2305 Clinton Rd · Fayetteville, NC 28312

$749,500

None bd · None ba · — sqft · MultiFamily · 318 Days on market

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Why this score? — see what drove the C- 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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

Incredible opportunity to acquire a versatile mixed use multi tenant property with nearly 5 acres. Rental units include small mini storage building, office, maintenance shop, and single wide trailers. This property is occupied by a long established sand and gravel delivery business. Current business owners are willing to lease back the office building and work shop. Well located with easy access to HWY 24 and Route 95. This very well established business has been operating successfully since 1963! This profitable business can as be purchased with the real estate at additional cost (see commercial MLS #739614

Key facts

• Office
• Single wide trailers
• Maintenance shop

Tags

• MINI STORAGE BUILDING
• OFFICE
• MAINTENANCE SHOP
• SINGLE WIDE TRAILERS
• LEASE BACK OFFICE BUILDING
• EASY ACCESS TO HWY 24

Property features AI

Finance

• Other: Listing broker: GRANT-MURRAY REAL ESTATE LLC.; Listing agent: Steve Hogan

Exterior

• Utilities: Water: Other; Sewer: Other
• Home design: Multi-family residential income property
• Construction: No construction details provided
• Exterior features: Located in the Fayetteville subdivision

Interior

• Interior features: No interior details available

What this means for you Summary

Snapshot

• This is a multifamily listed at $750k.

Deal economics

• At list price, monthly cash flow is $27k ($327k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($41k rent vs $750k).
• Recommended offer: $660k (12.0% below list) — sets the bar for market timing.
• Cap rate 49.9% 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: 222 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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

• In year one you build about $80k of equity ($5k loan paydown + $75k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $210k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$129k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 318 days — a 12% lower offer ($660k) is reasonable based on typical stale-listing flexibility.

Recommended offer $659,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 318 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 5.47% ✓
• Cap rate: 49.89%
• Cash-on-cash: 155.69%
• DSCR: 7.93
• GRM: 1.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 11.21×
• Total profit: $2,142,967
• Equity at exit: $675,209

10-year hold

• IRR: —
• Equity multiple: 24.58×
• Total profit: $4,948,191
• Equity at exit: $1,456,114

Cash invested: $209,860 (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 28312

• Home prices YoY: 6.9%
• Active inventory: 222
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $41,022 high
• Mortgage (P&I): −$3,930
• Tax est. 1.5%: −$937 /mo · $11,242/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$8,615
• Net cashflow: $27,228

Break-even live

Break-even rent $6,556

Max offer price $749,500

Occupancy floor 29%

5-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 5× units	2	1.5	$41,020
Total (5 units)			$41,022

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: $187,375
• Closing costs: $22,485
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2241 Cattail Cir Unit 72 Fayetteville, NC	3.0	2.0	—	$16,000	—	14d	1	0.35mi
2412 Cattail Cir Unit 45 Fayetteville, NC	3.0	2.0	—	$19,000	—	14d	1	0.35mi
2416 Cattail Cir Unit 43 Fayetteville, NC	3.0	2.0	—	$700	—	14d	1	0.37mi
2502 Cattail Cir Unit 33 Fayetteville, NC	3.0	2.0	—	$675	—	23d	1	0.42mi
2115 Cattail Cir Unit 154 Fayetteville, NC	3.0	2.0	—	$13,000	—	14d	1	0.51mi
2109 Cattail Cir Unit 2 Fayetteville, NC	3.0	2.0	—	$675	—	23d	1	0.55mi
210 S Plymouth St Unit 1 Fayetteville, NC	3.0	1.0	—	$1,150	—	23d	1	0.70mi

Listing history 16 events

1. 2026-06-18
   days on market $749,500 Active 318 DOM
2. 2026-06-17
   days on market $749,500 Active 317 DOM
3. 2026-06-16
   days on market $749,500 Active 316 DOM
4. 2026-06-15
   days on market $749,500 Active 315 DOM
5. 2026-06-14
   days on market $749,500 Active 313 DOM
6. 2026-06-13
   days on market $749,500 Active 312 DOM
7. 2026-06-10
   days on market $749,500 Active 310 DOM
8. 2026-06-09
   days on market $749,500 Active 309 DOM
9. 2026-06-08
   days on market $749,500 Active 308 DOM
10. 2026-06-07
    days on market $749,500 Active 307 DOM
11. 2026-06-03
    days on market $749,500 Active 303 DOM
12. 2026-06-02
    days on market $749,500 Active 302 DOM
13. 2026-06-01
    days on market $749,500 Active 301 DOM
14. 2026-05-31
    days on market $749,500 Active 300 DOM
15. 2026-05-30
    days on market $749,500 Active 299 DOM
16. 2025-08-04
    listed $749,500 Active

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

Taxation est. · year 1

• Rental income: $492,264
• − Mortgage interest: −$41,984
• − Property taxes: −$11,242
• − Insurance: −$3,748
• − Repairs & maintenance: −$39,381
• − Management: −$39,381
• − Depreciation: −$21,804
• Taxable income: $334,724
• Est. tax owed @ 24.0%: −$80,334
• After-tax cash flow: $246,399/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): 19,889

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 0.61)
• Race & ethnicity: White 55% Black 29% Two or more races 8% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% 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: ▲ 19.75%
• Current HPI: 306.7749
• 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

1 event — show timeline

• 2025-08-04 Listed $749,500 LPRMLS