304 Mcdougald Dr · Fayetteville, NC 28376

$150,000

3 bd · 2.0 ba · 1,056 sqft · Manufactured public records · 6 Days on market

Built 1990 0.32 ac lot Est $150k · at est.

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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 +28.9/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3 Bedroom & 2 Baths home waiting for you! Living Room with newer laminate floors & natural lighting! Kitchen with eat-in area and plenty of cabinets space. Master Bedroom with full bathroom & walk-in closet. Large fully fenced backyard great for hours of entertainment! Roof is 4 years old, 1 year old HVAC, New windows, Siding is 8 years old. Storage shed. Make this house your new home! Don't miss this one out. Welcome Home! 910 849 2892

Key facts

• Newer vanities
• Shiplap walls
• Large storage shed

Tags

• CONCRETE DRIVEWAY
• PRIVACY FENCED BACK YARD
• LARGE STORAGE SHED
• SHIPLAP WALLS
• NEWER VANITIES

Property features AI

Exterior

• Parking: Paved public-maintained road access
• Security: Smoke detectors
• Utilities: Public water; Holding tank or septic tank sewer
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding
• Exterior features: Front porch; Back yard privacy fencing; Shed on the property; Cleared lot; Interior lot

Interior

• Kitchen: Electric range; Refrigerator; Electric water heater
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Laminate; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central electric air conditioning
• Interior features: Eat-in kitchen; Window coverings and blinds; No fireplace
• Laundry & utility: Washer hookup; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $510 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.4% 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-.
• 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: Sandy Grove Middle (math 32% / reading 44%, grade F, #251 of 475 statewide, top 54%, 645 students, 99% FRL); 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 32% 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 $1k of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $41k; list at $150k implies a 266% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $150,000

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: 1.18% ✓
• Cap rate: 10.37%
• Cash-on-cash: 14.57%
• DSCR: 1.65
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $149,952
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 Mcdougald Dr	0.15mi	3/2.0	1,056 (0%)	2mo	$149,500	$142	91
307 Mcdougald Dr	0.05mi	3/2.0	1,001 (-5%)	17mo	$152,000	$152	75
1314 Clan Campbell Dr	0.22mi	3/2.0	1,106 (+5%)	9mo	$145,000	$131	74
419 Mcdougald Dr	0.31mi	3/2.0	1,120 (+6%)	2mo	$65,000	$58	73
2803 Kilkenny Dr	0.36mi	3/2.0	1,085 (+3%)	8mo	$159,000	$147	72
529 Dunrobin Dr	0.26mi	3/2.0	1,118 (+6%)	9mo	$142,000	$127	71
1013 Dunvegan Dr	0.33mi	3/2.0	1,120 (+6%)	8mo	$168,000	$150	68
2458 O'hara Dr	0.49mi	3/2.0	1,109 (+5%)	5mo	$160,000	$144	65
709 Mackay Ct	0.16mi	3/2.0	1,210 (+15%)	6mo	$173,000	$143	63
403 Mcdougald Dr	0.16mi	3/2.0	1,209 (+14%)	9mo	$162,000	$134	61
2639 O'glesby Dr	0.53mi	3/2.0	1,120 (+6%)	6mo	$120,000	$107	60
425 Mcdougald Dr	0.34mi	3/2.0	1,129 (+7%)	18mo	$136,000	$120	57

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: 3.9%
• Equity multiple: 1.15×
• Total profit: $6,194
• Equity at exit: $22,365

10-year hold

• IRR: 12.4%
• Equity multiple: 1.94×
• Total profit: $39,296
• Equity at exit: $12,969

Cash invested: $42,000 (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 28376

• Home prices YoY: -24.0%
• Rents YoY: 1.9%
• Active inventory: 566
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,772 high
• Mortgage (P&I): −$787
• Tax from tax record: −$41 /mo · $496/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $510

Break-even live

Break-even rent $1,127

Max offer price $150,000

Occupancy floor 66%

Sensitivity live

Price	-10% $595	-5% $552	+0% $510	+5% $467	+10% $425
Rent	-10% $370	-5% $440	+0% $510	+5% $580	+10% $650
Rate	-1.0pp $585	-0.5pp $548	base $510	+0.5pp $471	+1.0pp $431

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1502 Clan Campbell Dr Raeford, NC	3.0	2.0	1296	$1,395	$1.08	14d	1	0.40mi
1552 Clan Campbell Dr Raeford, NC	3.0	2.0	1241	$1,695	$1.37	14d	1	0.70mi
1002 South Pointe Dr Raeford, NC	1.0–3.0	1.0–2.0	1074	$1,920	$1.79	14d	24	1.05mi
109 Timberidge Dr Raeford, NC	3.0	2.0	1384	$1,765	$1.28	14d	1	1.19mi
105 Joseph Dr Raeford, NC	3.0	2.0	1152	$1,275	$1.11	24d	1	1.39mi
9000 Stone Gate Dr Raeford, NC	1.0–3.0	1.0–2.0	1029	$1,757	$1.71	14d	12	1.46mi

Listing history 6 events

1. 2026-06-18
   days on market $150,000 Active 6 DOM
2. 2026-06-17
   days on market $150,000 Active 5 DOM
3. 2026-06-16
   days on market $150,000 Active 4 DOM
4. 2026-06-15
   days on market $150,000 Active 3 DOM
5. 2026-06-13
   remarks 313-char remark
6. 2026-06-13
   listed $150,000 Active 1 DOM

ⓘ 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: $496 · $41/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: +$734/yr (+$61/mo · 148.1%)

ⓘ 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 7/10 Severe 78% 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: $21,269
• − Mortgage interest: −$8,402
• − Property taxes: −$496
• − Insurance: −$750
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$4,364
• Taxable income: $3,855
• Est. tax owed @ 24.0%: −$925
• After-tax cash flow: $5,193/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

+234.1% since first listed

4 events — show timeline

• 2026-05-28 Listed $150,000 LPRMLS
• 2017-06-16 Sold (Public Records) $43,000 Public Records
• 2017-06-16 Sold (MLS) $41,000 LPRMLS
• 2017-02-06 Listed $44,900 LPRMLS

Property tax history

+2.3%/yr

Latest (2025): $496 · +0.0% YoY. Source: county tax records.