122 Bunker Hill Rd · Fayetteville, NC 28314

$174,900

3 bd · 2.0 ba · 1,005 sqft · SingleFamily public records · 55 Days on market

Built 1962 Est $162k · 8% over

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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 +12.4/30.0
• ARV discount +3.9/15.0
• Livability +3.8/5.0
• DSCR +3.7/10.0
• Rent growth +3.3/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom 1 1/2 bath home located about a mile from Reilly Road gate at a price you can't afford not to check out. Home will need some repairs and updating that may limit buyer from using VA unless appraisal comes in at value. Large lot with workshop, producing pecan trees, and lush grass during the summer. Family owned for over 50+ years. Bunker Hill Road has been home to many of the homeowners for many years. Quiet and well-maintained street. Offer is subject to third party approval. Home is sold as is. NO REPAIRS will be made. Home is very livable with a few improvements. Hardwood floors under carpet. Roof and HVAC are 'newer", but age is unknown. You do not need to miss a chance at

Key facts

• Quiet street
• Large lot
• Workshop

Tags

• LARGE LOT
• WORKSHOP
• PRODUCING PECAN TREES
• HARDWOOD FLOORS UNDER CARPET
• QUIET STREET

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 $-30 ($-357/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (18.6% below list).
• Recommended offer: $142k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.9% 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: Westover Middle (math 20% / reading 30%, grade F, #396 of 475 statewide, top 84%, 784 students, 100% FRL); Westover High (math 42% / reading 39%, grade F, #387 of 535 statewide, top 73%, 1,202 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 429 active listings in the ZIP; 40 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $142,363 (18.6% 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 55 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.09%
• Cash-on-cash: -0.73%
• DSCR: 0.97
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $161,805
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6515 Tampico Ct	0.39mi	3/1.5	1,027 (+2%)	15mo	$185,000	$180	64
251 Shads Ford Blvd	0.12mi	3/1.5	1,147 (+14%)	8mo	$185,000	$161	62
6522 Cissna Dr	0.49mi	3/2.0	1,066 (+6%)	8mo	$145,000	$136	61
147 Brocton Dr	0.56mi	3/1.5	1,066 (+6%)	2mo	$149,000	$140	60
7206 Shelby Cir	0.69mi	3/2.0	980 (-2%)	5mo	$190,000	$194	60
306 Desmond Dr	0.75mi	3/1.0	1,008 (+0%)	5mo	$136,000	$135	56
6502 Somerset Ct	0.29mi	3/2.0	1,148 (+14%)	8mo	$205,000	$179	56
6342 Foxlake Dr	0.19mi	3/2.0	1,144 (+14%)	23mo	$202,000	$177	49
7213 Ryan Street St	0.73mi	3/2.0	1,040 (+4%)	19mo	$146,000	$140	44
6821 Willowbrook Dr #5	0.74mi	2/2.0 (-1)	1,033 (+3%)	15mo	$85,500	$83	43
7533 Cliffbourne	0.71mi	3/1.0	1,114 (+11%)	3mo	$204,900	$184	42

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: -17.4%
• Equity multiple: 0.39×
• Total profit: $-30,092
• Equity at exit: $26,078

10-year hold

• IRR: -9.2%
• Equity multiple: 0.43×
• Total profit: $-28,045
• Equity at exit: $15,122

Cash invested: $48,972 (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: 429
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,424 high
• Mortgage (P&I): −$917
• Tax from tax record: −$164 /mo · $1,972/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $-30

Break-even live

Break-even rent $1,461

Max offer price $169,640

Occupancy floor 97%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Brookford Ct Fayetteville, NC	3.0	2.0	1196	$1,640	$1.37	23d	1	0.22mi
6445 Independence Pl Dr Fayetteville, NC	1.0–3.0	1.0–3.0	1106	$1,779	$1.61	13d	18	0.36mi
111 Grande Oaks Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1205	$1,645	$1.37	13d	46	0.39mi
6521 Cissna Dr Fayetteville, NC	3.0	2.0	1456	$1,375	$0.94	13d	1	0.43mi
6510 Cissna Dr Fayetteville, NC	3.0	1.5	1100	$1,095	$1.00	13d	1	0.43mi
244 Wickford Ct Unit 6 Fayetteville, NC	2.0	1.5	1141	$995	$0.87	23d	1	0.51mi
6748 Willowbrook Dr #9 Fayetteville, NC	2.0	2.0	1157	$1,100	$0.95	23d	1	0.57mi
6720 Willowbrook Dr #5 Fayetteville, NC	2.0	2.0	1200	$1,150	$0.96	13d	1	0.59mi
1022 Brookhollow Dr #5 Fayetteville, NC	2.0	2.0	1086	$1,050	$0.97	23d	1	0.63mi
1002 Brookhollow Dr #5 Fayetteville, NC	3.0	2.0	1311	$1,290	$0.98	21d	1	0.64mi
1001 Brookhollow Dr #4 Fayetteville, NC	3.0	2.0	1311	$1,550	$1.18	23d	1	0.64mi
1014 Brookhollow Dr Fayetteville, NC	2.0	2.0	1050	$1,000	$0.95	13d	1	0.64mi
1000 Wood Creek Dr #9 Fayetteville, NC	2.0	2.0	1100	$1,175	$1.07	23d	1	0.65mi
307 Family Lodge Dr Unit 5 Fayetteville, NC	2.0	2.5	1200	$1,100	$0.92	13d	1	0.65mi
942 Stewarts Creek Dr #9 Fayetteville, NC	3.0	2.0	1250	$1,250	$1.00	23d	1	0.65mi
942 Stewarts Creek Dr #8 Fayetteville, NC	2.0	2.0	1020	$1,055	$1.03	23d	1	0.65mi
1018 Wood Creek Dr #9 Fayetteville, NC	3.0	2.0	1101	$1,195	$1.09	23d	1	0.69mi
6809 Willowbrook Dr Fayetteville, NC	2.0	2.0	1050	$990	$0.94	23d	1	0.73mi
6213 Sabine Dr Fayetteville, NC	3.0	1.5	1092	$1,175	$1.08	23d	1	0.88mi
6855 Shawcross Ln Fayetteville, NC	3.0	2.0	1100	$1,495	$1.36	23d	1	0.89mi
278 Crabapple Cir #57 Fayetteville, NC	2.0	1.0	796	$990	$1.24	23d	1	0.89mi
7526 Bridgeman Dr Fayetteville, NC	3.0	2.0	1300	$1,450	$1.12	23d	1	0.89mi
6848 Torrance Ln Fayetteville, NC	3.0	2.5	1290	$3,295	$2.55	13d	1	0.91mi
338 Milburn Dr Fayetteville, NC	3.0	1.5	1128	$1,550	$1.37	23d	1	0.92mi
890 Bedrock Dr Fayetteville, NC	4.0	2.5	1484	$1,650	$1.11	23d	1	0.95mi
7252 Ainsley St Fayetteville, NC	3.0	1.0	1265	$1,299	$1.03	23d	1	0.98mi
916 Glen Reilly Dr Fayetteville, NC	3.0	2.0	1071	$1,400	$1.31	23d	1	0.99mi
6734 Winchester St Fayetteville, NC	3.0	2.0	1068	$3,195	$2.99	13d	1	1.00mi
7298 Ryan St Fayetteville, NC	4.0	1.5	1315	$1,400	$1.06	23d	1	1.05mi
605 S Reilly Rd Fayetteville, NC	1.0–3.0	1.0–2.0	992	$1,349	$1.36	13d	1	1.06mi
7639 Fletcher Ave Fayetteville, NC	3.0	2.0	1300	$1,400	$1.08	23d	1	1.07mi
7514 Telfair Dr Fayetteville, NC	3.0	1.5	1204	$1,300	$1.08	23d	1	1.10mi
6407 Wallaby Ct Fayetteville, NC	2.0	1.5	1100	$1,200	$1.09	13d	1	1.14mi
6793 Candlewood Dr Fayetteville, NC	3.0	2.0	1240	$1,475	$1.19	13d	1	1.16mi
513 Roundtree Dr Fayetteville, NC	3.0	2.0	1337	$1,775	$1.33	23d	1	1.16mi
202 Bertram Pl Fayetteville, NC	3.0	2.0	1175	$1,300	$1.11	13d	1	1.16mi
6033 Santa Fe Dr Fayetteville, NC	3.0	1.5	1325	$1,500	$1.13	23d	1	1.20mi
540 Auburndale Ln Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	13d	1	1.23mi
621 Marshtree Ln #305 Fayetteville, NC	2.0	2.0	1140	$1,500	$1.32	23d	1	1.24mi
625 Marshtree Ln Fayetteville, NC	2.0–3.0	2.0	1170	$1,275	$1.09	13d	2	1.28mi

Listing history 2 events

1. 2026-01-26
   status Pending
2. 2025-12-02
   listed $174,900 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: $1,972 · $164/mo
• Projected year-2 tax: $1,972 · $164/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $17,084
• − Mortgage interest: −$9,797
• − Property taxes: −$1,972
• − Insurance: −$874
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$5,088
• Taxable loss: −$3,382
• Est. tax savings @ 24.0%: +$812
• After-tax cash flow: $454/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

2 events — show timeline

• 2026-01-26 Pending — LPRMLS
• 2025-12-02 Listed $174,900 LPRMLS

Property tax history

+9.4%/yr

Latest (2025): $1,972 · +76.8% YoY. Source: county tax records.