128 Copper Creek Dr · Rockfish, NC 28376

$119,900

3 bd · 2.0 ba · 1,186 sqft · SingleFamily public records · 8 Days on market

Built 2009 Est $216k · 44% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor special with strong upside potential! This 3-bedroom, 2-bath home offers a solid layout and is ready for a full renovation. Property requires significant repairs including flooring, interior paint, windows, appliances, HVAC replacement, and overall cosmetic updates. Ideal opportunity for investors, flippers, or buyers looking to customize a home to their liking. Home features a spacious layout with a fireplace, open living area, and kitchen with existing cabinetry. Exterior includes vinyl siding and a covered front entry. Property is being sold as-is and will not qualify for traditional financing. Located at the entrance of Copper Creek directly off Rockfish Road. Per NCDOT plans,

Key facts

• 2 garage spots
• Built 2009
• Listed 8 days

Property features AI

Exterior

• Parking: Attached 2-car garage (2 covered spaces)
• Security: Security system; Smoke detectors
• Utilities: Public water; Septic tank / holding tank
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Subdivision: Copper Creek

Interior

• Kitchen: Dishwasher; Garbage disposal; Microwave; Range; Refrigerator
• Bedrooms: Total rooms: 5
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Ceiling fan cooling
• Interior features: Ceiling fans; Cathedral ceilings; Vaulted ceilings; Eat-in kitchen; Walk-in closets; Window coverings and blinds; Factory-built gas-log fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $778 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 14.1% vs local median 4.7% in Rockfish — 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 71/100 on livability (#108 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Hoke County Schools (suburban): math 35% / reading 40% proficiency, ranked #123 of 178 in NC (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sandy Grove Elementary (math 26% / reading 31%, grade F, #1,018 of 1,410 statewide, top 72%, 578 students, 100% FRL); East Hoke Middle (math 32% / reading 40%, grade F, #273 of 475 statewide, top 58%, 780 students, 100% FRL); Hoke County High (math 42% / reading 44%, grade F, #372 of 535 statewide, top 69%, 2,060 students, 100% FRL) — zoned schools average 100% FRL vs 57% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 575 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 685 units permitted in Hoke County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($66k/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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Hoke County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $34k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $120k implies a 140% 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; 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 $119,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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.
4. 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.
5. 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: 1.65% ✓
• Cap rate: 14.08%
• Cash-on-cash: 27.80%
• DSCR: 2.24
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $215,852
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9701 Rockfish Rd	0.21mi	3/2.0	1,318 (+11%)	4mo	$175,000	$133	68
302 Kernstown Rd	0.40mi	3/2.0	1,170 (-1%)	13mo	$240,000	$205	68
151 Maria Dr	0.43mi	3/2.0	1,260 (+6%)	3mo	$244,000	$194	67
9937 Rockfish Rd	0.45mi	3/2.0	1,206 (+2%)	21mo	$207,000	$172	59
221 Overton Rd	0.31mi	3/2.0	1,306 (+10%)	12mo	$238,000	$182	58
159 Quarry Ln	0.10mi	3/2.0	1,359 (+15%)	17mo	$248,000	$182	56
311 Kernstown Rd	0.43mi	3/3.0	1,301 (+10%)	8mo	$250,000	$192	53
501 Camden Rd	0.72mi	3/2.0	1,188 (+0%)	16mo	$216,000	$182	53
107 Stonewall St	0.43mi	3/2.0	1,294 (+9%)	14mo	$228,000	$176	52
317 Kernstown Rd	0.49mi	3/2.0	1,318 (+11%)	14mo	$240,000	$182	47
217 Overton Rd	0.30mi	3/2.0	1,345 (+13%)	20mo	$233,000	$173	47
10109 Rockfish Rd	0.62mi	3/2.0	1,040 (-12%)	16mo	$216,500	$208	37

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 · 1.92% rent growth · sell at horizon

5-year hold

• IRR: 20.7%
• Equity multiple: 1.83×
• Total profit: $27,986
• Equity at exit: $17,877

10-year hold

• IRR: 28.2%
• Equity multiple: 3.37×
• Total profit: $79,636
• Equity at exit: $10,367

Cash invested: $33,572 (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 28376

• Home prices YoY: -24.0%
• Rents YoY: 1.9%
• Active inventory: 575
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,976 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$105 /mo · $1,257/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $778

Break-even live

Break-even rent $992

Max offer price $119,900

Occupancy floor 56%

Sensitivity live

Price	-10% $846	-5% $812	+0% $778	+5% $744	+10% $710
Rent	-10% $622	-5% $700	+0% $778	+5% $856	+10% $934
Rate	-1.0pp $838	-0.5pp $808	base $778	+0.5pp $747	+1.0pp $715

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Belle Boyd Dr Raeford, NC	3.0	2.0	1215	$1,800	$1.48	25d	1	0.46mi
287 Finch Rd Fayetteville, NC	3.0	2.0	1250	$1,695	$1.36	25d	1	1.40mi

Listing history 3 events

1. 2026-05-14
   status Pending
2. 2026-05-05
   listed $119,900 Active
3. 2009-03-24
   soldstatus $50,000

ⓘ 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: $1,257 · $105/mo
• Projected year-2 tax: $1,257 · $105/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 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: $23,715
• − Mortgage interest: −$6,716
• − Property taxes: −$1,257
• − Insurance: −$600
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − Depreciation: −$3,488
• Taxable income: $7,860
• Est. tax owed @ 24.0%: −$1,886
• After-tax cash flow: $7,447/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: Hoke County Schools
• NCES district ID: 3702250
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $43,896
• Composite: 31.82/100
• National rank: #5880
• State rank: #123 of 178 in NC

Livability — Rockfish

• Score: 71/100
• State rank: #108
• US rank: #6802

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hoke County · 44,880 people
• Metro: Fayetteville, NC
• Population (ZIP): 44,880
• Household income: $66,471
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 897.0

Population outlook (Hoke County) Hauer SSP2

• Today (2025): 63,354 people
• By 2030: 68,361 · +7.9%
• By 2040: 78,074 · +23.2%
• By 2050: 86,384 · +36.4%
• By 2075: 99,517 · +57.1%
• By 2100: 98,939 · +56.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 38% Black 35% Hispanic / Latino 15% Two or more races 9% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Slovak 2% Romanian 1% Italian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Hoke

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.4% · Other 1.2%
• 2008→2024 swing: -12.8pp toward R · 2008: 18.8pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+10.9 2016: D+10.8 2012: D+19.0 2008: D+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.30%
• Current HPI: 169.1801
• Rent YoY: ▲ 1.92%
• 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

+139.8% since first listed

3 events — show timeline

• 2026-05-14 Pending — LPRMLS
• 2026-05-05 Listed $119,900 LPRMLS
• 2009-03-24 Sold (Public Records) $50,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $1,257 · +0.0% YoY. Source: county tax records.