3632 Pine Cone Ln · Hope Mills, NC 28306

$245,000

3 bd · 3.0 ba · 1,646 sqft · SingleFamily public records · 140 Days on market

Built 1968 Est $286k · 14% 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).

• Cash flow +14.6/30.0
• ARV discount +14.0/15.0
• DSCR +4.4/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fully remodeled in 2021, this light-filled 3-bedroom, 2-bath home in the Jack Britt School District is giving modern comfort, space, and serious main-character energy. The open layout flows into a gorgeous kitchen with granite countertops, tons of cabinet space, stainless appliances, and a massive island that’s perfect for hosting, meal prepping, or late-night snacks. The primary suite feels like your own private retreat with dual granite vanities and a sleek walk-in shower, while the extra bedrooms flex for guests, work-from-home life, or your next creative project. Outside, the covered porch and spacious backyard are made for cookouts, chill nights, and core memories. With a new roo

Key facts

• Massive island
• Gorgeous kitchen
• Primary suite

Tags

• GORGEOUS KITCHEN
• GRANITE COUNTERTOPS
• MASSIVE ISLAND
• PRIMARY SUITE
• DUAL GRANITE VANITIES
• WALK-IN SHOWER

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking:
• Security:
• Utilities: Water from spring and well; Sewer via holding tank and septic tank
• Home design: Single family residence; One story
• Construction: Vinyl siding
• Exterior features: Subdivision: PEARTREE; Zoned R10 - Residential District

Interior

• Kitchen: Electric range
• Bedrooms: Total rooms: 5
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric cooling
• Interior features: Eat-in kitchen; Granite counters; Kitchen island; Walk-in closet(s)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $57 ($681/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 $198k (19.1% below list).
• Recommended offer: $198k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Stoney Point Elementary (math 53% / reading 55%, grade C, #328 of 1,410 statewide, top 24%, 879 students, 37% FRL); John R Griffin Middle (math 43% / reading 53%, grade C-, #134 of 475 statewide, top 29%, 1,091 students, 40% FRL); Jack Britt High (math 58% / reading 72%, grade B, #161 of 535 statewide, top 30%, 1,890 students, 38% FRL) — zoned schools average 38% FRL vs 55% district-wide (16 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 56% at this address vs 36% district-wide (+19 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: Rents flat; 401 active listings in the ZIP; 10 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).
• This rent runs 35% of the median local income ($68k/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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago; this cycle's ask has dropped $23k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $198,144 (19.1% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.81% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $286,404
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2863 Aristocrat Ln	0.27mi	3/2.5	1,725 (+5%)	5mo	$300,000	$174	73
2843 Aristocrat Ln	0.21mi	3/2.5	1,746 (+6%)	8mo	$300,000	$172	71
4236 Redspire Ln	0.11mi	3/2.5	1,826 (+11%)	22mo	$289,900	$159	56
6906 Harvest Ct	0.55mi	3/2.5	1,714 (+4%)	19mo	$311,000	$181	50
6580 Windy Creek Way	0.73mi	3/2.5	1,866 (+13%)	10mo	$330,000	$177	33
4640 Ritson Ln	0.44mi	4/2.0 (+1)	1,831 (+11%)	24mo	$310,500	$170	32

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: -16.9%
• Equity multiple: 0.41×
• Total profit: $-40,270
• Equity at exit: $36,530

10-year hold

• IRR: -12.7%
• Equity multiple: 0.32×
• Total profit: $-46,884
• Equity at exit: $21,183

Cash invested: $68,600 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,981 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$122 /mo · $1,460/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $57

Break-even live

Break-even rent $1,910

Max offer price $245,000

Occupancy floor 92%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2827 Aristocrat Ln Fayetteville, NC	3.0	2.0	1837	$1,950	$1.06	23d	1	0.15mi
3831 Queen Anne Loop Fayetteville, NC	2.0–3.0	2.0	1274	$1,743	$1.37	14d	7	0.77mi
7143 Stoney Point Rd Fayetteville, NC	3.0	2.0	1700	$1,545	$0.91	23d	1	0.84mi
8107 King Rd Fayetteville, NC	3.0	2.5	1700	$1,950	$1.15	23d	1	0.86mi
8103 King Rd Fayetteville, NC	3.0	2.5	1700	$1,950	$1.15	23d	1	0.90mi
8103 King Rd Fayetteville, NC	3.0	2.5	1700	$1,950	$1.15	14d	1	0.90mi
4032 Newgate St Fayetteville, NC	4.0	2.5	2209	$2,750	$1.24	23d	1	0.98mi
3507 Dundle Rd Fayetteville, NC	3.0	2.0	1500	$1,650	$1.10	14d	1	1.03mi
3264 Alforodo St Fayetteville, NC	4.0	2.5	2059	$1,875	$0.91	23d	1	1.16mi
101 Bayview Cir Parkton, NC	3.0	2.0	1875	$2,750	$1.47	23d	1	1.18mi

Listing history 37 events

1. 2026-06-18
   days on market $245,000 Active 140 DOM
2. 2026-06-17
   days on market $245,000 Active 139 DOM
3. 2026-06-16
   days on market $245,000 Active 138 DOM
4. 2026-06-15
   days on market $245,000 Active 137 DOM
5. 2026-06-14
   days on market $245,000 Active 135 DOM
6. 2026-06-13
   days on market $245,000 Active 134 DOM
7. 2026-06-10
   days on market $245,000 Active 132 DOM
8. 2026-06-09
   days on market $245,000 Active 131 DOM
9. 2026-06-08
   days on market $245,000 Active 130 DOM
10. 2026-06-07
    pricedays on market $245,000 Active 129 DOM
11. 2026-06-03
    days on market $250,000 Active 125 DOM
12. 2026-06-02
    days on market $250,000 Active 124 DOM
13. 2026-06-01
    days on market $250,000 Active 123 DOM
14. 2026-05-31
    days on market $250,000 Active 122 DOM
15. 2026-05-30
    days on market $250,000 Active 121 DOM
16. 2026-02-23
    price $250,000
17. 2026-01-29
    listed $268,000 Active
18. 2025-10-13
    price $261,000
19. 2025-10-04
    listed $271,000 Active
20. 2023-10-09
    status Active
21. 2023-09-28
    status Pending
22. 2023-08-30
    price $240,000
23. 2023-08-21
    price $245,000
24. 2023-08-18
    status Active
25. 2023-08-10
    historical
26. 2023-08-07
    status Active
27. 2023-08-06
    historical
28. 2023-08-04
    status Active
29. 2023-08-01
    historical
30. 2023-07-27
    price $250,000
31. 2023-06-26
    listed $255,000 Active
32. 2021-11-10
    soldstatus $215,000
33. 2021-11-10
    soldstatus $215,000
34. 2021-09-07
    listed $209,900
35. 2021-05-10
    soldstatus $65,000
36. 2021-05-10
    soldstatus $65,000
37. 2021-01-07
    listed $95,000

ⓘ 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: $1,460 · $122/mo
• Projected year-2 tax: $2,009 · $167/mo
• Expected delta: +$549/yr (+$46/mo · 37.6%)

ⓘ 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 7/10 Severe
• 🌡 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: $23,777
• − Mortgage interest: −$13,724
• − Property taxes: −$1,460
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,902
• − Management: −$1,902
• − Depreciation: −$7,127
• Taxable loss: −$3,563
• Est. tax savings @ 24.0%: +$855
• After-tax cash flow: $1,536/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

+163.2% since first listed

22 events — show timeline

• 2026-02-23 Price Changed $250,000 LPRMLS
• 2026-01-29 Listed $268,000 LPRMLS
• 2025-10-13 Price Changed $261,000 LPRMLS
• 2025-10-04 Listed $271,000 LPRMLS
• 2023-10-09 Relisted — LPRMLS
• 2023-09-28 Pending — LPRMLS
• 2023-08-30 Price Changed $240,000 LPRMLS
• 2023-08-21 Price Changed $245,000 LPRMLS
• 2023-08-18 Relisted — LPRMLS
• 2023-08-10 Delisted — LPRMLS
• 2023-08-07 Relisted — LPRMLS
• 2023-08-06 Delisted — LPRMLS
• 2023-08-04 Relisted — LPRMLS
• 2023-08-01 Delisted — LPRMLS
• 2023-07-27 Price Changed $250,000 LPRMLS
• 2023-06-26 Listed $255,000 LPRMLS
• 2021-11-10 Sold (Public Records) $215,000 Public Records
• 2021-11-10 Sold (MLS) $215,000 LPRMLS
• 2021-09-07 Listed $209,900 LPRMLS
• 2021-05-10 Sold (Public Records) $65,000 Public Records
• 2021-05-10 Sold (MLS) $65,000 LPRMLS
• 2021-01-07 Listed $95,000 LPRMLS

Property tax history

+4.8%/yr

Latest (2025): $1,460 · +40.5% YoY. Source: county tax records.