1868 Gola Dr · Fayetteville, NC 28301

$210,000

3 bd · 3.0 ba · 1,994 sqft · SingleFamily public records · 86 Days on market

Built 1962 Est $229k · 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 +13.3/30.0
• ARV discount +11.3/15.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss out on this 1994 sqft. all brick, 3 bdrm, 2 full bath ranch style home in the heart of Fayetteville. This quiet neighborhood is close to Fayetteville State University, shopping centers and downtown. A short 25 minute ride to Fort Bragg. Perfect for starter home or investor. Owner previously rented for $1100 prior to updates. New flooring throughout the home, new paint, new water heater and new carpet. New stove will be installed. Bonus room perfect for office or extra bedroom. Large master bedroom equipped with exit door to deck, jet garden tub/ walk in shower with separate vanity area. Fenced in backyard with a deck and plenty of space for entertaining. Features brick fireplace in a large den.

Key facts

• Giant soaking tub
• Fenced yard
• Upgraded kitchen

Tags

• UPGRADED KITCHEN
• LARGE WALK IN CLOSET
• GIANT SOAKING TUB
• BACKYARD DECK
• FENCED YARD
• EXTRA ROOM

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Brick veneer
• Exterior features: Brick veneer construction; Zoned SF6 (Single Family Res 6)

Interior

• Kitchen: Refrigerator; Cooktop; Dishwasher
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating
• Interior features: Refrigerator; Cooktop; Dishwasher; Gas log fireplace; 10 total rooms; Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $2 ($20/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 $177k (15.7% below list).
• Recommended offer: $177k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.9% in Fayetteville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Luther Nick Jeralds Middle (math 13% / reading 24%, grade F, #436 of 475 statewide, top 93%, 616 students, 100% FRL); E E Smith High (math 42% / reading 41%, grade F, #381 of 535 statewide, top 72%, 1,004 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 (+3.5%/yr); 132 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• At $1,770/mo this rent would consume 54% of the median local household income ($39k/yr) (locally 1389% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $49k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $176k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $177,029 (15.7% below list)

Questions for the listing agent

1. It's been on market 86 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 1962 — 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: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $229,310
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1871 Broadell Dr	0.16mi	3/2.0	1,827 (-8%)	1mo	$120,000	$66	74
2323 Everena Ave	0.48mi	3/2.5	1,867 (-6%)	4mo	$218,900	$117	62
2315 Everena Ave	0.44mi	3/2.0	2,029 (+2%)	13mo	$97,000	$48	61
618 Bessemer Cir	0.37mi	3/3.0	1,857 (-7%)	13mo	$295,000	$159	60
1863 Broadell Dr	0.13mi	4/2.0 (+1)	1,764 (-12%)	7mo	$206,000	$117	60
1719 Eldridge St	0.41mi	3/2.5	2,177 (+9%)	5mo	$249,900	$115	59
1815 Edgecombe Ave	0.30mi	4/2.0 (+1)	1,871 (-6%)	11mo	$98,000	$52	57
2835 Rosehill Rd	0.57mi	4/3.0 (+1)	2,090 (+5%)	6mo	$265,000	$127	55
2074 Corrinna St	0.32mi	3/2.0	1,697 (-15%)	4mo	$190,000	$112	53
1804 Olympia Ct	0.38mi	3/2.0	2,292 (+15%)	13mo	$239,900	$105	43
1608 Murchison Rd	0.75mi	3/2.0	2,158 (+8%)	12mo	$77,500	$36	38
3516 Cranbrook Dr	0.64mi	4/2.5 (+1)	1,762 (-12%)	12mo	$260,000	$148	34

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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-33,051
• Equity at exit: $31,312

10-year hold

• IRR: -6.5%
• Equity multiple: 0.57×
• Total profit: $-25,035
• Equity at exit: $18,157

Cash invested: $58,800 (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 28301

• Home prices YoY: -12.5%
• Rents YoY: 3.5%
• Active inventory: 132
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,770 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$208 /mo · $2,497/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $2

Break-even live

Break-even rent $1,768

Max offer price $210,000

Occupancy floor 95%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1628 Murchison Rd Fayetteville, NC	3.0	1.0	1700	$1,295	$0.76	23d	1	0.70mi
1641 Mount Rainer Dr Fayetteville, NC	3.0	2.5	2000	$1,950	$0.97	14d	1	0.78mi
1645 Mount Rainer Dr Fayetteville, NC	4.0	2.5	2130	$2,100	$0.99	23d	1	0.79mi
2532 Sourwood Dr Fayetteville, NC	4.0	2.0	1562	$1,700	$1.09	23d	1	0.79mi
1659 Rock Creek Ln Fayetteville, NC	4.0	2.5	1777	$2,100	$1.18	14d	1	0.81mi
715 Ashburton Dr Fayetteville, NC	3.0	2.0	1278	$1,600	$1.25	23d	1	0.83mi
1216 Superior Pointe Pl Fayetteville, NC	3.0	2.5	1288	$1,450	$1.13	23d	1	1.11mi
3446 Sandystone Cir Fayetteville, NC	3.0	2.5	1489	$1,700	$1.14	23d	1	1.16mi
118 Circle Ct Fayetteville, NC	3.0	2.0	1496	$1,550	$1.04	14d	1	1.20mi
3523 Rosehill Rd Fayetteville, NC	4.0	1.0	1448	$1,450	$1.00	14d	1	1.29mi
1014 Enclave Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,685	$1.52	14d	19	1.33mi
1820 McGougan Rd Fayetteville, NC	3.0	2.5	1967	$1,850	$0.94	23d	1	1.35mi
1817 McGougan Rd Fayetteville, NC	3.0	2.0	1811	$2,100	$1.16	14d	1	1.37mi
228 Eastwood Ave Fayetteville, NC	3.0	2.0	1820	$1,755	$0.96	23d	1	1.38mi
2737 Kentberry Ave Fayetteville, NC	2.0–3.0	2.0	1209	$1,400	$1.16	14d	5	1.44mi
3557 Hastings Dr Fayetteville, NC	4.0	2.5	1652	$1,795	$1.09	23d	1	1.48mi
3611 Tindall Ct Fayetteville, NC	3.0	2.0	1813	$2,300	$1.27	14d	1	1.49mi

Listing history 32 events

1. 2026-06-18
   days on market $210,000 Active 86 DOM
2. 2026-06-17
   price $210,000 Active 85 DOM
3. 2026-06-17
   days on market $218,000 Active 85 DOM
4. 2026-06-16
   days on market $218,000 Active 84 DOM
5. 2026-06-15
   pricedays on market $218,000 Active 83 DOM
6. 2026-06-14
   days on market $225,000 Active 81 DOM
7. 2026-06-13
   days on market $225,000 Active 80 DOM
8. 2026-06-10
   days on market $225,000 Active 78 DOM
9. 2026-06-09
   pricedays on market $225,000 Active 77 DOM
10. 2026-06-08
    days on market $227,000 Active 76 DOM
11. 2026-06-07
    pricedays on market $227,000 Active 75 DOM
12. 2026-06-03
    days on market $235,000 Active 71 DOM
13. 2026-06-02
    days on market $235,000 Active 70 DOM
14. 2026-06-01
    days on market $235,000 Active 69 DOM
15. 2026-05-31
    days on market $235,000 Active 68 DOM
16. 2026-05-30
    days on market $235,000 Active 67 DOM
17. 2026-05-22
    price $245,000
18. 2026-04-27
    price $249,900
19. 2026-04-15
    price $254,000
20. 2026-04-13
    price $254,500
21. 2026-03-24
    listed $259,000 Active
22. 2026-01-06
    historical
23. 2025-11-10
    price $250,000
24. 2025-09-26
    listed $260,000 Active
25. 2022-12-19
    soldstatus $176,000 Closed 714-char remark

    Show marketing remark (714 chars)

    Don't miss out on this 1994 sqft. all brick, 3 bdrm, 2 full bath ranch style home in the heart of Fayetteville. This quiet neighborhood is close to Fayetteville State University, shopping centers and downtown. A short 25 minute ride to Fort Bragg. Perfect for starter home or investor. Owner previously rented for $1100 prior to updates. New flooring throughout the home, new paint, new water heater and new carpet. New stove will be installed. Bonus room perfect for office or extra bedroom. Large master bedroom equipped with exit door to deck, jet garden tub/ walk in shower with separate vanity area. Fenced in backyard with a deck and plenty of space for entertaining. Features brick fireplace in a large den.

26. 2022-12-16
    soldstatus $176,000
27. 2022-11-22
    status Pending 714-char remark

    Show marketing remark (714 chars)

    Don't miss out on this 1994 sqft. all brick, 3 bdrm, 2 full bath ranch style home in the heart of Fayetteville. This quiet neighborhood is close to Fayetteville State University, shopping centers and downtown. A short 25 minute ride to Fort Bragg. Perfect for starter home or investor. Owner previously rented for $1100 prior to updates. New flooring throughout the home, new paint, new water heater and new carpet. New stove will be installed. Bonus room perfect for office or extra bedroom. Large master bedroom equipped with exit door to deck, jet garden tub/ walk in shower with separate vanity area. Fenced in backyard with a deck and plenty of space for entertaining. Features brick fireplace in a large den.

28. 2022-11-10
    status Pending 714-char remark

    Show marketing remark (714 chars)

    Don't miss out on this 1994 sqft. all brick, 3 bdrm, 2 full bath ranch style home in the heart of Fayetteville. This quiet neighborhood is close to Fayetteville State University, shopping centers and downtown. A short 25 minute ride to Fort Bragg. Perfect for starter home or investor. Owner previously rented for $1100 prior to updates. New flooring throughout the home, new paint, new water heater and new carpet. New stove will be installed. Bonus room perfect for office or extra bedroom. Large master bedroom equipped with exit door to deck, jet garden tub/ walk in shower with separate vanity area. Fenced in backyard with a deck and plenty of space for entertaining. Features brick fireplace in a large den.

29. 2022-11-01
    price $189,000 714-char remark

    Show marketing remark (714 chars)

    Don't miss out on this 1994 sqft. all brick, 3 bdrm, 2 full bath ranch style home in the heart of Fayetteville. This quiet neighborhood is close to Fayetteville State University, shopping centers and downtown. A short 25 minute ride to Fort Bragg. Perfect for starter home or investor. Owner previously rented for $1100 prior to updates. New flooring throughout the home, new paint, new water heater and new carpet. New stove will be installed. Bonus room perfect for office or extra bedroom. Large master bedroom equipped with exit door to deck, jet garden tub/ walk in shower with separate vanity area. Fenced in backyard with a deck and plenty of space for entertaining. Features brick fireplace in a large den.

30. 2022-09-26
    price $199,000 714-char remark

    Show marketing remark (714 chars)

    Don't miss out on this 1994 sqft. all brick, 3 bdrm, 2 full bath ranch style home in the heart of Fayetteville. This quiet neighborhood is close to Fayetteville State University, shopping centers and downtown. A short 25 minute ride to Fort Bragg. Perfect for starter home or investor. Owner previously rented for $1100 prior to updates. New flooring throughout the home, new paint, new water heater and new carpet. New stove will be installed. Bonus room perfect for office or extra bedroom. Large master bedroom equipped with exit door to deck, jet garden tub/ walk in shower with separate vanity area. Fenced in backyard with a deck and plenty of space for entertaining. Features brick fireplace in a large den.

31. 2022-09-07
    listed $216,000 Active 714-char remark

    Show marketing remark (714 chars)

    Don't miss out on this 1994 sqft. all brick, 3 bdrm, 2 full bath ranch style home in the heart of Fayetteville. This quiet neighborhood is close to Fayetteville State University, shopping centers and downtown. A short 25 minute ride to Fort Bragg. Perfect for starter home or investor. Owner previously rented for $1100 prior to updates. New flooring throughout the home, new paint, new water heater and new carpet. New stove will be installed. Bonus room perfect for office or extra bedroom. Large master bedroom equipped with exit door to deck, jet garden tub/ walk in shower with separate vanity area. Fenced in backyard with a deck and plenty of space for entertaining. Features brick fireplace in a large den.

32. 2007-02-28
    soldstatus $104,000

ⓘ 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: $2,497 · $208/mo
• Projected year-2 tax: $2,497 · $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 3/10 Moderate
• 🌡 Heat 7/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,243
• − Mortgage interest: −$11,763
• − Property taxes: −$2,497
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$6,109
• Taxable loss: −$3,575
• Est. tax savings @ 24.0%: +$858
• After-tax cash flow: $878/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): 16,798
• Household income: $39,198
• Rent vs Own: 64.7% rent · 35.3% own
• Severe rent burden: 1389.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 19% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Serbian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -37.92%
• Current HPI: 265.98
• Rent YoY: ▲ 3.49%
• 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

+135.6% since first listed

16 events — show timeline

• 2026-05-22 Price Changed $245,000 LPRMLS
• 2026-04-27 Price Changed $249,900 LPRMLS
• 2026-04-15 Price Changed $254,000 LPRMLS
• 2026-04-13 Price Changed $254,500 LPRMLS
• 2026-03-24 Listed $259,000 LPRMLS
• 2026-01-06 Listing Removed — TMLS
• 2025-11-10 Price Changed $250,000 TMLS
• 2025-09-26 Listed $260,000 TMLS
• 2022-12-19 Sold (MLS) $176,000 TMLS
• 2022-12-16 Sold (Public Records) $176,000 Public Records
• 2022-11-22 Pending — TMLS
• 2022-11-10 Pending — TMLS
• 2022-11-01 Price Changed $189,000 TMLS
• 2022-09-26 Price Changed $199,000 TMLS
• 2022-09-07 Listed $216,000 TMLS
• 2007-02-28 Sold (Public Records) $104,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $2,497 · +42.4% YoY. Source: county tax records.