6206 Larue Ct · Fayetteville, NC 28303

$141,000

3 bd · 2.0 ba · 1,408 sqft · SingleFamily public records · 42 Days on market

Built 1974 0.25 ac lot Est $211k · 33% under

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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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +5.6/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Built in 1974, this 4 bedroom, 2 bathroom brick home has 1408 square feet and situated on a large lot. Whether you're looking to renovate and rent, flip for resale, or occupy, this property offers a solid foundation and an exciting opportunity. Inside, you’ll find a functional layout that includes a living room, eat-in kitchen and family room. Other features include a single carport, gutters, outside storage shed, and vinyl windows. This is the proverbial "DIAMOND IN THE ROUGH". With the right vision and imagination, you will have instant equity. Schedule your showing today and see the possibilities for yourself! NOTE: Please be aware this sale is subject to NCGS Chapter 1 A

Key facts

• Living room
• Large lot
• Family room

Tags

• BRICK HOME
• LARGE LOT
• FUNCTIONAL LAYOUT
• LIVING ROOM
• EAT-IN KITCHEN
• FAMILY ROOM

Property features AI

Exterior

• Parking: 1 covered parking space; Has carport with 1 carport space
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Brick veneer and frame construction
• Construction: Brick veneer construction; Frame construction
• Exterior features: Porch with front porch; Privacy fencing in back yard; Cul-de-sac lot

Interior

• Kitchen: Range; Water heater
• Bedrooms: 7 total rooms (includes bedrooms and living areas)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump (heating)
• Interior features: Eat-in kitchen; Metal fireplace; Storage
• Laundry & utility: Washer hookup; Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $141k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $141k).
• Recommended offer: $137k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 4.9% in Fayetteville — 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 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 (+3.0%/yr); 280 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).
• This rent runs 31% of the median local income ($58k/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 $975 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($137k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $97k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $136,770 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $211,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
834 Abilene Rd	0.07mi	4/2.0 (+1)	1,476 (+5%)	3mo	$235,000	$159	81
843 Bedrock Dr	0.35mi	3/2.0	1,370 (-3%)	1mo	$180,000	$131	78
714 Bronco Ln	0.43mi	3/1.5	1,380 (-2%)	0mo	$199,900	$145	75
342 Summer Hill Rd	0.51mi	3/1.5	1,409 (+0%)	2mo	$210,000	$149	73
301 Summer Hill Rd	0.33mi	3/2.0	1,316 (-6%)	3mo	$217,900	$166	72
524 Killeen Rd	0.50mi	3/2.0	1,473 (+5%)	1mo	$262,000	$178	68
6425 Freeport Rd	0.53mi	3/1.5	1,404 (-0%)	7mo	$210,000	$150	67
1005 Castlebay Ct	0.41mi	3/2.0	1,535 (+9%)	0mo	$265,000	$173	66
321 Summer Hill Rd	0.42mi	4/2.0 (+1)	1,482 (+5%)	3mo	$215,000	$145	64
703 Roundtree Dr	0.74mi	3/2.0	1,400 (-1%)	2mo	$190,000	$136	63
6108 Lonestar Rd	0.38mi	3/2.0	1,522 (+8%)	8mo	$206,000	$135	62
505 Killeen Rd	0.46mi	3/2.0	1,562 (+11%)	3mo	$260,000	$166	58

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 · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-10,260
• Equity at exit: $21,024

10-year hold

• IRR: 2.6%
• Equity multiple: 1.19×
• Total profit: $7,403
• Equity at exit: $12,191

Cash invested: $39,480 (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 28303

• Home prices YoY: -25.4%
• Rents YoY: 3.0%
• Active inventory: 280
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,500 high
• Mortgage (P&I): −$739
• Tax from tax record: −$190 /mo · $2,282/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $197

Break-even live

Break-even rent $1,251

Max offer price $141,000

Occupancy floor 82%

Sensitivity live

Price	-10% $277	-5% $237	+0% $197	+5% $157	+10% $117
Rent	-10% $78	-5% $138	+0% $197	+5% $256	+10% $315
Rate	-1.0pp $268	-0.5pp $233	base $197	+0.5pp $160	+1.0pp $123

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: $35,250
• Closing costs: $4,230
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
890 Bedrock Dr Fayetteville, NC	4.0	2.5	1484	$1,650	$1.11	24d	1	0.12mi
6213 Sabine Dr Fayetteville, NC	3.0	1.5	1092	$1,175	$1.08	24d	1	0.23mi
833 Fresno Dr Fayetteville, NC	3.0	1.5	1512	$1,300	$0.86	24d	1	0.25mi
6033 Santa Fe Dr Fayetteville, NC	3.0	1.5	1325	$1,500	$1.13	24d	1	0.42mi
338 Summer Hill Rd Fayetteville, NC	4.0	2.0	1474	$1,550	$1.05	24d	1	0.48mi
513 Roundtree Dr Fayetteville, NC	3.0	2.0	1337	$1,775	$1.33	24d	1	0.58mi
726 Windy Hill Cir Unit 726-C Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	24d	1	0.71mi
111 Grande Oaks Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1205	$1,645	$1.37	14d	46	0.71mi
3639 Dornoch Dr Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	24d	1	0.71mi
709 Windy Hill Cir Unit 709-D Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	24d	1	0.74mi
3633 Dornoch Dr Apt E Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	24d	1	0.74mi
390 Summer Hill Rd Fayetteville, NC	3.0	2.5	1535	$1,990	$1.30	24d	1	0.76mi
3627 Dornoch Dr Apt E Fayetteville, NC	2.0	2.0	1000	$950	$0.95	24d	1	0.77mi
3627 Dornoch Dr Apt A Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	24d	1	0.77mi
718 Windy Hill Cir Unit 718-B Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	14d	1	0.78mi
716 Windy Hill Cir Unit 716-A Fayetteville, NC	2.0	1.5	1100	$1,025	$0.93	24d	1	0.78mi
6445 Independence Pl Dr Fayetteville, NC	1.0–3.0	1.0–3.0	1106	$1,779	$1.61	14d	18	0.82mi
3619 Dornoch Dr Apt A Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	14d	1	0.82mi
307 Family Lodge Dr Unit 5 Fayetteville, NC	2.0	2.5	1200	$1,100	$0.92	14d	1	0.87mi
6510 Cissna Dr Fayetteville, NC	3.0	1.5	1100	$1,095	$1.00	14d	1	0.91mi
425 Dunmore Rd Fayetteville, NC	3.0	2.0	1724	$1,800	$1.04	24d	1	0.91mi
6521 Cissna Dr Fayetteville, NC	3.0	2.0	1456	$1,375	$0.94	14d	1	0.95mi
643 Wakefield Dr Fayetteville, NC	3.0	2.0	1794	$1,575	$0.88	14d	1	0.97mi
6471 Yadkin Rd Fayetteville, NC	2.0	1.5	900	$750	$0.83	24d	1	0.97mi
6467 Yadkin Rd Fayetteville, NC	2.0	1.5	900	$850	$0.94	24d	1	0.99mi
7526 Bridgeman Dr Fayetteville, NC	3.0	2.0	1300	$1,450	$1.12	24d	1	0.99mi
824 Danish Dr Fayetteville, NC	3.0	2.5	1310	$1,400	$1.07	24d	1	1.00mi
5408 Cardigan Ct Fayetteville, NC	4.0	2.0	1700	$1,800	$1.06	24d	1	1.01mi
1429 Bozeman Loop Fayetteville, NC	1.0–3.0	1.0–2.0	1001	$1,500	$1.50	14d	24	1.02mi
7115 Enfield Dr Fayetteville, NC	3.0	2.0	1700	$1,500	$0.88	22d	1	1.02mi
422 Jamestown Ave Fayetteville, NC	3.0	2.5	1409	$2,000	$1.42	24d	1	1.03mi
422 Jamestown Ave Fayetteville, NC	3.0	2.5	1409	$1,650	$1.17	14d	1	1.03mi
7521 Ascot Ave Fayetteville, NC	2.0	1.5	1600	$1,500	$0.94	24d	1	1.04mi
7514 Telfair Dr Fayetteville, NC	3.0	1.5	1204	$1,300	$1.08	24d	1	1.04mi
7176 Fillyaw Rd Fayetteville, NC	2.0	2.0	900	$925	$1.03	24d	1	1.05mi
5650 Netherfield Pl Fayetteville, NC	1.0–3.0	1.0–2.0	1025	$1,410	$1.37	14d	38	1.08mi
909 Applewood Ln Fayetteville, NC	2.0	2.0	915	$925	$1.01	24d	1	1.10mi
6309 Easthampton Ct Fayetteville, NC	3.0	2.0	1776	$1,600	$0.90	24d	1	1.11mi
841 Applewood Ln Unit 1 Fayetteville, NC	2.0	2.0	1000	$925	$0.93	24d	1	1.11mi
205 Brookford Ct Fayetteville, NC	3.0	2.0	1196	$1,640	$1.37	24d	1	1.12mi

Listing history 19 events

1. 2026-06-18
   days on market $141,000 Active 42 DOM
2. 2026-06-17
   days on market $141,000 Active 41 DOM
3. 2026-06-16
   days on market $141,000 Active 40 DOM
4. 2026-06-15
   days on market $141,000 Active 39 DOM
5. 2026-06-14
   days on market $141,000 Active 37 DOM
6. 2026-06-13
   days on market $141,000 Active 36 DOM
7. 2026-06-10
   days on market $141,000 Active 34 DOM
8. 2026-06-09
   days on market $141,000 Active 33 DOM
9. 2026-06-08
   days on market $141,000 Active 32 DOM
10. 2026-06-07
    pricedays on market $141,000 Active 31 DOM
11. 2026-06-03
    days on market $151,900 Active 27 DOM
12. 2026-06-02
    days on market $151,900 Active 26 DOM
13. 2026-06-01
    days on market $151,900 Active 25 DOM
14. 2026-05-31
    days on market $151,900 Active 24 DOM
15. 2026-05-30
    days on market $151,900 Active 23 DOM
16. 2026-05-07
    listed $151,900 Active
17. 2012-01-04
    soldstatus $97,000
18. 2007-11-30
    soldstatus $97,000
19. 1990-07-19
    soldstatus $58,000

ⓘ 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: $2,282 · $190/mo
• Projected year-2 tax: $2,282 · $190/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 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: $18,003
• − Mortgage interest: −$7,898
• − Property taxes: −$2,282
• − Insurance: −$705
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$4,102
• Taxable income: $136
• Est. tax owed @ 24.0%: −$33
• After-tax cash flow: $2,330/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): 30,965
• Household income: $58,223
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1370.0

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 0.70)
• Race & ethnicity: White 39% Black 37% Two or more races 11% Hispanic / Latino 10% Asian 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 3% Serbian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Spanish 7% Other Asian/Pacific 2% Korean 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: ▼ -77.14%
• Current HPI: 226.5097
• Rent YoY: ▲ 3.01%
• 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

+161.9% since first listed

4 events — show timeline

• 2026-05-07 Listed $151,900 LPRMLS
• 2012-01-04 Sold (Public Records) $97,000 Public Records
• 2007-11-30 Sold (Public Records) $97,000 Public Records
• 1990-07-19 Sold (Public Records) $58,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,282 · +41.7% YoY. Source: county tax records.