837 Montclair Rd · Fayetteville, NC 28314

$162,500

3 bd · 2.0 ba · 1,149 sqft · SingleFamily public records · 38 Days on market

Built 1961 Est $191k · 15% 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).

• ARV discount +14.2/15.0
• Cash flow +11.1/30.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• DSCR +3.2/10.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this 3-bedroom, 2-bath property offering a functional layout and flexible living spaces. The entry opens directly into a comfortable seating area that flows seamlessly into the open kitchen, complete with space for eat-in dining—ideal for everyday living and gathering. Just off the kitchen, a utility room leads to a bonus room that was previously converted from a carport, providing additional living space with a wood stove for added character and warmth. This area continues through to the laundry room, which comes equipped with a washer and dryer for your convenience. Step outside to enjoy a partially fenced backyard with a wooded view, offering both privacy and a peac

Key facts

• Built 1961
• Listed 37 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Brick veneer construction; Zoned SF10 (Single Family Res 10)
• Construction: Brick veneer exterior
• Exterior features: Front porch; Porch and patio; Partial fencing

Interior

• Kitchen: Gas range; Dishwasher; Refrigerator
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Parquet flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Ceiling fans for cooling
• Interior features: Ceiling fans; Eat-in kitchen; Laminate countertops; Wood-burning stove fireplace
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $-65 ($-782/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (7.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $132k (18.9% below list).
• Recommended offer: $132k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.8% 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: Montclair Elementary (math 17% / reading 22%, grade F, #1,242 of 1,410 statewide, top 90%, 418 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.
• Zoned-school proficiency averages 24% at this address vs 36% district-wide (-12 pts) — the specific schools serving this property underperform the Cumberland County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.1%/yr); 435 active listings in the ZIP; 36 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $131,831 (18.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.81% ✗
• Cap rate: 5.81%
• Cash-on-cash: -1.72%
• DSCR: 0.92
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $190,734
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
769 Newport Rd	0.16mi	3/2.0	1,114 (-3%)	2mo	$121,000	$109	86
821 Moriston Rd	0.37mi	3/2.0	1,117 (-3%)	4mo	$185,000	$166	75
4459 Kinkead Ct	0.27mi	3/2.0	1,237 (+8%)	2mo	$220,000	$178	73
682 Montclair Rd	0.43mi	3/2.0	1,155 (+0%)	7mo	$210,000	$182	73
4711 Watauga Rd	0.54mi	3/2.0	1,144 (-0%)	5mo	$190,000	$166	70
4709 Pamlico Rd	0.60mi	3/2.0	1,089 (-5%)	2mo	$216,000	$198	61
209 Faison Ave	0.62mi	3/1.0	1,153 (+0%)	9mo	$90,000	$78	59
4617 Belford Rd	0.47mi	3/1.0	1,040 (-10%)	4mo	$140,000	$135	55
4424 Briton Cir	0.42mi	3/2.0	1,315 (+14%)	8mo	$220,000	$167	50
4608 Ile Ct	0.66mi	3/2.0	1,281 (+12%)	9mo	$188,000	$147	42
402 Faison Ave	0.69mi	3/1.0	1,300 (+13%)	2mo	$155,000	$119	41
496 Tradewinds Dr	0.70mi	3/2.0	1,305 (+14%)	8mo	$232,000	$178	38

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.33×
• Total profit: $-30,326
• Equity at exit: $24,229

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-31,110
• Equity at exit: $14,050

Cash invested: $45,500 (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 28314

• Home prices YoY: -15.7%
• Rents YoY: 3.1%
• Active inventory: 435
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,318 high
• Mortgage (P&I): −$852
• Tax from tax record: −$187 /mo · $2,241/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $-65

Break-even live

Break-even rent $1,401

Max offer price $150,991

Occupancy floor 100%

Sensitivity live

Price	-10% $27	-5% $-19	+0% $-65	+5% $-111	+10% $-157
Rent	-10% $-169	-5% $-117	+0% $-65	+5% $-13	+10% $39
Rate	-1.0pp $17	-0.5pp $-24	base $-65	+0.5pp $-107	+1.0pp $-150

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: $40,625
• Closing costs: $4,875
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4810 Alamance Rd Fayetteville, NC	1.0–2.0	1.0–2.0	827	$1,200	$1.45	24d	1	0.49mi
1309 Ireland Dr Fayetteville, NC	2.0	1.5	900	$1,000	$1.11	15d	1	0.57mi
1313 Ireland Dr Unit B Fayetteville, NC	2.0	1.5	900	$1,000	$1.11	24d	1	0.58mi
400 Roxie Ave Fayetteville, NC	2.0	2.0	1162	$1,700	$1.46	15d	1	0.73mi
3411 Lainey Ln Fayetteville, NC	2.0	2.0	1142	$1,300	$1.14	24d	1	0.75mi
4909 Walnut Dr Fayetteville, NC	3.0	2.0	1188	$1,500	$1.26	24d	1	0.77mi
609 Ashbrook Ct Fayetteville, NC	2.0	1.5	997	$1,049	$1.05	24d	1	0.81mi
613 Ashbrook Ct Fayetteville, NC	3.0	1.5	1103	$1,299	$1.18	24d	1	0.82mi
4935 Walnut Dr Fayetteville, NC	3.0	1.5	1024	$1,200	$1.17	15d	1	0.83mi
600 Ashbrook Ct Fayetteville, NC	2.0–3.0	1.5	1050	$1,299	$1.24	22d	6	0.83mi
910 Miller Ave Unit 910 Fayetteville, NC	2.0	2.0	1000	$1,250	$1.25	24d	1	0.86mi
409 Tradewinds Dr Fayetteville, NC	1.0–2.0	1.0–2.0	867	$1,195	$1.38	15d	16	0.87mi
855 King Arthur Dr Fayetteville, NC	1.0–2.0	1.0–2.0	810	$1,182	$1.46	15d	9	0.87mi
4809 Belford Rd Fayetteville, NC	3.0	1.5	1459	$1,300	$0.89	24d	1	0.92mi
4627 Keg Ct Fayetteville, NC	3.0	1.5	1272	$1,300	$1.02	24d	1	0.94mi
3212 Tallywood Dr Unit 03 Fayetteville, NC	2.0	1.0	900	$900	$1.00	24d	1	0.94mi
5200 Cypress Rd Fayetteville, NC	3.0	1.0	1210	$1,250	$1.03	24d	1	0.94mi
4547 Chambersburg Rd Fayetteville, NC	3.0	1.5	1198	$1,500	$1.25	24d	1	0.95mi
3211 Tallywood Dr Fayetteville, NC	1.0–3.0	1.0–1.5	925	$999	$1.08	24d	1	0.97mi
3210 Tallywood Dr Unit 09 Fayetteville, NC	2.0	1.0	900	$900	$1.00	22d	1	0.97mi
3210 Tallywood Dr #12 Fayetteville, NC	3.0	1.5	1000	$1,000	$1.00	22d	1	0.98mi
3210 Tallywood Dr #04 Fayetteville, NC	2.0	1.0	900	$900	$1.00	24d	1	0.98mi
3209 Tallywood Dr Unit 06 Fayetteville, NC	2.0	1.0	800	$900	$1.12	24d	1	0.99mi
1005 Ancestry Dr #2 Fayetteville, NC	2.0	2.0	950	$995	$1.05	15d	1	1.12mi
1008 Ancestry Dr Fayetteville, NC	2.0	2.5	1200	$1,045	$0.87	24d	1	1.12mi
1031 Ancestry Dr Fayetteville, NC	2.0	2.0	950	$935	$0.98	24d	1	1.16mi
821 Sandalwood Dr Fayetteville, NC	3.0	1.0	1204	$1,200	$1.00	15d	1	1.16mi
4101 Coventry Rd Fayetteville, NC	3.0	1.0	1132	$1,150	$1.02	15d	1	1.17mi
1044 Ancestry Dr Fayetteville, NC	2.0	2.5	1200	$1,045	$0.87	15d	1	1.19mi
3526 Furman Dr Fayetteville, NC	3.0	1.5	1050	$1,500	$1.43	24d	1	1.23mi
909 Sandalwood Dr Fayetteville, NC	3.0	1.0	1346	$1,595	$1.18	24d	1	1.23mi
1100 Marlborough Rd Fayetteville, NC	2.0	2.0	1025	$1,198	$1.17	15d	5	1.33mi
1100 Marlborough Rd Fayetteville, NC	2.0	2.0	1025	$1,198	$1.17	22d	5	1.33mi
1401 Habersham Dr Fayetteville, NC	3.0	2.0	1250	$1,700	$1.36	24d	1	1.43mi
5842 Aftonshire Dr Fayetteville, NC	2.0	1.5	1010	$1,000	$0.99	24d	1	1.49mi
5864 Aftonshire Dr Fayetteville, NC	2.0	2.0	1100	$1,100	$1.00	24d	1	1.49mi

Listing history 18 events

1. 2026-06-21
   days on market $162,500 Active 38 DOM
2. 2026-06-18
   days on market $162,500 Active 35 DOM
3. 2026-06-17
   days on market $162,500 Active 34 DOM
4. 2026-06-16
   days on market $162,500 Active 33 DOM
5. 2026-06-15
   days on market $162,500 Active 32 DOM
6. 2026-06-14
   days on market $162,500 Active 30 DOM
7. 2026-06-13
   days on market $162,500 Active 29 DOM
8. 2026-06-10
   pricedays on market $162,500 Active 27 DOM
9. 2026-06-09
   days on market $165,000 Active 26 DOM
10. 2026-06-08
    days on market $165,000 Active 25 DOM
11. 2026-06-07
    days on market $165,000 Active 24 DOM
12. 2026-06-03
    days on market $165,000 Active 20 DOM
13. 2026-06-02
    days on market $165,000 Active 19 DOM
14. 2026-06-01
    days on market $165,000 Active 18 DOM
15. 2026-05-31
    days on market $165,000 Active 17 DOM
16. 2026-05-30
    days on market $165,000 Active 16 DOM
17. 2026-05-15
    listed $165,000 Active
18. 2026-05-12
    historical $165,000

ⓘ 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: $2,241 · $187/mo
• Projected year-2 tax: $2,241 · $187/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $15,820
• − Mortgage interest: −$9,103
• − Property taxes: −$2,241
• − Insurance: −$812
• − Repairs & maintenance: −$1,266
• − Management: −$1,266
• − Depreciation: −$4,727
• Taxable loss: −$3,595
• Est. tax savings @ 24.0%: +$863
• After-tax cash flow: $81/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): 55,834
• Household income: $62,249
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2511.0

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 49% White 25% Hispanic / Latino 16% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6% Dominican 1%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 10% Korean 1% Other Asian/Pacific 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: ▼ -43.20%
• Current HPI: 231.873
• Rent YoY: ▲ 3.11%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-15 Listed $165,000 LPRMLS
• 2026-05-12 Coming Soon $165,000 LPRMLS

Property tax history

+5.7%/yr

Latest (2025): $2,241 · +37.1% YoY. Source: county tax records.