203 Rodie Ave · Fayetteville, NC 28304

$125,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 8 Days on market

Built 1946 0.26 ac lot Est $123k · at est. ↓ 4% since listing

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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 +14.6/30.0
• ARV discount +6.7/15.0
• DSCR +4.4/10.0
• 1% rule +3.8/10.0
• 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

Great Starter Home in a fantastic location! 2 Bedrooms / 1 Bathroom with a spacious living room and spacious kitchen with plenty of counter and cabinet space. The large & flat yard provides plenty of space for kids to play. No carpet, newly painted and newer windows make this home move-in ready. Located close to the All American Freeway and minutes to Ft. Bragg, Cape Fear Valley and all of Fayetteville's restaurants and shopping.

Key facts

• Spacious kitchen
• Large flat yard
• Newer windows

Tags

• SPACIOUS LIVING ROOM
• SPACIOUS KITCHEN
• LARGE FLAT YARD
• NEWLY PAINTED
• NEWER WINDOWS
• CLOSE TO ALL AMERICAN FREEWAY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $29 ($353/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 $110k (12.3% below list).
• Recommended offer: $110k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.8% 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: Mary Mcarthur Elementary (math 17% / reading 27%, grade F, #1,190 of 1,410 statewide, top 86%, 371 students, 99% FRL); 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 rising (+3.2%/yr); 308 active listings in the ZIP; 32 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 76% 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 $109,682 (12.3% below list)

Questions for the listing agent

1. Built in 1946 — 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: 0.88% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.01%
• DSCR: 1.04
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $122,688
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Rodie Ave	0.00mi	2/1.0	847 (-2%)	1mo	$120,000	$142	96
501 Roxie Ave	0.22mi	2/1.0	859 (-1%)	6mo	$133,000	$155	84
309 Faison Ave	0.14mi	2/1.0	875 (+1%)	20mo	$60,000	$69	75
306 Rodie Ave	0.11mi	3/1.0 (+1)	980 (+13%)	12mo	$176,000	$180	57
1112 Faison Ave	0.68mi	3/1.0 (+1)	936 (+8%)	0mo	$170,000	$182	49
1110 Martindale Dr	0.68mi	3/1.0 (+1)	959 (+11%)	2mo	$71,500	$75	44
801 Miller Ave	0.44mi	3/1.0 (+1)	962 (+11%)	22mo	$130,000	$135	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 · 3.17% rent growth · sell at horizon

5-year hold

• IRR: -14.5%
• Equity multiple: 0.48×
• Total profit: $-18,196
• Equity at exit: $18,638

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-12,661
• Equity at exit: $10,808

Cash invested: $35,000 (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 28304

• Home prices YoY: -21.7%
• Rents YoY: 3.2%
• Active inventory: 308
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,097 high
• Mortgage (P&I): −$656
• Tax from tax record: −$130 /mo · $1,554/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $29

Break-even live

Break-even rent $1,060

Max offer price $125,000

Occupancy floor 92%

Sensitivity live

Price	-10% $100	-5% $65	+0% $29	+5% $-6	+10% $-41
Rent	-10% $-57	-5% $-14	+0% $29	+5% $73	+10% $116
Rate	-1.0pp $92	-0.5pp $61	base $29	+0.5pp $-3	+1.0pp $-36

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1309 Ireland Dr Fayetteville, NC	2.0	1.5	900	$1,000	$1.11	15d	1	0.33mi
1313 Ireland Dr Unit B Fayetteville, NC	2.0	1.5	900	$1,000	$1.11	25d	1	0.34mi
1409 Ireland Dr Unit D Fayetteville, NC	1.0	1.0	950	$850	$0.89	15d	1	0.37mi
1425 Ireland Dr Unit B Fayetteville, NC	1.0	1.0	950	$875	$0.92	25d	1	0.41mi
1437 Ireland Dr Unit C Fayetteville, NC	1.0	1.0	950	$875	$0.92	25d	1	0.45mi
3212 Tallywood Dr Unit 03 Fayetteville, NC	2.0	1.0	900	$900	$1.00	25d	1	0.52mi
3211 Tallywood Dr Fayetteville, NC	1.0–3.0	1.0–1.5	925	$812	$0.88	25d	1	0.52mi
3209 Tallywood Dr Unit 06 Fayetteville, NC	2.0	1.0	800	$900	$1.12	25d	1	0.54mi
910 Miller Ave Unit 910 Fayetteville, NC	2.0	2.0	1000	$1,250	$1.25	25d	1	0.55mi
3210 Tallywood Dr Unit 09 Fayetteville, NC	2.0	1.0	900	$900	$1.00	23d	1	0.55mi
1005 Ancestry Dr #2 Fayetteville, NC	2.0	2.0	950	$995	$1.05	15d	1	0.55mi
3210 Tallywood Dr #12 Fayetteville, NC	3.0	1.5	1000	$1,000	$1.00	23d	1	0.55mi
3210 Tallywood Dr #04 Fayetteville, NC	2.0	1.0	900	$900	$1.00	25d	1	0.55mi
1031 Ancestry Dr Fayetteville, NC	2.0	2.0	950	$935	$0.98	25d	1	0.58mi
3526 Furman Dr Fayetteville, NC	3.0	1.5	1050	$1,500	$1.43	25d	1	0.72mi
1100 Marlborough Rd Fayetteville, NC	2.0	2.0	1025	$1,198	$1.17	23d	5	0.74mi
1100 Marlborough Rd Fayetteville, NC	2.0	2.0	1025	$1,198	$1.17	15d	5	0.74mi
4810 Alamance Rd Fayetteville, NC	1.0–2.0	1.0–2.0	827	$1,200	$1.45	25d	1	0.83mi
1805 Wayne Ln Fayetteville, NC	3.0	1.0	975	$2,400	$2.46	25d	1	1.07mi
3311 Turtle Point Dr Fayetteville, NC	1.0	1.0	792	$1,312	$1.66	25d	1	1.08mi
4935 Walnut Dr Fayetteville, NC	3.0	1.5	1024	$1,200	$1.17	15d	1	1.09mi
1707 Owen Dr Fayetteville, NC	1.0	1.0	615	$1,150	$1.87	15d	15	1.18mi
2696 Brigadoon Ln Unit C Fayetteville, NC	1.0	1.0	800	$995	$1.24	15d	1	1.34mi
2696 Brigadoon Ln Unit C Fayetteville, NC	1.0	1.0	800	$1,000	$1.25	25d	1	1.34mi
409 Tradewinds Dr Fayetteville, NC	1.0–2.0	1.0–2.0	867	$1,195	$1.38	15d	16	1.37mi
479 McBain Dr Fayetteville, NC	2.0	1.0	858	$1,200	$1.40	25d	1	1.42mi
609 Ashbrook Ct Fayetteville, NC	2.0	1.5	997	$1,049	$1.05	25d	1	1.44mi
469 McBain Dr Fayetteville, NC	2.0	1.0	858	$1,000	$1.17	25d	1	1.44mi
613 Ashbrook Ct Fayetteville, NC	3.0	1.5	1103	$1,299	$1.18	25d	1	1.44mi
29 Briar Cir Fayetteville, NC	1.0–2.0	1.0–1.5	765	$1,283	$1.68	15d	36	1.45mi
600 Ashbrook Ct Fayetteville, NC	2.0–3.0	1.5	1050	$1,049	$1.00	23d	6	1.46mi
855 King Arthur Dr Fayetteville, NC	1.0–2.0	1.0–2.0	810	$1,182	$1.46	15d	9	1.50mi

Listing history 3 events

1. 2026-04-08
   status Pending
2. 2026-03-31
   listed $125,000 Active
3. 2016-11-03
   soldstatus $130,000

ⓘ 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: $1,554 · $130/mo
• Projected year-2 tax: $1,554 · $130/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 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 76% 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: $13,162
• − Mortgage interest: −$7,002
• − Property taxes: −$1,554
• − Insurance: −$625
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$3,636
• Taxable loss: −$1,762
• Est. tax savings @ 24.0%: +$423
• After-tax cash flow: $775/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): 37,140
• Household income: $58,563
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 1667.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 39% White 36% Hispanic / Latino 14% Two or more races 12% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 87% English-only · Spanish 9% Tagalog/Filipino 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: ▼ -59.90%
• Current HPI: 215.927
• Rent YoY: ▲ 3.17%
• 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

-3.8% since first listed

3 events — show timeline

• 2026-04-08 Pending — LPRMLS
• 2026-03-31 Listed $125,000 LPRMLS
• 2016-11-03 Sold (Public Records) $130,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,554 · +42.6% YoY. Source: county tax records.