6568 Sandy Creek Rd · Stedman, NC 28391

$169,500

3 bd · 3.0 ba · 960 sqft · Manufactured public records · 44 Days on market

Built 1995 0.58 ac lot Est $162k · at est.

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Why this score? — see what drove the C+ 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 +23.1/30.0
• Appreciation +10.0/10.0
• DSCR +7.4/10.0
• ARV discount +5.5/15.0
• 1% rule +5.1/10.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the charm of country living at 6568 Sandy Creek Rd in Stedman, NC, where space, privacy, and comfort come together in a peaceful rural setting. This inviting home offers a functional layout with bright, open living areas that create a welcoming atmosphere for everyday living and entertaining alike. The kitchen provides quartz counter tops, plenty of cabinet and counter space, making it both practical and efficient, while the adjoining dining area is perfect for family meals or hosting guests. The primary suite features a spacious walk-in closet and an en-suite bathroom complete with dual vanities, a soaking tub, and a separate walk-in shower. Bedrooms are generously sized which offers relaxing retreats with ample storage, and the bathrooms are well-maintained for convenience. Outside, the property features a spacious fenced in yard with endless possibilities—ideal for gardening, outdoor gatherings, or simply enjoying the quiet surroundings. Enjoy peaceful country living while remaining conveniently located approximately 14 miles from Fort Bragg, 12 miles from major shopping and dining along Skibo Road, and 10 miles from downtown Fayetteville. Whether you're searching for your first home, a place to spread out, or a peaceful escape, this property is full of potential.

Key facts

• En suite bathroom
• Dual vanities
• Soaking tub

Tags

• FENCED IN YARD
• QUARTZ COUNTER TOPS
• WALK IN CLOSET
• EN SUITE BATHROOM
• DUAL VANITIES
• SOAKING TUB

Property features AI

Exterior

• Parking: Detached carport; 2 carport spaces
• Utilities: Well water; Septic tank; Underground utilities; Water available
• Home design: Manufactured home; One story; Entry level 1; Residential property
• Construction: Vinyl siding; Shingle roof; Crawl space / no basement; Built with manufactured home construction
• Exterior features: Covered patio; Patio; Chain link fencing; Storage structure; Has view

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: Total rooms: 5
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating; Other heating
• Interior features: Kitchen island; Ceiling fan(s); Unfurnished
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $164k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.3% in Stedman — 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 (#107 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety 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: Stedman Primary (175 students, 98% FRL); Mac Williams Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 1,151 students, 58% FRL); Cape Fear High (math 75% / reading 47%, grade C+, #202 of 535 statewide, top 39%, 1,529 students, 50% FRL).
• Zoned-school proficiency averages 53% at this address vs 36% district-wide (+16 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: 33 active listings in the ZIP; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $164,415 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.01% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.72%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $162,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1741 Mccall Dr	0.62mi	3/2.0	1,034 (+8%)	1mo	$175,000	$169	54

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: 29.9%
• Equity multiple: 3.35×
• Total profit: $111,725
• Equity at exit: $152,699

10-year hold

• IRR: 25.9%
• Equity multiple: 7.61×
• Total profit: $313,617
• Equity at exit: $329,301

Cash invested: $47,460 (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 28391

• Home prices YoY: 16.1%
• Active inventory: 33
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,719 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$93 /mo · $1,117/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $306

Break-even live

Break-even rent $1,332

Max offer price $169,500

Occupancy floor 77%

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $169,500 Active 44 DOM
2. 2026-06-17
   days on market $169,500 Active 43 DOM
3. 2026-06-16
   days on market $169,500 Active 42 DOM
4. 2026-06-15
   days on market $169,500 Active 41 DOM
5. 2026-06-14
   days on market $169,500 Active 39 DOM
6. 2026-06-13
   days on market $169,500 Active 38 DOM
7. 2026-06-10
   days on market $169,500 Active 36 DOM
8. 2026-06-09
   days on market $169,500 Active 35 DOM
9. 2026-06-08
   days on market $169,500 Active 34 DOM
10. 2026-06-07
    pricedays on market $169,500 Active 33 DOM
11. 2026-06-03
    days on market $175,000 Active 29 DOM
12. 2026-06-02
    days on market $175,000 Active 28 DOM
13. 2026-06-01
    days on market $175,000 Active 27 DOM
14. 2026-05-31
    days on market $175,000 Active 26 DOM
15. 2026-05-30
    days on market $175,000 Active 25 DOM
16. 2026-05-05
    listed $175,000 Active 1302-char remark

    Show marketing remark (1302 chars)

    Discover the charm of country living at 6568 Sandy Creek Rd in Stedman, NC, where space, privacy, and comfort come together in a peaceful rural setting. This inviting home offers a functional layout with bright, open living areas that create a welcoming atmosphere for everyday living and entertaining alike. The kitchen provides quartz counter tops, plenty of cabinet and counter space, making it both practical and efficient, while the adjoining dining area is perfect for family meals or hosting guests. The primary suite features a spacious walk-in closet and an en-suite bathroom complete with dual vanities, a soaking tub, and a separate walk-in shower. Bedrooms are generously sized which offers relaxing retreats with ample storage, and the bathrooms are well-maintained for convenience. Outside, the property features a spacious fenced in yard with endless possibilities—ideal for gardening, outdoor gatherings, or simply enjoying the quiet surroundings. Enjoy peaceful country living while remaining conveniently located approximately 14 miles from Fort Bragg, 12 miles from major shopping and dining along Skibo Road, and 10 miles from downtown Fayetteville. Whether you're searching for your first home, a place to spread out, or a peaceful escape, this property is full of potential.

17. 2026-05-05
    listed $175,000 Active

    Show marketing remark (1302 chars)

    Discover the charm of country living at 6568 Sandy Creek Rd in Stedman, NC, where space, privacy, and comfort come together in a peaceful rural setting. This inviting home offers a functional layout with bright, open living areas that create a welcoming atmosphere for everyday living and entertaining alike. The kitchen provides quartz counter tops, plenty of cabinet and counter space, making it both practical and efficient, while the adjoining dining area is perfect for family meals or hosting guests. The primary suite features a spacious walk-in closet and an en-suite bathroom complete with dual vanities, a soaking tub, and a separate walk-in shower. Bedrooms are generously sized which offers relaxing retreats with ample storage, and the bathrooms are well-maintained for convenience. Outside, the property features a spacious fenced in yard with endless possibilities—ideal for gardening, outdoor gatherings, or simply enjoying the quiet surroundings. Enjoy peaceful country living while remaining conveniently located approximately 14 miles from Fort Bragg, 12 miles from major shopping and dining along Skibo Road, and 10 miles from downtown Fayetteville. Whether you're searching for your first home, a place to spread out, or a peaceful escape, this property is full of potential.

18. 2024-08-30
    soldstatus $157,000 Closed 294-char remark

    Show marketing remark (294 chars)

    WELCOME HOME! STUNNING home in FANTASTIC sought after area. CENTRIC TO EVERYTHING. Features a ton of upgrades , including new countertops, and new appliances. Gorgeous new wide plank LVP flooring , new bathrooms AND MORE! HUGE private backyard, Covered back porch, Come and make this your home

19. 2024-08-30
    soldstatus $157,000

    Show marketing remark (294 chars)

    WELCOME HOME! STUNNING home in FANTASTIC sought after area. CENTRIC TO EVERYTHING. Features a ton of upgrades , including new countertops, and new appliances. Gorgeous new wide plank LVP flooring , new bathrooms AND MORE! HUGE private backyard, Covered back porch, Come and make this your home

20. 2024-07-29
    status Pending 294-char remark

    Show marketing remark (294 chars)

    WELCOME HOME! STUNNING home in FANTASTIC sought after area. CENTRIC TO EVERYTHING. Features a ton of upgrades , including new countertops, and new appliances. Gorgeous new wide plank LVP flooring , new bathrooms AND MORE! HUGE private backyard, Covered back porch, Come and make this your home

21. 2024-07-24
    listed $170,000 Active 294-char remark

    Show marketing remark (294 chars)

    WELCOME HOME! STUNNING home in FANTASTIC sought after area. CENTRIC TO EVERYTHING. Features a ton of upgrades , including new countertops, and new appliances. Gorgeous new wide plank LVP flooring , new bathrooms AND MORE! HUGE private backyard, Covered back porch, Come and make this your home

ⓘ 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: $1,117 · $93/mo
• Projected year-2 tax: $1,390 · $116/mo
• Expected delta: +$273/yr (+$23/mo · 24.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $20,629
• − Mortgage interest: −$9,495
• − Property taxes: −$1,117
• − Insurance: −$848
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$4,931
• Taxable income: $939
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $3,441/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 — Stedman

• Score: 71/100
• State rank: #107
• US rank: #6799

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,956

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: Predominantly White (77%)
• Race & ethnicity: White 77% Black 12% Two or more races 7% Hispanic / Latino 2% Native American 2%
• Common ancestry: Slovak 4% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 46.06%
• Current HPI: 331.7099
• 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

+2.9% since first listed

6 events — show timeline

• 2026-05-05 Listed $175,000 Hive MLS
• 2026-05-05 Listed $175,000 LPRMLS
• 2024-08-30 Sold (Public Records) $157,000 Public Records
• 2024-08-30 Sold (MLS) $157,000 LPRMLS
• 2024-07-29 Pending — LPRMLS
• 2024-07-24 Listed $170,000 LPRMLS

Property tax history

+7.0%/yr

Latest (2025): $1,117 · +72.8% YoY. Source: county tax records.