1101 Artemis Dr · Fayetteville, NC 28311

$239,500

4 bd · 4.0 ba · 1,858 sqft · SingleFamily public records · 22 Days on market

Built 2002 Est $264k · 9% 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 +13.6/30.0
• ARV discount +11.7/15.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great area! Convenient to Fort Bragg, Restaurants, New Highway 295, Schools and Churches! This 4 bedroom has over an acre settled at the end of a cul-de-sac featuring New Beautiful Laminate flooring in Living Room, Dining Room and entrance foyer and New Carpet. 2 Master Baths one with double vanities. Very desired neighborhood right off Andrews Road.

Key facts

• 2 garage spots
• Built 2002
• Listed 22 days

Property features AI

Finance

• HOA & community: Community sidewalks

Exterior

• Parking: Attached 2-car garage; Two covered parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Multi/split levels; Brick veneer construction; PND (Planned Neighborhood) zoning; Subdivision: KAMENBURY
• Construction: Brick veneer exterior
• Exterior features: Deck; Porch with front porch; Back yard fencing; Located on a cul-de-sac; Sidewalks in the community

Interior

• Kitchen: Dishwasher; Microwave; Range
• Flooring: Carpet; Tile; Other
• Bathrooms: Three full bathrooms
• Heating & cooling: Heat pump heating; Central electric air conditioning; Ceiling fans for additional cooling
• Interior features: Ceiling fans; Double vanity; Eat-in kitchen; Living room fireplace
• Laundry & utility: In-unit laundry with washer hookup; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $12 ($147/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 $196k (18.0% below list).
• Recommended offer: $196k (18.0% 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: Howard L Hall Elementary (math 40% / reading 49%, grade F, #574 of 1,410 statewide, top 43%, 600 students, 100% 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 50% at this address vs 36% district-wide (+14 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: Rents rising (+2.8%/yr); 363 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 38% of the median local income ($62k/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 22 days — a 2% lower offer ($236k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $189k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $196,461 (18.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.82% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $263,836
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 Reflex St	0.06mi	4/2.5	1,758 (-5%)	10mo	$249,900	$142	74
1216 Artemis Dr	0.22mi	4/2.5	1,960 (+6%)	1mo	$275,000	$140	74
1214 Andrews Rd	0.27mi	3/2.0 (-1)	1,818 (-2%)	8mo	$252,000	$139	64
3401 Connection Dr	0.25mi	4/2.5	2,023 (+9%)	6mo	$275,000	$136	62
3507 Connection Dr	0.17mi	4/2.0	1,960 (+6%)	18mo	$290,000	$148	60
899 De Paul Dr	0.51mi	4/2.0	1,816 (-2%)	13mo	$249,900	$138	53
856 Ronald Reagan Dr	0.37mi	3/2.0 (-1)	1,987 (+7%)	6mo	$317,000	$160	53
6601 Wofford Ct	0.34mi	3/2.0 (-1)	1,638 (-12%)	1mo	$170,000	$104	50
940 Carnegie Dr	0.27mi	3/2.0 (-1)	1,595 (-14%)	3mo	$233,000	$146	48
3416 Connection Dr	0.20mi	5/2.5 (+1)	2,092 (+13%)	13mo	$325,000	$155	48
941 Kensington Park Rd	0.43mi	3/2.5 (-1)	1,774 (-4%)	17mo	$250,000	$141	47
3505 Kennicot Ct	0.40mi	4/2.5	2,098 (+13%)	12mo	$339,000	$162	44

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-38,424
• Equity at exit: $35,710

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-34,072
• Equity at exit: $20,708

Cash invested: $67,060 (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 28311

• Home prices YoY: -18.4%
• Rents YoY: 2.8%
• Active inventory: 363
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,965 high
• Mortgage (P&I): −$1,256
• Tax from tax record: −$184 /mo · $2,208/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $12

Break-even live

Break-even rent $1,949

Max offer price $239,500

Occupancy floor 94%

Sensitivity live

Price	-10% $148	-5% $80	+0% $12	+5% $-56	+10% $-123
Rent	-10% $-143	-5% $-65	+0% $12	+5% $90	+10% $167
Rate	-1.0pp $133	-0.5pp $73	base $12	+0.5pp $-50	+1.0pp $-113

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: $59,875
• Closing costs: $7,185
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3401 Connection Dr Fayetteville, NC	4.0	2.5	2023	$2,295	$1.13	25d	1	0.26mi
1009 Louisburg Pl Fayetteville, NC	3.0	2.0	1362	$1,550	$1.14	25d	1	0.39mi
1017 Xavier Ct Fayetteville, NC	3.0	2.0	1401	$1,595	$1.14	25d	1	0.42mi
452 Clover Hill Pl Fayetteville, NC	3.0	2.0	1701	$1,700	$1.00	15d	1	0.85mi
5327 Chesapeake Rd Fayetteville, NC	3.0	2.0	1400	$1,600	$1.14	15d	1	1.14mi
515 Carteret Pl Fayetteville, NC	3.0	2.0	1554	$1,800	$1.16	25d	1	1.22mi
3763 Glencourse Way Fayetteville, NC	4.0	2.5	2200	$2,250	$1.02	25d	1	1.27mi
425 Dunblane Way Fayetteville, NC	4.0	2.5	2100	$1,975	$0.94	25d	1	1.27mi
475 Albemarle Dr Fayetteville, NC	3.0	2.0	1606	$1,650	$1.03	15d	1	1.42mi

Listing history 16 events

1. 2026-06-21
   days on market $239,500 Active 22 DOM
2. 2026-06-18
   days on market $239,500 Active 19 DOM
3. 2026-06-17
   days on market $239,500 Active 18 DOM
4. 2026-06-16
   days on market $239,500 Active 17 DOM
5. 2026-06-15
   days on market $239,500 Active 16 DOM
6. 2026-06-14
   days on market $239,500 Active 14 DOM
7. 2026-06-13
   days on market $239,500 Active 13 DOM
8. 2026-06-10
   days on market $239,500 Active 11 DOM
9. 2026-06-09
   days on market $239,500 Active 10 DOM
10. 2026-06-08
    days on market $239,500 Active 9 DOM
11. 2026-06-07
    days on market $239,500 Active 8 DOM
12. 2026-06-03
    days on market $239,500 Active 4 DOM
13. 2026-06-02
    days on market $239,500 Active 3 DOM
14. 2026-06-01
    days on market $239,500 Active 2 DOM
15. 2026-05-31
    remarks 561-char remark
16. 2026-05-31
    listed $239,500 Active 1 DOM

ⓘ 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: $2,208 · $184/mo
• Projected year-2 tax: $2,208 · $184/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $23,575
• − Mortgage interest: −$13,416
• − Property taxes: −$2,208
• − Insurance: −$1,198
• − Repairs & maintenance: −$1,886
• − Management: −$1,886
• − Depreciation: −$6,967
• Taxable loss: −$3,985
• Est. tax savings @ 24.0%: +$956
• After-tax cash flow: $1,104/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

• County: Cumberland County · 265,314 people
• City population: 226,118
• Metro: Fayetteville, NC
• Population (ZIP): 36,629
• Household income: $62,170
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 1645.0

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 0.67)
• Race & ethnicity: Black 42% White 38% Hispanic / Latino 9% Two or more races 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 1% Other Indo-European 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: ▼ -45.88%
• Current HPI: 203.0731
• Rent YoY: ▲ 2.82%
• 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

+25.0% since first listed

6 events — show timeline

• 2026-05-30 Listed $239,500 LPRMLS
• 2020-07-07 Sold (Public Records) $189,000 Public Records
• 2020-07-07 Sold (MLS) $189,000 LPRMLS
• 2020-07-07 Sold (MLS) $189,000 TMLS
• 2020-01-11 Listed $191,650 LPRMLS
• 2020-01-11 Listed $191,650 TMLS

Property tax history

+2.0%/yr

Latest (2025): $2,208 · +21.2% YoY. Source: county tax records.