6209 Castlebrooke Ln · Fayetteville, NC 28356

$319,900

3 bd · 4.0 ba · 1,976 sqft · SingleFamily public records · 103 Days on market

Built 2004 Est $288k · 11% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.3/30.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.4/10.0
• 1% rule +1.3/10.0

Listing remarks

* * Seller is offering a $1500 credit towards a new stove and microwave!! * * Welcome to Linden!! Come see this beautiful three bedroom two and a half bath ranch home in the established Castelbrooke Community! This lovely brick faced, three bedroom two bath home is timeless. Entering the home you're immediately welcomed by the large family room with surround sound system. The extra room off of the entrance would make for a great in home office or play room. Cozy fireplace, open floor plan, eat in kitchen, formal dining area are set up for the perfect entertaining space! The large owner's suite offers room for a reading nook and the bathroom features a walk in closet and garden tub. A lar

Key facts

• Open floor plan
• Eat in kitchen
• Formal dining area

Tags

• IN HOME OFFICE
• COZY FIREPLACE
• OPEN FLOOR PLAN
• EAT IN KITCHEN
• FORMAL DINING AREA
• LARGE COVERED DECK

Property features AI

Finance

• HOA & community: Community features include curbs and street lights

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Public water; Septic tank / holding tank
• Home design: Single-family residential home; One story
• Construction: Brick veneer and Masonite exterior
• Exterior features: Deck; Covered, screened porch; Storm doors; Fenced backyard with privacy fencing; Cleared, level lot; Paved public maintained road access; Curbs and street lights in the community

Interior

• Kitchen: Refrigerator; Dishwasher; Free-standing electric range; Microwave; Electric water heater
• Bedrooms: Bedrooms present (room levels not specified)
• Flooring: Tile flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central electric air conditioning; Ceiling fans
• Interior features: Ceiling fans; Cathedral and vaulted ceilings; Double vanity; Walk-in closets; Window coverings and blinds; Gas log fireplace (1)
• Laundry & utility: Washer hookup in unit on the main level; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-431 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (37.5% below list).
• Recommended offer: $200k (37.5% below list) — sets the bar for 1% rule.

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: Long Hill Elementary (math 52% / reading 53%, grade C-, #349 of 1,410 statewide, top 25%, 442 students, 99% FRL); Pine Forest Middle (math 38% / reading 49%, grade D, #182 of 475 statewide, top 40%, 738 students, 56% FRL); Pine Forest High (math 73% / reading 51%, grade B-, #184 of 535 statewide, top 37%, 1,572 students, 62% FRL) — zoned schools average 73% FRL vs 55% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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: 59 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Current owner paid $218k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $200,000 (37.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.63% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.78%
• DSCR: 0.74
• GRM: 13.3

CMA / ARV

• ARV (on-the-fly): $288,496
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6321 Castlebrooke Ln	0.22mi	4/3.0 (+1)	2,038 (+3%)	22mo	$320,000	$157	57
6142 Tudor Pl	0.11mi	4/2.5 (+1)	2,137 (+8%)	18mo	$294,000	$138	55
313 Lancelot Ct	0.16mi	3/2.5	2,254 (+14%)	11mo	$330,000	$146	54
121 Bulittle Dr	0.41mi	4/3.5 (+1)	2,246 (+14%)	12mo	$393,000	$175	41
8535 Tangletree Dr	0.56mi	4/2.5 (+1)	1,783 (-10%)	11mo	$259,900	$146	38

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: 20.2%
• Equity multiple: 2.64×
• Total profit: $146,670
• Equity at exit: $288,191

10-year hold

• IRR: 18.4%
• Equity multiple: 6.06×
• Total profit: $453,332
• Equity at exit: $621,495

Cash invested: $89,572 (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 28356

• Home prices YoY: 16.1%
• Active inventory: 59
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$200 /mo · $2,404/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-431

Break-even live

Break-even rent $2,546

Max offer price $243,726

Occupancy floor —

Sensitivity live

Price	-10% $-250	-5% $-341	+0% $-431	+5% $-522	+10% $-612
Rent	-10% $-589	-5% $-510	+0% $-431	+5% $-352	+10% $-273
Rate	-1.0pp $-270	-0.5pp $-350	base $-431	+0.5pp $-514	+1.0pp $-598

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7522 Marie Dr Fayetteville, NC	3.0	3.0	2400	$2,000	$0.83	24d	1	1.27mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $319,900 Pending 103 DOM
2. 2026-06-03
   days on market $319,900 Active 100 DOM
3. 2026-06-02
   days on market $319,900 Active 99 DOM
4. 2026-06-01
   days on market $319,900 Active 98 DOM
5. 2026-05-31
   days on market $319,900 Active 97 DOM
6. 2026-05-30
   days on market $319,900 Active 96 DOM
7. 2026-05-07
   price $319,900
8. 2026-02-23
   listed $330,000 Active
9. 2023-11-13
   listed $320,000 Active
10. 2008-08-11
    soldstatus $218,000
11. 2003-12-30
    soldstatus $96,000

ⓘ 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: $2,404 · $200/mo
• Projected year-2 tax: $2,623 · $219/mo
• Expected delta: +$219/yr (+$18/mo · 9.1%)

ⓘ 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 6/10 Major 73% 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: $24,000
• − Mortgage interest: −$17,919
• − Property taxes: −$2,404
• − Insurance: −$1,600
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$9,306
• Taxable loss: −$11,069
• Est. tax savings @ 24.0%: +$2,657
• After-tax cash flow: $-2,518/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

• City population: 226,118
• Population (ZIP): 5,747

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: Majority White (64%)
• Race & ethnicity: White 64% Black 19% Hispanic / Latino 11% Two or more races 7% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Lithuanian 3% Italian 2% Serbian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 1% Russian/Polish/Slavic 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: ▲ 40.02%
• Current HPI: 289.2973
• 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

+233.2% since first listed

5 events — show timeline

• 2026-05-07 Price Changed $319,900 LPRMLS
• 2026-02-23 Listed $330,000 LPRMLS
• 2023-11-13 Listed $320,000 LPRMLS
• 2008-08-11 Sold (Public Records) $218,000 Public Records
• 2003-12-30 Sold (Public Records) $96,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $2,404 · +13.7% YoY. Source: county tax records.