217 Teague St · Fayetteville, NC 28306

$159,000

3 bd · 1.0 ba · 975 sqft · SingleFamily public records · 26 Days on market

Built 1968 Est $144k · 10% over

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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).

• Cash flow +21.3/30.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• ARV discount +2.9/15.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Seller is offering $7,000 towards buyer closing costs! Welcome home to this fully renovated 3 bedroom, 1 bathroom home where nearly every detail has been thoughtfully updated for modern comfort and peace of mind. From the moment you step inside, you’ll notice the fresh paint, updated flooring and carpet, recessed lighting, and bright, welcoming atmosphere throughout the home. The eat-in kitchen has been completely redesigned with brand new cabinets, beautiful quartz countertops, a stylish tile backsplash, and updated fixtures that make the space both functional and inviting. The bathroom features a new vanity, new toilet, and a beautifully tiled shower that adds a clean, upscale touch

Key facts

• Fully renovated
• Quartz countertops
• New vanity

Tags

• FULLY RENOVATED
• UPDATED FLOORING
• EAT-IN KITCHEN
• QUARTZ COUNTERTOPS
• TILE BACKSPLASH
• NEW VANITY

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Brick veneer construction
• Construction: Brick veneer
• Exterior features: Fenced yard

Interior

• Kitchen: Refrigerator; Dishwasher; Microwave; Range
• Flooring: Carpet; Vinyl; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Eat-in kitchen; Recessed lighting

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (2.8% below list).
• Recommended offer: $155k (2.8% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: Douglas Byrd Middle (math 13% / reading 30%, grade F, #422 of 475 statewide, top 89%, 935 students, 100% FRL); Douglas Byrd High (math 22% / reading 42%, grade F, #445 of 535 statewide, top 84%, 940 students, 99% FRL) — zoned schools average 99% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 401 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 26 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $154,546 (2.8% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.97% ✗
• Cap rate: 8.05%
• Cash-on-cash: 6.28%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $144,300
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2018 Center St	0.17mi	3/1.0	900 (-8%)	11mo	$73,000	$81	70
404 Ladley St	0.43mi	2/1.0 (-1)	922 (-5%)	0mo	$152,400	$165	66
1930 Southern Ave	0.33mi	2/1.0 (-1)	996 (+2%)	20mo	$149,000	$150	59
2111 Burnett Ave	0.35mi	3/1.0	877 (-10%)	22mo	$173,000	$197	49
2523 Belaire St	0.60mi	3/1.5	1,109 (+14%)	2mo	$158,500	$143	45
1101 Center St	0.53mi	2/1.0 (-1)	1,062 (+9%)	17mo	$119,750	$113	42
2538 Muriel Dr	0.66mi	3/1.0	1,048 (+8%)	23mo	$155,000	$148	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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-14,159
• Equity at exit: $23,707

10-year hold

• IRR: -2.2%
• Equity multiple: 0.87×
• Total profit: $-5,975
• Equity at exit: $13,747

Cash invested: $44,520 (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 28306

• Home prices YoY: -17.7%
• Rents YoY: 0.9%
• Active inventory: 401
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,545 high
• Mortgage (P&I): −$834
• Tax from tax record: −$88 /mo · $1,052/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $233

Break-even live

Break-even rent $1,250

Max offer price $159,000

Occupancy floor 80%

Sensitivity live

Price	-10% $323	-5% $278	+0% $233	+5% $188	+10% $143
Rent	-10% $111	-5% $172	+0% $233	+5% $294	+10% $355
Rate	-1.0pp $313	-0.5pp $274	base $233	+0.5pp $192	+1.0pp $150

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2123 Burnett Ave Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	24d	1	0.34mi
126 Oak St Fayetteville, NC	2.0	2.0	1000	$1,000	$1.00	24d	1	0.90mi
122 Oak St Fayetteville, NC	2.0	2.0	1000	$1,000	$1.00	24d	1	0.90mi
405 Grand Wailea Dr Hope Mills, NC	1.0–3.0	1.0–2.0	1061	$1,656	$1.56	24d	9	1.32mi
1347 Levy Dr Fayetteville, NC	3.0	1.0	999	$1,000	$1.00	24d	1	1.42mi

Listing history 16 events

1. 2026-06-17
   status $159,000 Pending 26 DOM
2. 2026-06-17
   days on market $159,000 Active 26 DOM
3. 2026-06-16
   days on market $159,000 Active 25 DOM
4. 2026-06-15
   days on market $159,000 Active 24 DOM
5. 2026-06-14
   days on market $159,000 Active 22 DOM
6. 2026-06-13
   days on market $159,000 Active 21 DOM
7. 2026-06-10
   days on market $159,000 Active 19 DOM
8. 2026-06-09
   days on market $159,000 Active 18 DOM
9. 2026-06-08
   days on market $159,000 Active 17 DOM
10. 2026-06-07
    days on market $159,000 Active 16 DOM
11. 2026-06-03
    days on market $159,000 Active 12 DOM
12. 2026-06-02
    days on market $159,000 Active 11 DOM
13. 2026-06-01
    days on market $159,000 Active 10 DOM
14. 2026-05-31
    days on market $159,000 Active 9 DOM
15. 2026-05-30
    days on market $159,000 Active 8 DOM
16. 2026-05-22
    listed $159,000 Active

ⓘ 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: $1,052 · $88/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$251/yr (+$21/mo · 23.9%)

ⓘ 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 8/10 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: $18,546
• − Mortgage interest: −$8,906
• − Property taxes: −$1,052
• − Insurance: −$795
• − Repairs & maintenance: −$1,484
• − Management: −$1,484
• − Depreciation: −$4,625
• Taxable income: $199
• Est. tax owed @ 24.0%: −$48
• After-tax cash flow: $2,750/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): 43,042
• Household income: $67,544
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1386.0

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 0.68)
• Race & ethnicity: White 44% Black 33% Hispanic / Latino 13% Two or more races 8% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -51.69%
• Current HPI: 239.7281
• Rent YoY: ▲ 0.90%
• 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

• 2026-05-22 Listed $159,000 LPRMLS

Property tax history

+4.7%/yr

Latest (2025): $1,052 · +15.9% YoY. Source: county tax records.