1905 Tryon Dr #3 · Fayetteville, NC 28303

$79,500

2 bd · 2.0 ba · 1,063 sqft · Condo · 24 Days on market

Built 1987 Fair condition $171/mo HOA · 14% of rent

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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 +26.7/30.0
• 1% rule +9.9/10.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR or Starter Special! CONDO IN GATED COMMUNITY JUST MINUTES FROM SHOPPING AND BASE - 2 BEDROOM / 2 BATH UNIT - WOOD BURNING FIREPLACE IN GREAT ROOM - MASTER SUITE FEATURES WALK IN CLOSET AND GARDEN TUB WITH A LITTLE TLC YOU CAN MAKE IT YOUR OWN- CALL TODAY 910-850-6841 Listing Agent Zack Williams 329673 [email protected]

Key facts

• Gated community
• Walk in closet
• Garden tub

Tags

• GATED COMMUNITY
• WOOD BURNING FIREPLACE
• WALK IN CLOSET
• GARDEN TUB

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $171

Exterior

• Utilities: Public water; Public sewer
• Home design: Residential condominium; Located in the Briarcliff subdivision
• Construction: Wood siding
• Exterior features: Balcony; Barbecue; Covered patio

Interior

• Kitchen: Refrigerator; Dishwasher; Free-standing electric range; Free-standing refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating
• Interior features: Breakfast bar; Walk-in closet(s); One wood-burning fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $80k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: schools C-, 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.
• Market conditions: Rents rising (+3.0%/yr); 280 active listings in the ZIP; 39 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $550 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $78,307 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.49% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.59%
• DSCR: 1.52
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.01% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.04×
• Total profit: $947
• Equity at exit: $11,854

10-year hold

• IRR: 10.9%
• Equity multiple: 1.85×
• Total profit: $19,007
• Equity at exit: $6,874

Cash invested: $22,260 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,184 high
• Mortgage (P&I): −$417
• Tax est. 1.5%: −$99 /mo · $1,192/yr
• Insurance: −$33
• HOA: −$171
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $215

Break-even live

Break-even rent $912

Max offer price $79,500

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4420 Blanton Rd Unit 4420-H Fayetteville, NC	2.0	1.5	990	$1,025	$1.04	13d	1	0.03mi
1909 Tryon Dr #7 Fayetteville, NC	2.0	2.0	1060	$1,050	$0.99	23d	1	0.03mi
1849 Tryon Dr Fayetteville, NC	2.0	2.0	1061	$998	$0.94	23d	2	0.08mi
1861 Tryon Dr Unit 3 Fayetteville, NC	2.0	2.0	1050	$995	$0.95	23d	1	0.10mi
1882 Tryon Dr #4 Fayetteville, NC	2.0	2.0	1063	$1,100	$1.03	13d	1	0.10mi
1808 Tryon Dr Fayetteville, NC	2.0	2.0	1066	$995	$0.93	23d	1	0.20mi
1937 Sardonyx Rd Fayetteville, NC	2.0	2.0	1200	$1,150	$0.96	23d	1	0.29mi
3374 Galleria Dr Fayetteville, NC	3.0	2.0	1350	$1,200	$0.89	23d	1	0.35mi
1907 Eichelberger Dr Fayetteville, NC	3.0	2.0	1463	$1,650	$1.13	23d	1	0.45mi
710 Villagio Pl Fayetteville, NC	1.0–2.0	1.0–2.0	984	$1,686	$1.71	13d	9	0.46mi
1199 Wrenwood Ct Fayetteville, NC	2.0	2.5	1224	$1,345	$1.10	23d	1	0.47mi
1198 Windham Ct Fayetteville, NC	2.0	2.5	1200	$1,100	$0.92	13d	1	0.48mi
1276 N Forest Dr Fayetteville, NC	2.0	2.5	1200	$1,295	$1.08	23d	1	0.50mi
1160 Windham Ct Fayetteville, NC	2.0	2.5	1200	$1,250	$1.04	23d	1	0.52mi
1615 Morehead Ave Fayetteville, NC	3.0	2.0	1073	$1,400	$1.30	23d	1	0.57mi
844 Anita Rd Fayetteville, NC	2.0	1.0	850	$850	$1.00	13d	1	0.61mi
5109 Higgins St Fayetteville, NC	2.0	1.0	862	$1,000	$1.16	23d	1	0.66mi
5112 Cannon St Fayetteville, NC	2.0	1.0	750	$949	$1.27	13d	1	0.69mi
4916 Schmidt St Fayetteville, NC	2.0	1.0	801	$945	$1.18	23d	1	0.83mi
1914 King George Dr Fayetteville, NC	2.0	1.0	800	$850	$1.06	23d	1	0.85mi
3318 Rogers Dr Fayetteville, NC	3.0	2.0	1392	$1,750	$1.26	13d	1	0.94mi
908 William Clark Rd Fayetteville, NC	2.0	1.0	750	$975	$1.30	13d	1	1.02mi
421 Squirrel St Unit A Fayetteville, NC	2.0	1.0	780	$900	$1.15	23d	1	1.09mi
1156 Acorn St Fayetteville, NC	2.0	1.0	800	$1,000	$1.25	23d	1	1.09mi
4943 Fieldcrest Dr Unit B Fayetteville, NC	1.0	1.0	825	$799	$0.97	23d	1	1.16mi
2110 Rogers Dr Fayetteville, NC	1.0	1.0	700	$895	$1.28	23d	1	1.19mi
4959 Fieldcrest Dr Fayetteville, NC	1.0	1.0	850	$725	$0.85	13d	1	1.19mi
1404 Hibiscus Rd Fayetteville, NC	3.0	1.5	1418	$1,350	$0.95	21d	1	1.21mi
1350 Shaw Rd Fayetteville, NC	3.0	2.0	1339	$1,399	$1.04	13d	1	1.23mi
2056 Wheeling St Fayetteville, NC	3.0	2.5	1401	$1,595	$1.14	23d	1	1.24mi
4981 Galveston Dr Fayetteville, NC	2.0	1.5	750	$1,050	$1.40	23d	1	1.25mi
5745 Holland St Fayetteville, NC	3.0	1.0	1140	$1,650	$1.45	23d	1	1.30mi
1981 Wheeling St Fayetteville, NC	3.0	2.0	1400	$1,500	$1.07	23d	1	1.30mi
622 Dashland Dr Unit A Fayetteville, NC	1.0	1.0	700	$835	$1.19	13d	1	1.30mi
622 Dashland Dr Unit B Fayetteville, NC	2.0	1.5	750	$940	$1.25	13d	1	1.31mi
1014 Enclave Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,512	$1.36	13d	19	1.32mi
1000a Elm St Fayetteville, NC	1.0–2.0	1.0–2.0	675	$1,403	$2.08	13d	23	1.42mi
1130 Annondale Way Fayetteville, NC	1.0–3.0	1.0–2.5	1180	$1,942	$1.65	13d	6	1.49mi
301 Barcelona Dr Fayetteville, NC	1.0–2.0	1.0–2.0	845	$1,326	$1.57	13d	58	1.50mi

HOA detail condo

• Monthly dues: $171 · $2,052/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   price $79,500 Active 24 DOM
2. 2026-06-18
   days on market $80,000 Active 24 DOM
3. 2026-06-17
   days on market $80,000 Active 23 DOM
4. 2026-06-16
   days on market $80,000 Active 22 DOM
5. 2026-06-15
   days on market $80,000 Active 21 DOM
6. 2026-06-14
   days on market $80,000 Active 19 DOM
7. 2026-06-13
   days on market $80,000 Active 18 DOM
8. 2026-06-10
   days on market $80,000 Active 16 DOM
9. 2026-06-09
   days on market $80,000 Active 15 DOM
10. 2026-06-08
    days on market $80,000 Active 14 DOM
11. 2026-06-07
    days on market $80,000 Active 13 DOM
12. 2026-06-03
    days on market $80,000 Active 9 DOM
13. 2026-06-02
    days on market $80,000 Active 8 DOM
14. 2026-06-01
    days on market $80,000 Active 7 DOM
15. 2026-05-31
    days on market $80,000 Active 6 DOM
16. 2026-05-30
    days on market $80,000 Active 5 DOM
17. 2026-05-25
    listed $80,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $14,209
• − Mortgage interest: −$4,453
• − Property taxes: −$1,192
• − Insurance: −$398
• − Repairs & maintenance: −$1,137
• − Management: −$1,137
• − HOA: −$2,052
• − Depreciation: −$2,313
• Taxable income: $1,528
• Est. tax owed @ 24.0%: −$367
• After-tax cash flow: $2,214/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.

Condition & rehab AI · 4 photos

Fair 45/100 Moderate rehab

This townhouse requires moderate renovations, focusing on painting, updating ceiling fans, and improving curb appeal. With some TLC, it can become a move-in-ready property.

Repairs flagged

• Minor Ceiling fan in kitchen — Ceiling fan appears slightly worn.
• Minor Ceiling fan in living room — Ceiling fan appears slightly worn.
• Minor Ceiling fan in bedroom — Ceiling fan appears slightly worn.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Replace ceiling fans — New ceiling fans improve air circulation and aesthetics.
• Both Deep clean carpets — Clean carpets make the home more inviting and reduce allergens.
• Both Landscaping and curb appeal — Aesthetic improvements boost curb appeal and attract potential buyers/tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Ceiling fan in kitchen · Ceiling fan appears slightly worn.	Minor	$500–3,000
Ceiling fan in living room · Ceiling fan appears slightly worn.	Minor	$500–3,000
Ceiling fan in bedroom · Ceiling fan appears slightly worn.	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace ceiling fans — New ceiling fans improve air circulation and aesthetics. ↑
• Both Deep clean carpets — Clean carpets make the home more inviting and reduce allergens. ↑
• Both Landscaping and curb appeal — Aesthetic improvements boost curb appeal and attract potential buyers/tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-25 Listed $80,000 LPRMLS