room, a spacious kitchen with ample storage and a walk-in pantry, and a dining area. The mud and laundry room provides added convenience with direct access to the second bathroom. The primary suite features a private bath with a garden tub and separate shower. Step outside to enjoy the screened in back deck or entertain in the large, private backyard. Recent upgrades include a new roof and gutters in 2021 and a new HVAC system in 2022. Two outdoor storage buildings offer plenty of extra space. This move in ready home is perfect for anyone seeking space, comfort, and peaceful surroundings. Don’t miss out!

10. 2025-06-11
    price $195,000 943-char remark

    Show marketing remark (943 chars)

    Welcome to 7504 Hidden Lane, a charming 3 bedroom, 2 bath home on a peaceful 0.83 acre lot in rural Cumberland County. This property offers the quiet of country living with convenient access to Roseboro, Fayetteville, Clinton, and Elizabethtown. Inside, you’ll find a functional split bedroom layout with an open family room, a spacious kitchen with ample storage and a walk-in pantry, and a dining area. The mud and laundry room provides added convenience with direct access to the second bathroom. The primary suite features a private bath with a garden tub and separate shower. Step outside to enjoy the screened in back deck or entertain in the large, private backyard. Recent upgrades include a new roof and gutters in 2021 and a new HVAC system in 2022. Two outdoor storage buildings offer plenty of extra space. This move in ready home is perfect for anyone seeking space, comfort, and peaceful surroundings. Don’t miss out!

11. 2025-05-22
    listed $200,000 Active 943-char remark

    Show marketing remark (943 chars)

    Welcome to 7504 Hidden Lane, a charming 3 bedroom, 2 bath home on a peaceful 0.83 acre lot in rural Cumberland County. This property offers the quiet of country living with convenient access to Roseboro, Fayetteville, Clinton, and Elizabethtown. Inside, you’ll find a functional split bedroom layout with an open family room, a spacious kitchen with ample storage and a walk-in pantry, and a dining area. The mud and laundry room provides added convenience with direct access to the second bathroom. The primary suite features a private bath with a garden tub and separate shower. Step outside to enjoy the screened in back deck or entertain in the large, private backyard. Recent upgrades include a new roof and gutters in 2021 and a new HVAC system in 2022. Two outdoor storage buildings offer plenty of extra space. This move in ready home is perfect for anyone seeking space, comfort, and peaceful surroundings. Don’t miss out!

12. 2021-09-20
    soldstatus $112,000 761-char remark

    Show marketing remark (761 chars)

    Nestled on . 83 acres, you can't help but to enjoy this peaceful country setting. The moment you step into this lovely home you will notice the updated flooring and freshly painted living room. The open floor plan continues into the large kitchen and dining area as well as your spacious pantry. Continue into the laundry room and down the hall where you will have 3 spacious bedrooms and two full baths. Master suite offers a private bath. Enjoy soaking in the garden tub or step into the separate shower. Enjoy a cookout with friends and family on the back deck and private backyard. Tucked away in this private setting you are only minutes away from the quaint town of Roseboro or head over to Fayetteville, Clinton, or Elizabethtown. This is a must see gem.

13. 2021-07-23
    listed $105,000 761-char remark

    Show marketing remark (761 chars)

    Nestled on . 83 acres, you can't help but to enjoy this peaceful country setting. The moment you step into this lovely home you will notice the updated flooring and freshly painted living room. The open floor plan continues into the large kitchen and dining area as well as your spacious pantry. Continue into the laundry room and down the hall where you will have 3 spacious bedrooms and two full baths. Master suite offers a private bath. Enjoy soaking in the garden tub or step into the separate shower. Enjoy a cookout with friends and family on the back deck and private backyard. Tucked away in this private setting you are only minutes away from the quaint town of Roseboro or head over to Fayetteville, Clinton, or Elizabethtown. This is a must see gem.

14. 2019-03-05
    listed $67,500
15. 2017-11-17
    historical
16. 2017-05-17
    listed $65,000

ⓘ 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: $1,464 · $122/mo
• Projected year-2 tax: $1,681 · $140/mo
• Expected delta: +$217/yr (+$18/mo · 14.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $22,965
• − Mortgage interest: −$11,483
• − Property taxes: −$1,464
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,837
• − Management: −$1,837
• − Depreciation: −$5,964
• Taxable loss: −$645
• Est. tax savings @ 24.0%: +$155
• After-tax cash flow: $2,908/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 — Roseboro

• Score: 62/100
• State rank: #445
• US rank: #16397

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A- Health & safety F User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,659

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 0.58)
• Race & ethnicity: White 60% Black 22% Hispanic / Latino 14% Two or more races 11%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 2% Romanian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 12% 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: ▲ 8.27%
• Current HPI: 288.151
• 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

+215.4% since first listed

11 events — show timeline

• 2026-04-15 Listed $205,000 LPRMLS
• 2025-08-27 Sold (Public Records) $194,000 Public Records
• 2025-08-26 Sold (MLS) $194,000 LPRMLS
• 2025-07-18 Pending — LPRMLS
• 2025-06-11 Price Changed $195,000 LPRMLS
• 2025-05-22 Listed $200,000 LPRMLS
• 2021-09-20 Sold (MLS) $112,000 Hive MLS
• 2021-07-23 Listed $105,000 Hive MLS
• 2019-03-05 Listed $67,500 LPRMLS
• 2017-11-17 Listing Removed — Hive MLS
• 2017-05-17 Listed $65,000 Hive MLS

Property tax history

+6.4%/yr

Latest (2025): $1,464 · +113.8% YoY. Source: county tax records.