6758 Parkton Rd · Hope Mills, NC 28371

$235,000

3 bd · 2.0 ba · 1,309 sqft · SingleFamily public records · 20 Days on market

Built 2007 1.75 ac lot Est $220k · 7% over

---

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).

• Appreciation +10.0/10.0
• Cash flow +7.3/30.0
• ARV discount +4.4/15.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

-BEAUTIFUL RURAL SETTING FOR THIS 3BED/2BA RANCH IN PARKTON! 1.5 ACRE! 2 STABLE BARN AND . 50 ACRE FENCED IN PASTURE! CONDITION OF HOUSE IS LIKE NEW! GREAT ROOM WITH FIREPLACE! KITCHEN OPEN TO DINING AREA AND MUDD ROOM. SEPARATE LAUNDRY ROOM! MBR WITH CATHEDRAL CEILING! THIS PROPERTY IS A UNIQUE GEM SITS OFF THE MAIN ROAD FOR PRIVACY ! THERE IS A GATE FOR THE PRIVATE DRIVE !

Key facts

• Gated drive
• Functional layout
• 1.75 acre lot

Tags

• APPROXIMATELY 2 ACRES
• QUICK ACCESS TO FAYETTEVILLE
• BARN WITH HORSE STABLES
• GATED DRIVE
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-312 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (36.2% below list).
• Recommended offer: $150k (36.2% below list) — sets the bar for 1% rule.

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: Gray'S Creek Middle (math 33% / reading 48%, grade F, #215 of 475 statewide, top 46%, 1,126 students, 50% FRL); Gray'S Creek High (math 61% / reading 58%, grade C+, #216 of 535 statewide, top 43%, 1,395 students, 44% FRL).
• Zoned-school proficiency averages 50% at this address vs 36% district-wide (+14 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: 44 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y 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 $149k; list at $235k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 (36.2% 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. 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. 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?
5. 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?
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: 0.64% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.69%
• DSCR: 0.75
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $219,912
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6758 Parkton Rd	0.00mi	3/2.0	1,341 (+2%)	1mo	$225,000	$168	95

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.2%
• Equity multiple: 2.64×
• Total profit: $108,072
• Equity at exit: $211,707

10-year hold

• IRR: 18.5%
• Equity multiple: 6.07×
• Total profit: $333,761
• Equity at exit: $456,553

Cash invested: $65,800 (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 28371

• Home prices YoY: 5.0%
• Active inventory: 44
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$167 /mo · $1,998/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-312

Break-even live

Break-even rent $1,895

Max offer price $179,916

Occupancy floor —

Sensitivity live

Price	-10% $-179	-5% $-245	+0% $-312	+5% $-378	+10% $-445
Rent	-10% $-430	-5% $-371	+0% $-312	+5% $-253	+10% $-193
Rate	-1.0pp $-193	-0.5pp $-252	base $-312	+0.5pp $-373	+1.0pp $-435

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5985 McDonald Rd Parkton, NC	4.0	1.5	1301	$1,500	$1.15	24d	1	1.15mi

Listing history 10 events

1. 2026-04-28
   status Pending
2. 2026-04-08
   listed $235,000 Active
3. 2019-02-01
   soldstatus $149,000
4. 2019-01-31
   soldstatus $149,000 377-char remark

   Show marketing remark (376 chars)

   -BEAUTIFUL RURAL SETTING FOR THIS 3BED/2BA RANCH IN PARKTON! 1.5 ACRE! 2 STABLE BARN AND .50 ACRE FENCED IN PASTURE! CONDITION OF HOUSE IS LIKE NEW! GREAT ROOM WITH FIREPLACE! KITCHEN OPEN TO DINING AREA AND MUDD ROOM. SEPARATE LAUNDRY ROOM! MBR WITH CATHEDRAL CEILING! THIS PROPERTY IS A UNIQUE GEM SITS OFF THE MAIN ROAD FOR PRIVACY ! THERE IS A GATE FOR THE PRIVATE DRIVE !

5. 2019-01-31
   soldstatus $149,000 376-char remark

   Show marketing remark (376 chars)

   -BEAUTIFUL RURAL SETTING FOR THIS 3BED/2BA RANCH IN PARKTON! 1.5 ACRE! 2 STABLE BARN AND .50 ACRE FENCED IN PASTURE! CONDITION OF HOUSE IS LIKE NEW! GREAT ROOM WITH FIREPLACE! KITCHEN OPEN TO DINING AREA AND MUDD ROOM. SEPARATE LAUNDRY ROOM! MBR WITH CATHEDRAL CEILING! THIS PROPERTY IS A UNIQUE GEM SITS OFF THE MAIN ROAD FOR PRIVACY ! THERE IS A GATE FOR THE PRIVATE DRIVE !

6. 2018-12-04
   listed $149,900 377-char remark

   Show marketing remark (376 chars)

   -BEAUTIFUL RURAL SETTING FOR THIS 3BED/2BA RANCH IN PARKTON! 1.5 ACRE! 2 STABLE BARN AND .50 ACRE FENCED IN PASTURE! CONDITION OF HOUSE IS LIKE NEW! GREAT ROOM WITH FIREPLACE! KITCHEN OPEN TO DINING AREA AND MUDD ROOM. SEPARATE LAUNDRY ROOM! MBR WITH CATHEDRAL CEILING! THIS PROPERTY IS A UNIQUE GEM SITS OFF THE MAIN ROAD FOR PRIVACY ! THERE IS A GATE FOR THE PRIVATE DRIVE !

7. 2018-12-04
   listed $149,900 376-char remark

   Show marketing remark (376 chars)

   -BEAUTIFUL RURAL SETTING FOR THIS 3BED/2BA RANCH IN PARKTON! 1.5 ACRE! 2 STABLE BARN AND .50 ACRE FENCED IN PASTURE! CONDITION OF HOUSE IS LIKE NEW! GREAT ROOM WITH FIREPLACE! KITCHEN OPEN TO DINING AREA AND MUDD ROOM. SEPARATE LAUNDRY ROOM! MBR WITH CATHEDRAL CEILING! THIS PROPERTY IS A UNIQUE GEM SITS OFF THE MAIN ROAD FOR PRIVACY ! THERE IS A GATE FOR THE PRIVATE DRIVE !

8. 2013-10-24
   soldstatus $140,000
9. 2013-10-23
   soldstatus $140,000
10. 2013-09-03
    listed $145,500

ⓘ 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: $1,998 · $167/mo
• Projected year-2 tax: $1,998 · $167/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 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: $18,000
• − Mortgage interest: −$13,164
• − Property taxes: −$1,998
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$6,836
• Taxable loss: −$8,053
• Est. tax savings @ 24.0%: +$1,933
• After-tax cash flow: $-1,809/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

• City population: 39,196
• Population (ZIP): 6,458

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 0.69)
• Race & ethnicity: White 42% Black 34% Hispanic / Latino 14% Two or more races 8% Native American 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 4%
• Common ancestry: Serbian 3% Italian 2% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 7% German/W. Germanic 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: ▲ 15.91%
• Current HPI: 330.85
• 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

+61.5% since first listed

10 events — show timeline

• 2026-04-28 Pending — LPRMLS
• 2026-04-08 Listed $235,000 LPRMLS
• 2019-02-01 Sold (Public Records) $149,000 Public Records
• 2019-01-31 Sold (MLS) $149,000 TMLS
• 2019-01-31 Sold (MLS) $149,000 LPRMLS
• 2018-12-04 Listed $149,900 TMLS
• 2018-12-04 Listed $149,900 LPRMLS
• 2013-10-24 Sold (Public Records) $140,000 Public Records
• 2013-10-23 Sold (MLS) $140,000 TMLS
• 2013-09-03 Listed $145,500 TMLS

Property tax history

+5.4%/yr

Latest (2025): $1,998 · +40.6% YoY. Source: county tax records.