5007 Starbeam Dr · Hope Mills, NC 28306

$143,500

3 bd · 2.0 ba · 1,152 sqft · Manufactured public records · 97 Days on market

Built 1983 7,405 sqft lot Est $144k · at est.

---

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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.7/15.0
• 1% rule +6.5/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

5007 Starbeam provides 3 bedrooms, 2 bathrooms spacious livingroom, dining area just off of the kitchen, granite countertops and stainless steel appliances all packed into one affordable package. The home has been updated and refreshed throughout from the light fixtures down to the new LVP flooring. With mature trees and low maintenance landscaping, your family can just move in and move on to your next phase of life in your new home.

Key facts

• New lvp flooring
• Granite countertops
• 7,405 sq ft lot

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• UPDATED AND REFRESHED
• NEW LVP FLOORING

Property features AI

Finance

• Other: Located in CRYSTAL PARK subdivision; Zoned R6A (Residential District)

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured home; One story
• Construction: Vinyl siding
• Exterior features: Crawl space foundation

Interior

• Kitchen: Refrigerator; Electric oven; Freezer
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Open floor plan; Living room fireplace
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $144k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $144k).
• Recommended offer: $131k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.8% in Hope Mills — 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 67/100 on livability (#234 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D-, amenities F, commute 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: 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.
• Market conditions: Rents flat; 401 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $992 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $75k; list at $144k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; moderate 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 $130,585 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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. 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.
7. 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.
8. 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: 1.15% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.30%
• DSCR: 1.55
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $144,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5026 New Moon Dr	0.08mi	2/2.0 (-1)	1,239 (+8%)	24mo	$155,000	$125	59

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-466
• Equity at exit: $21,396

10-year hold

• IRR: 7.2%
• Equity multiple: 1.49×
• Total profit: $19,823
• Equity at exit: $12,407

Cash invested: $40,180 (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 28306

• Home prices YoY: -17.7%
• Rents YoY: 0.9%
• Active inventory: 401
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,644 high
• Mortgage (P&I): −$753
• Tax from tax record: −$74 /mo · $892/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $412

Break-even live

Break-even rent $1,122

Max offer price $143,500

Occupancy floor 70%

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: $35,875
• Closing costs: $4,305
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3038 Walesby Dr Fayetteville, NC	3.0	2.0	1272	$1,650	$1.30	23d	1	0.27mi
2207 Puffin Pl Fayetteville, NC	3.0	2.0	1214	$1,950	$1.61	13d	1	0.62mi
2524 Penny Dr Fayetteville, NC	3.0	2.0	1330	$1,400	$1.05	23d	1	0.70mi
2621 Elcone Dr Unit 2621 Fayetteville, NC	2.0	1.5	815	$999	$1.23	13d	1	0.76mi
1209 Snowy Egret Dr Fayetteville, NC	3.0	2.5	1470	$1,800	$1.22	23d	1	0.77mi
5532 Robmont Dr Fayetteville, NC	2.0	2.0	1301	$1,800	$1.38	13d	1	0.83mi
5032 Shimmer Dr Fayetteville, NC	4.0	2.0	1473	$1,750	$1.19	23d	1	0.88mi
5032 Shimmer Dr Fayetteville, NC	4.0	2.0	1473	$1,700	$1.15	13d	1	0.88mi
2579 Gotts Ln Fayetteville, NC	2.0	2.0	1200	$1,295	$1.08	21d	1	0.89mi
4615 Cumberland Rd Fayetteville, NC	2.0	1.0	783	$825	$1.05	23d	1	0.95mi
1055 Winnall LN Hope Mills, NC	1.0–3.0	1.0–2.0	1132	$2,000	$1.77	13d	20	1.06mi
4630 Canterbury Rd Fayetteville, NC	3.0	2.0	1250	$1,350	$1.08	23d	1	1.11mi
2690 Belhaven Rd Fayetteville, NC	3.0	1.0	1264	$1,350	$1.07	23d	1	1.12mi
3918 Donna St Fayetteville, NC	3.0	1.0	1000	$1,350	$1.35	23d	1	1.23mi
3100 Winesap Rd Hope Mills, NC	3.0	2.0	1082	$1,495	$1.38	13d	1	1.25mi
5151 Queensdale Dr Fayetteville, NC	3.0	2.0	1107	$1,295	$1.17	23d	1	1.49mi
5151 Queensdale Dr Fayetteville, NC	3.0	2.0	1107	$1,295	$1.17	13d	1	1.49mi

Listing history 35 events

1. 2026-06-18
   days on market $143,500 Active 97 DOM
2. 2026-06-17
   days on market $143,500 Active 96 DOM
3. 2026-06-16
   days on market $143,500 Active 95 DOM
4. 2026-06-15
   days on market $143,500 Active 94 DOM
5. 2026-06-14
   days on market $143,500 Active 92 DOM
6. 2026-06-13
   days on market $143,500 Active 91 DOM
7. 2026-06-10
   days on market $143,500 Active 89 DOM
8. 2026-06-09
   days on market $143,500 Active 88 DOM
9. 2026-06-08
   days on market $143,500 Active 87 DOM
10. 2026-06-07
    days on market $143,500 Active 86 DOM
11. 2026-06-03
    days on market $143,500 Active 82 DOM
12. 2026-06-02
    days on market $143,500 Active 81 DOM
13. 2026-06-01
    days on market $143,500 Active 80 DOM
14. 2026-05-31
    days on market $143,500 Active 79 DOM
15. 2026-05-30
    days on market $143,500 Active 78 DOM
16. 2026-03-11
    listed $143,500 Active
17. 2025-07-11
    price $143,500
18. 2025-06-03
    listed $145,000 Active
19. 2025-04-23
    price $145,500
20. 2025-03-30
    price $147,500
21. 2025-03-11
    status Active
22. 2025-02-18
    historical Active Under Contract
23. 2025-02-18
    historical
24. 2025-02-04
    listed $150,000 Active
25. 2024-12-23
    historical
26. 2024-12-03
    price $143,000
27. 2024-11-18
    price $144,000
28. 2024-11-07
    price $145,000
29. 2024-10-16
    price $148,400
30. 2024-09-10
    listed $149,900 Active
31. 2024-07-26
    soldstatus $75,000 Closed
32. 2024-07-26
    soldstatus $75,000
33. 2024-07-12
    status Pending
34. 2024-07-06
    listed $70,000 Active
35. 1985-05-01
    soldstatus $38,050

ⓘ 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: $892 · $74/mo
• Projected year-2 tax: $1,177 · $98/mo
• Expected delta: +$285/yr (+$24/mo · 31.9%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $19,723
• − Mortgage interest: −$8,038
• − Property taxes: −$892
• − Insurance: −$718
• − Repairs & maintenance: −$1,578
• − Management: −$1,578
• − Depreciation: −$4,175
• Taxable income: $2,746
• Est. tax owed @ 24.0%: −$659
• After-tax cash flow: $4,283/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 — Hope Mills

• Score: 67/100
• State rank: #234
• US rank: #10761

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 265,314 people
• City population: 39,196
• Metro: Fayetteville, NC
• Population (ZIP): 43,042
• Household income: $67,544
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1386.0

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 0.68)
• Race & ethnicity: White 44% Black 33% Hispanic / Latino 13% Two or more races 8% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 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: ▼ -51.69%
• Current HPI: 239.7281
• Rent YoY: ▲ 0.90%
• 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

+277.1% since first listed

20 events — show timeline

• 2026-03-11 Listed $143,500 LPRMLS
• 2025-07-11 Price Changed $143,500 LPRMLS
• 2025-06-03 Listed $145,000 LPRMLS
• 2025-04-23 Price Changed $145,500 TMLS
• 2025-03-30 Price Changed $147,500 TMLS
• 2025-03-11 Relisted — TMLS
• 2025-02-18 Contingent — TMLS
• 2025-02-18 Listing Removed — TMLS
• 2025-02-04 Listed $150,000 TMLS
• 2024-12-23 Listing Removed — TMLS
• 2024-12-03 Price Changed $143,000 TMLS
• 2024-11-18 Price Changed $144,000 TMLS
• 2024-11-07 Price Changed $145,000 TMLS
• 2024-10-16 Price Changed $148,400 TMLS
• 2024-09-10 Listed $149,900 TMLS
• 2024-07-26 Sold (Public Records) $75,000 Public Records
• 2024-07-26 Sold (MLS) $75,000 LPRMLS
• 2024-07-12 Pending — LPRMLS
• 2024-07-06 Listed $70,000 LPRMLS
• 1985-05-01 Sold (Public Records) $38,050 Public Records

Property tax history

+6.9%/yr

Latest (2025): $892 · +60.8% YoY. Source: county tax records.