6017 Santa Fe Dr · Fayetteville, NC 28303

$235,900

5 bd · 3.0 ba · 1,842 sqft · SingleFamily public records · 72 Days on market

Built 1972 Est $256k · 8% under

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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 +13.7/30.0
• ARV discount +11.0/15.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

How many bedrooms do you need? You have to check out this newly renovated 5 bedroom 2 bath home that features a bonus room and a large laundry room. The kitchen and its island turned out fabulous with all new stainless steel appliances, new cabinets and countertops. The laminate flooring adds the final touch to this home. I love the large fenced in back yard and patio that is perfect for summertime cookouts with friends and family. No worries about the roof on this one, its brand new!

Key facts

• Fresh paint
• Bonus room
• New water heater

Tags

• BONUS ROOM
• LARGE LAUNDRY ROOM
• NEW STAINLESS STEEL APPLIANCES
• NEW VANITIES
• FRESH PAINT
• NEW WATER HEATER

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $16 ($194/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 $197k (16.3% below list).
• Recommended offer: $197k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Ponderosa Elementary (math 17% / reading 22%, grade F, #1,242 of 1,410 statewide, top 90%, 366 students, 99% FRL); 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); 285 active listings in the ZIP; 6 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).
• This rent runs 41% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $197,399 (16.3% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.84% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.29%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $256,038
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6017 Santa Fe Dr	0.00mi	5/2.0	1,842 (0%)	1mo	$233,500	$127	95
825 Fresno Dr	0.32mi	4/2.0 (-1)	1,665 (-10%)	2mo	$165,000	$99	58
5629 Carson Dr	0.53mi	4/3.0 (-1)	1,959 (+6%)	2mo	$256,000	$131	58
5210 Brookfield Rd	0.63mi	4/2.0 (-1)	1,761 (-4%)	3mo	$245,000	$139	52
312 Roundtree Dr	0.62mi	4/2.5 (-1)	1,838 (-0%)	14mo	$285,000	$155	52
534 Glenrock Ct	0.74mi	4/2.0 (-1)	1,713 (-7%)	6mo	$198,000	$116	40
428 Cimarron Dr	0.72mi	4/2.5 (-1)	1,809 (-2%)	21mo	$243,400	$135	39
503 Bobwhite Ct	0.75mi	4/2.0 (-1)	1,644 (-11%)	2mo	$234,900	$143	36
6208 Milford Rd	0.68mi	4/2.0 (-1)	1,713 (-7%)	18mo	$250,000	$146	32
5217 Foxfire Rd	0.68mi	4/2.0 (-1)	1,638 (-11%)	18mo	$250,000	$153	26

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-37,201
• Equity at exit: $35,173

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-31,084
• Equity at exit: $20,396

Cash invested: $66,052 (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: 285
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,974 high
• Mortgage (P&I): −$1,237
• Tax from tax record: −$208 /mo · $2,495/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $16

Break-even live

Break-even rent $1,954

Max offer price $235,900

Occupancy floor 94%

Sensitivity live

Price	-10% $150	-5% $83	+0% $16	+5% $-51	+10% $-117
Rent	-10% $-140	-5% $-62	+0% $16	+5% $94	+10% $172
Rate	-1.0pp $135	-0.5pp $76	base $16	+0.5pp $-45	+1.0pp $-107

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: $58,975
• Closing costs: $7,077
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.37mi
5408 Cardigan Ct Fayetteville, NC	4.0	2.0	1700	$1,800	$1.06	24d	1	0.54mi
5503 Dodge Dr Fayetteville, NC	4.0	1.5	2050	$1,480	$0.72	24d	1	0.64mi
338 Summer Hill Rd Fayetteville, NC	4.0	2.0	1474	$1,550	$1.05	24d	1	0.73mi
523 Murray Fork Dr Fayetteville, NC	4.0	3.0	2609	$2,600	$1.00	24d	1	0.86mi
741 Galloway Dr Fayetteville, NC	4.0	2.0	1551	$1,750	$1.13	15d	1	1.34mi

Listing history 22 events

1. 2026-04-29
   soldstatus $233,500
2. 2026-03-25
   status Pending
3. 2026-03-05
   price $235,900
4. 2026-02-18
   status Active
5. 2026-02-14
   status Pending
6. 2026-01-08
   listed $239,900 Active
7. 2025-12-15
   price $240,000
8. 2025-12-07
   status Active
9. 2025-12-02
   status Pending
10. 2025-10-13
    price $245,000
11. 2025-09-11
    price $249,900
12. 2025-09-04
    price $254,900
13. 2025-08-20
    price $255,900
14. 2025-07-26
    listed $259,900 Active
15. 2025-02-26
    soldstatus $135,000
16. 2019-08-16
    soldstatus $131,750 489-char remark

    Show marketing remark (489 chars)

    How many bedrooms do you need? You have to check out this newly renovated 5 bedroom 2 bath home that features a bonus room and a large laundry room. The kitchen and its island turned out fabulous with all new stainless steel appliances, new cabinets and countertops. The laminate flooring adds the final touch to this home. I love the large fenced in back yard and patio that is perfect for summertime cookouts with friends and family. No worries about the roof on this one, its brand new!

17. 2019-08-16
    soldstatus $131,750

    Show marketing remark (489 chars)

    How many bedrooms do you need? You have to check out this newly renovated 5 bedroom 2 bath home that features a bonus room and a large laundry room. The kitchen and its island turned out fabulous with all new stainless steel appliances, new cabinets and countertops. The laminate flooring adds the final touch to this home. I love the large fenced in back yard and patio that is perfect for summertime cookouts with friends and family. No worries about the roof on this one, its brand new!

18. 2019-08-16
    soldstatus $132,000

    Show marketing remark (489 chars)

    How many bedrooms do you need? You have to check out this newly renovated 5 bedroom 2 bath home that features a bonus room and a large laundry room. The kitchen and its island turned out fabulous with all new stainless steel appliances, new cabinets and countertops. The laminate flooring adds the final touch to this home. I love the large fenced in back yard and patio that is perfect for summertime cookouts with friends and family. No worries about the roof on this one, its brand new!

19. 2019-05-17
    listed $139,900 489-char remark

    Show marketing remark (489 chars)

    How many bedrooms do you need? You have to check out this newly renovated 5 bedroom 2 bath home that features a bonus room and a large laundry room. The kitchen and its island turned out fabulous with all new stainless steel appliances, new cabinets and countertops. The laminate flooring adds the final touch to this home. I love the large fenced in back yard and patio that is perfect for summertime cookouts with friends and family. No worries about the roof on this one, its brand new!

20. 2019-05-17
    listed $139,900

    Show marketing remark (489 chars)

    How many bedrooms do you need? You have to check out this newly renovated 5 bedroom 2 bath home that features a bonus room and a large laundry room. The kitchen and its island turned out fabulous with all new stainless steel appliances, new cabinets and countertops. The laminate flooring adds the final touch to this home. I love the large fenced in back yard and patio that is perfect for summertime cookouts with friends and family. No worries about the roof on this one, its brand new!

21. 2019-03-11
    soldstatus $60,000
22. 2019-03-01
    soldstatus $45,000

ⓘ 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: $2,495 · $208/mo
• Projected year-2 tax: $2,495 · $208/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 2/10 Low
• 🌡 Heat 8/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,688
• − Mortgage interest: −$13,214
• − Property taxes: −$2,495
• − Insurance: −$1,180
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$6,863
• Taxable loss: −$3,853
• Est. tax savings @ 24.0%: +$925
• After-tax cash flow: $1,119/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

+418.9% since first listed

22 events — show timeline

• 2026-04-29 Sold (Public Records) $233,500 Public Records
• 2026-03-25 Pending — LPRMLS
• 2026-03-05 Price Changed $235,900 LPRMLS
• 2026-02-18 Relisted — LPRMLS
• 2026-02-14 Pending — LPRMLS
• 2026-01-08 Listed $239,900 LPRMLS
• 2025-12-15 Price Changed $240,000 LPRMLS
• 2025-12-07 Relisted — LPRMLS
• 2025-12-02 Pending — LPRMLS
• 2025-10-13 Price Changed $245,000 LPRMLS
• 2025-09-11 Price Changed $249,900 LPRMLS
• 2025-09-04 Price Changed $254,900 LPRMLS
• 2025-08-20 Price Changed $255,900 LPRMLS
• 2025-07-26 Listed $259,900 LPRMLS
• 2025-02-26 Sold (Public Records) $135,000 Public Records
• 2019-08-16 Sold (Public Records) $132,000 Public Records
• 2019-08-16 Sold (MLS) $131,750 TMLS
• 2019-08-16 Sold (MLS) $131,750 LPRMLS
• 2019-05-17 Listed $139,900 TMLS
• 2019-05-17 Listed $139,900 LPRMLS
• 2019-03-11 Sold (Public Records) $60,000 Public Records
• 2019-03-01 Sold (Public Records) $45,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,495 · +43.9% YoY. Source: county tax records.