400 Cypress Trace Dr · Fayetteville, NC 28314

$178,000

2 bd · 2.0 ba · 1,379 sqft · Townhouse public records · 360 Days on market

Built 1984 0.30 ac lot Est $241k · 26% under $65/mo HOA · 4% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +12.9/30.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful Town home that features 2 bedrooms and 2 bathrooms located right off Cliffdale in a quiet community. Enjoy the beautiful view of the lake in the mornings while sitting on the newly built deck sipping your morning coffee. This home has updates such as gorgeous cherry oak hardwood floors, new carpets, fresh paint, and a nice newly built back deck that features built-in seating. The master is located upstairs a long with a nice loft area for additional entertaining. Make this your next new cozy home!

Key facts

• Vaulted ceilings
• Spacious loft
• 0.3 acre lot

Tags

• VAULTED CEILINGS
• SPACIOUS LOFT
• STAINLESS STEEL APPLIANCES
• QUICK ACCESS TO SHOPPING
• QUICK ACCESS TO ENTERTAINMENT
• QUICK ACCESS TO FORT BRAGG

Property features AI

Finance

• Other: Located in the CYPRESS TRACE subdivision
• HOA & community: Homeowners association with $65 monthly fee

Exterior

• Utilities: Public water; Public sewer
• Home design: Townhouse; Residential single-family residence; Cedar construction
• Construction: Cedar construction; Crawl space foundation
• Exterior features: Cleared lot

Interior

• Kitchen: Refrigerator; Stainless steel appliances; Exhaust fan
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Eat-in kitchen; Factory-built fireplace (1)
• Laundry & utility: In-unit laundry with washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $178k.

Deal economics

• At list price, monthly cash flow is $-15 ($-174/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (16.1% below list).
• Recommended offer: $149k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Cliffdale Elementary (math 19% / reading 27%, grade F, #1,168 of 1,410 statewide, top 83%, 658 students, 100% FRL); 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 22d 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 360 days — a 12% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $89k; list at $178k implies a 101% 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; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,418 (16.1% 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 360 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.84% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $241,325
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
549 Cypress Trace Dr	0.08mi	2/2.0	1,383 (+0%)	3mo	$139,900	$101	93
511 Cypress Trace Dr	0.05mi	2/2.0	1,306 (-5%)	0mo	$145,000	$111	88
3310 Harbour Pointe Pl #5	0.37mi	3/2.0 (+1)	1,383 (+0%)	3mo	$188,000	$136	75
3346 Harbour Pointe Pl #104	0.41mi	3/2.0 (+1)	1,425 (+3%)	2mo	$177,500	$125	68
3330 Starboard Way	0.43mi	3/2.5 (+1)	1,481 (+7%)	1mo	$274,900	$186	60
3362 Starboard Way	0.45mi	3/2.5 (+1)	1,481 (+7%)	0mo	$274,900	$186	60
3420 Starboard Way	0.45mi	3/2.5 (+1)	1,481 (+7%)	1mo	$259,900	$175	59
3418 Starboard Way	0.45mi	3/2.5 (+1)	1,481 (+7%)	2mo	$259,900	$175	58
3350 Starboard Way	0.45mi	3/2.5 (+1)	1,481 (+7%)	2mo	$274,900	$186	58
3414 Starboard Way	0.45mi	3/2.5 (+1)	1,481 (+7%)	2mo	$259,900	$175	58
3308 Harbour Pointe Pl #11	0.35mi	3/2.0 (+1)	1,580 (+15%)	2mo	$200,000	$127	52
3314 Harbour Pointe Pl #3	0.37mi	3/2.0 (+1)	1,570 (+14%)	4mo	$189,500	$121	51

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-29,603
• Equity at exit: $26,540

10-year hold

• IRR: -8.4%
• Equity multiple: 0.47×
• Total profit: $-26,285
• Equity at exit: $15,390

Cash invested: $49,840 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,494 high
• Mortgage (P&I): −$933
• Tax from tax record: −$122 /mo · $1,468/yr
• Insurance: −$74
• HOA: −$65
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-15

Break-even live

Break-even rent $1,513

Max offer price $175,432

Occupancy floor 96%

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: $44,500
• Closing costs: $5,340
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5831 Waters Edge Dr Fayetteville, NC	3.0	2.0	1344	$1,545	$1.15	23d	1	0.05mi
420 Mangum Ct Fayetteville, NC	3.0	2.0	1127	$1,550	$1.38	23d	1	0.09mi
5817 Horton Pl Fayetteville, NC	3.0	2.0	1680	$1,650	$0.98	23d	1	0.13mi
417 Watergap Dr Fayetteville, NC	3.0	3.0	1648	$1,950	$1.18	23d	1	0.19mi
5761 Waterwood Dr Fayetteville, NC	3.0	2.0	1452	$1,600	$1.10	21d	1	0.24mi
5713 Waterwood Dr Fayetteville, NC	3.0	2.0	1440	$1,650	$1.15	21d	1	0.36mi
564 Jennings Farm Rd Fayetteville, NC	3.0	2.0	1540	$1,400	$0.91	23d	1	0.36mi
420 Andros Dr Unit 4 Fayetteville, NC	1.0	1.0	1810	$700	$0.39	14d	1	0.36mi
3500 Carlson Bay Ct Fayetteville, NC	1.0–3.0	1.0–2.0	850	$1,150	$1.35	14d	4	0.37mi
3330 Harbour Pointe Pl #12 Fayetteville, NC	3.0	2.0	1401	$1,700	$1.21	14d	1	0.41mi
321 Bahama Loop Fayetteville, NC	3.0	2.0	1759	$2,100	$1.19	14d	1	0.43mi
812 Crescent Commons Way Fayetteville, NC	1.0–2.0	1.0–2.0	963	$1,385	$1.44	14d	10	0.44mi
3374 Starboard Way Fayetteville, NC	3.0	2.5	1481	$2,150	$1.45	14d	1	0.46mi
419 Georgetown Cir Fayetteville, NC	2.0	2.5	1648	$1,500	$0.91	23d	1	0.46mi
495 Stiles Pl Fayetteville, NC	3.0	2.0	1300	$1,250	$0.96	14d	1	0.50mi
202 Bertram Pl Fayetteville, NC	3.0	2.0	1175	$1,300	$1.11	14d	1	0.50mi
679 Bartons Landing Pl Fayetteville, NC	2.0	2.0	1145	$1,150	$1.00	23d	1	0.51mi
679 Bartons Landing Pl Unit 6 Fayetteville, NC	2.0	2.0	1145	$1,200	$1.05	23d	1	0.51mi
663 Bartons Landing Pl Unit 2 Fayetteville, NC	2.0	2.0	1150	$1,200	$1.04	14d	1	0.55mi
672 Bartons Landing Pl Fayetteville, NC	2.0	2.0	1145	$1,100	$0.96	14d	1	0.55mi
698 Bartons Landing Pl #5 Fayetteville, NC	2.0	2.0	1136	$1,100	$0.97	23d	1	0.56mi
457 Lands End Rd Fayetteville, NC	3.0	3.0	1545	$1,895	$1.23	23d	1	0.59mi
7252 Ainsley St Fayetteville, NC	3.0	1.0	1265	$1,299	$1.03	23d	1	0.64mi
6309 Lynette Cir Fayetteville, NC	3.0	1.5	1014	$1,300	$1.28	23d	1	0.68mi
6793 Candlewood Dr Fayetteville, NC	3.0	2.0	1240	$1,475	$1.19	14d	1	0.75mi
3119 Wisteria Ln Unit 102 Fayetteville, NC	3.0	2.0	1415	$1,550	$1.10	14d	1	0.80mi
567 Cutchen Ln Fayetteville, NC	1.0–3.0	1.0–2.0	975	$1,175	$1.20	14d	61	0.83mi
338 Milburn Dr Fayetteville, NC	3.0	1.5	1128	$1,550	$1.37	23d	1	0.84mi
540 Auburndale Ln Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	14d	1	0.86mi
425 Woodstream Trl Fayetteville, NC	1.0–2.0	1.0–1.5	810	$1,330	$1.64	23d	12	0.88mi
5800 Lagu Pl Fayetteville, NC	3.0	2.5	1722	$1,850	$1.07	14d	1	0.89mi
6517 Portsmouth Dr Fayetteville, NC	3.0	1.5	1125	$1,250	$1.11	23d	1	0.93mi
6132 Dandy Loop Rd Fayetteville, NC	3.0	1.0	1456	$1,325	$0.91	23d	1	0.96mi
5591 Bellflower St Fayetteville, NC	3.0	2.0	1273	$1,575	$1.24	14d	1	0.99mi
600 Scotia Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1070	$1,175	$1.10	14d	29	1.00mi
425 Windermere Dr Fayetteville, NC	2.0	1.0	900	$950	$1.06	23d	1	1.00mi
6407 Wallaby Ct Fayetteville, NC	2.0	1.5	1100	$1,200	$1.09	14d	1	1.00mi
5508 Faith Dr Fayetteville, NC	1.0–3.0	1.5–3.0	1106	$1,306	$1.18	21d	16	1.02mi
5508 Faith Dr Fayetteville, NC	1.0–3.0	1.5–3.0	1106	$1,269	$1.15	14d	10	1.02mi
5725 Ivanhoe Ct Fayetteville, NC	1.0–3.0	1.0–2.0	962	$1,142	$1.19	14d	6	1.06mi

HOA detail

• Monthly dues: $65 · $780/yr

Listing history 24 events

1. 2026-06-18
   days on market $178,000 Active 360 DOM
2. 2026-06-17
   days on market $178,000 Active 359 DOM
3. 2026-06-16
   days on market $178,000 Active 358 DOM
4. 2026-06-15
   days on market $178,000 Active 357 DOM
5. 2026-06-14
   days on market $178,000 Active 355 DOM
6. 2026-06-13
   days on market $178,000 Active 354 DOM
7. 2026-06-10
   days on market $178,000 Active 352 DOM
8. 2026-06-09
   days on market $178,000 Active 351 DOM
9. 2026-06-08
   days on market $178,000 Active 350 DOM
10. 2026-06-07
    days on market $178,000 Active 349 DOM
11. 2026-06-03
    days on market $178,000 Active 345 DOM
12. 2026-06-02
    days on market $178,000 Active 344 DOM
13. 2026-06-01
    days on market $178,000 Active 343 DOM
14. 2026-05-31
    days on market $178,000 Active 342 DOM
15. 2026-05-30
    days on market $178,000 Active 341 DOM
16. 2025-06-23
    listed $178,000 Active
17. 2020-07-27
    soldstatus $88,700 512-char remark

    Show marketing remark (512 chars)

    Beautiful Town home that features 2 bedrooms and 2 bathrooms located right off Cliffdale in a quiet community. Enjoy the beautiful view of the lake in the mornings while sitting on the newly built deck sipping your morning coffee. This home has updates such as gorgeous cherry oak hardwood floors, new carpets, fresh paint, and a nice newly built back deck that features built-in seating. The master is located upstairs a long with a nice loft area for additional entertaining. Make this your next new cozy home!

18. 2020-07-27
    soldstatus $89,000

    Show marketing remark (512 chars)

    Beautiful Town home that features 2 bedrooms and 2 bathrooms located right off Cliffdale in a quiet community. Enjoy the beautiful view of the lake in the mornings while sitting on the newly built deck sipping your morning coffee. This home has updates such as gorgeous cherry oak hardwood floors, new carpets, fresh paint, and a nice newly built back deck that features built-in seating. The master is located upstairs a long with a nice loft area for additional entertaining. Make this your next new cozy home!

19. 2020-02-16
    listed $96,000 512-char remark

    Show marketing remark (512 chars)

    Beautiful Town home that features 2 bedrooms and 2 bathrooms located right off Cliffdale in a quiet community. Enjoy the beautiful view of the lake in the mornings while sitting on the newly built deck sipping your morning coffee. This home has updates such as gorgeous cherry oak hardwood floors, new carpets, fresh paint, and a nice newly built back deck that features built-in seating. The master is located upstairs a long with a nice loft area for additional entertaining. Make this your next new cozy home!

20. 2011-10-12
    soldstatus $81,000
21. 2008-04-16
    soldstatus $80,000
22. 2003-01-07
    soldstatus $73,500
23. 1996-12-27
    soldstatus $75,000
24. 1994-06-24
    soldstatus $75,000

ⓘ 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: $1,468 · $122/mo
• Projected year-2 tax: $1,468 · $122/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $17,930
• − Mortgage interest: −$9,971
• − Property taxes: −$1,468
• − Insurance: −$890
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − HOA: −$780
• − Depreciation: −$5,178
• Taxable loss: −$3,225
• Est. tax savings @ 24.0%: +$774
• After-tax cash flow: $600/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

+137.3% since first listed

9 events — show timeline

• 2025-06-23 Listed $178,000 LPRMLS
• 2020-07-27 Sold (Public Records) $89,000 Public Records
• 2020-07-27 Sold (MLS) $88,700 LPRMLS
• 2020-02-16 Listed $96,000 LPRMLS
• 2011-10-12 Sold (Public Records) $81,000 Public Records
• 2008-04-16 Sold (Public Records) $80,000 Public Records
• 2003-01-07 Sold (Public Records) $73,500 Public Records
• 1996-12-27 Sold (Public Records) $75,000 Public Records
• 1994-06-24 Sold (Public Records) $75,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,468 · +31.1% YoY. Source: county tax records.