581 Braxton Blvd · Fayetteville, NC 28311

$167,000

3 bd · 2.0 ba · 1,025 sqft · SingleFamily public records · 197 Days on market

Built 1964 0.26 ac lot Est $171k · at est.

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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 +8.6/15.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming property, where a neutral color paint scheme creates a calming and inviting atmosphere. The kitchen is a chef's dream, boasting all stainless steel appliances that add a modern touch. Step outside to enjoy the spacious deck, perfect for entertaining or simply relaxing. The fenced in backyard offers privacy for outdoor activities. This home is a perfect blend of comfort and style, waiting for you to make it your own. This home has been virtually staged to illustrate its potential.

Key facts

• Fenced in backyard
• Spacious deck
• 0.26 acre lot

Tags

• STAINLESS STEEL APPLIANCES
• SPACIOUS DECK
• FENCED IN BACKYARD

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: 1 open parking space
• Utilities: Private water; Septic tank
• Home design: One-story home
• Construction: Brick construction; Composition/shingle roof; Other foundation
• Exterior features: Lot size approximately 0.26 acres; Publicly maintained road

Interior

• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Hardwood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $167k.

Deal economics

• At list price, monthly cash flow is $1 ($9/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 $132k (21.2% below list).
• Recommended offer: $132k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: William T Brown Elementary (math 22% / reading 32%, grade F, #1,033 of 1,410 statewide, top 76%, 598 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.
• Market conditions: Rents rising (+2.8%/yr); 363 active listings in the ZIP; 17 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 197 days — a 12% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $22k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $131,523 (21.2% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 0.79% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.02%
• DSCR: 1.00
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $171,175
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
576 Braxton Blvd	0.05mi	3/2.0	1,011 (-1%)	2mo	$175,000	$173	94
629 Winthrop Ct	0.34mi	3/2.0	1,087 (+6%)	2mo	$194,000	$178	72
6713 Winthrop Dr	0.25mi	3/2.0	1,092 (+6%)	12mo	$194,500	$178	68
6740 Winthrop Dr	0.33mi	3/2.0	1,116 (+9%)	8mo	$155,000	$139	63
6546 Winthrop Dr	0.21mi	3/1.0	945 (-8%)	14mo	$156,000	$165	62
6569 Cushing Dr	0.24mi	3/1.5	1,128 (+10%)	10mo	$188,000	$167	61
616 Woodburn Dr	0.28mi	3/2.0	1,101 (+7%)	17mo	$192,000	$174	60
6316 Chagrin Rd	0.31mi	3/2.0	1,163 (+14%)	7mo	$200,000	$172	57
1017 Appalachin Dr	0.41mi	3/2.0	1,093 (+7%)	18mo	$170,000	$156	55
625 Winthrop Ct	0.33mi	3/2.0	1,176 (+15%)	13mo	$157,000	$134	49
656 Woodburn Dr	0.47mi	3/1.0	1,095 (+7%)	17mo	$176,000	$161	48
6402 Beacon St	0.44mi	3/1.0	890 (-13%)	8mo	$130,000	$146	46

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-27,301
• Equity at exit: $24,900

10-year hold

• IRR: -8.6%
• Equity multiple: 0.47×
• Total profit: $-24,890
• Equity at exit: $14,439

Cash invested: $46,760 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,315 high
• Mortgage (P&I): −$876
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $1

Break-even live

Break-even rent $1,314

Max offer price $167,000

Occupancy floor 95%

Sensitivity live

Price	-10% $95	-5% $48	+0% $1	+5% $-46	+10% $-94
Rent	-10% $-103	-5% $-51	+0% $1	+5% $53	+10% $105
Rate	-1.0pp $85	-0.5pp $43	base $1	+0.5pp $-42	+1.0pp $-87

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
575 Braxton Blvd Fayetteville, NC	3.0	2.0	1001	$1,295	$1.29	15d	1	0.05mi
561 Braxton Blvd Fayetteville, NC	2.0	1.5	950	$1,075	$1.13	15d	2	0.14mi
557 Braxton Blvd Fayetteville, NC	2.0	1.5	950	$1,075	$1.13	23d	1	0.14mi
549 Braxton Blvd Fayetteville, NC	2.0	1.5	950	$1,075	$1.13	25d	1	0.16mi
6637 Abbey Ln Fayetteville, NC	2.0	1.0	753	$895	$1.19	25d	1	0.22mi
1725 Cumberland Dr Fayetteville, NC	2.0	1.0	750	$900	$1.20	25d	1	0.32mi
633 Winthrop Ct Fayetteville, NC	3.0	2.0	1104	$1,500	$1.36	15d	1	0.35mi
1009 Louisburg Pl Fayetteville, NC	3.0	2.0	1362	$1,550	$1.14	25d	1	0.37mi
1527 McArthur Rd Fayetteville, NC	3.0	1.0	864	$925	$1.07	25d	1	0.40mi
644 Clayton Dr Fayetteville, NC	3.0	1.5	1150	$1,100	$0.96	25d	1	0.41mi
1018 Appalachin Dr Fayetteville, NC	3.0	2.0	1118	$1,700	$1.52	25d	1	0.44mi
1017 Xavier Ct Fayetteville, NC	3.0	2.0	1401	$1,595	$1.14	25d	1	0.44mi
1547 Center St Fayetteville, NC	2.0	1.0	802	$850	$1.06	25d	1	0.46mi
6702 Agnes Scott Ct Fayetteville, NC	3.0	1.0	954	$1,200	$1.26	25d	1	0.57mi
806 Carnegie Dr Fayetteville, NC	3.0	1.5	1118	$1,400	$1.25	25d	1	0.63mi
3405 Revolution Rd Fayetteville, NC	1.0–2.0	1.0–2.0	977	$1,587	$1.62	15d	7	0.90mi
5327 Chesapeake Rd Fayetteville, NC	3.0	2.0	1400	$1,600	$1.14	15d	1	1.40mi

Listing history 19 events

1. 2026-06-21
   days on market $167,000 Active 197 DOM
2. 2026-06-18
   status $167,000 Active 194 DOM
3. 2026-05-15
   status Pending
4. 2026-05-07
   price $167,000
5. 2026-04-16
   price $173,000
6. 2026-03-19
   price $178,000
7. 2026-02-09
   status Active
8. 2026-01-06
   status Pending
9. 2025-12-18
   price $183,000
10. 2025-11-13
    status Active
11. 2025-11-07
    status Pending
12. 2025-10-30
    price $185,000
13. 2025-10-02
    price $187,000
14. 2025-09-23
    status Active
15. 2025-09-03
    historical
16. 2025-09-02
    listed $189,000 Active
17. 2025-07-30
    soldstatus $150,000
18. 2000-11-22
    soldstatus $70,500
19. 1994-09-19
    soldstatus $50,000

ⓘ 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: $1,115 · $93/mo
• Projected year-2 tax: $1,369 · $114/mo
• Expected delta: +$255/yr (+$21/mo · 22.8%)

ⓘ 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 73% 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: $15,783
• − Mortgage interest: −$9,355
• − Property taxes: −$1,115
• − Insurance: −$835
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$4,858
• Taxable loss: −$2,905
• Est. tax savings @ 24.0%: +$697
• After-tax cash flow: $707/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

+234.0% since first listed

17 events — show timeline

• 2026-05-15 Pending — TMLS
• 2026-05-07 Price Changed $167,000 TMLS
• 2026-04-16 Price Changed $173,000 TMLS
• 2026-03-19 Price Changed $178,000 TMLS
• 2026-02-09 Relisted — TMLS
• 2026-01-06 Pending — TMLS
• 2025-12-18 Price Changed $183,000 TMLS
• 2025-11-13 Relisted — TMLS
• 2025-11-07 Pending — TMLS
• 2025-10-30 Price Changed $185,000 TMLS
• 2025-10-02 Price Changed $187,000 TMLS
• 2025-09-23 Relisted — TMLS
• 2025-09-03 Listing Removed — TMLS
• 2025-09-02 Listed $189,000 TMLS
• 2025-07-30 Sold (Public Records) $150,000 Public Records
• 2000-11-22 Sold (Public Records) $70,500 Public Records
• 1994-09-19 Sold (Public Records) $50,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,115 · +34.8% YoY. Source: county tax records.