3156 Korea Cir · Hope Mills, NC 28306

$68,900

3 bd · 2.0 ba · 1,140 sqft · Other · 20 Days on market

Built 2026 Excellent condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Stop renting and start building equity in this brand new 2026 Cornerstone, built by Clayton. The Cornerstone is designed for everyday life and the moments that matter. From the stylish and functional living space to the spacious primary suite, every detail is chosen to make this home feel like the right one. Three bedrooms and two full bathrooms. This home features an upgraded kitchen with a full island, Samsung stainless steel appliances, and open-concept layout that seamlessly connects to the living room & acirc; & euro; & rdquo; perfect for everyday living and entertaining. The spacious master suite includes a double vanity with two sinks and a walk-in shower for added comfor

Key facts

• Double vanity
• Full island
• Upgraded kitchen

Tags

• UPGRADED KITCHEN
• FULL ISLAND
• OPEN-CONCEPT LAYOUT
• DOUBLE VANITY
• WALK-IN SHOWER
• DEDICATED UTILITY ROOM

Property features AI

Exterior

• Home design: Single-family property built in 2026; 1,140 living area
• Construction: Built in 2026
• Exterior features: Located in the South View subdivision

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $69k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $742 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $68k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.2% vs local median 4.8% in Hope Mills — 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 67/100 on livability (#234 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: schools D, crime D-, amenities F.
• 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: Rents flat; 401 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $476 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.9% rent growth), your $19k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $67,866 (1.5% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is D 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?
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: 2.24% ✓
• Cap rate: 19.22%
• Cash-on-cash: 46.17%
• DSCR: 3.05
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.9% rent growth · sell at horizon

5-year hold

• IRR: 41.0%
• Equity multiple: 2.71×
• Total profit: $32,941
• Equity at exit: $10,273

10-year hold

• IRR: 46.3%
• Equity multiple: 5.00×
• Total profit: $77,094
• Equity at exit: $5,957

Cash invested: $19,292 (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 28306

• Home prices YoY: -17.7%
• Rents YoY: 0.9%
• Active inventory: 401
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,542 high
• Mortgage (P&I): −$361
• Tax est. 1.5%: −$86 /mo · $1,034/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $742

Break-even live

Break-even rent $603

Max offer price $68,900

Occupancy floor 47%

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: $17,225
• Closing costs: $2,067
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1514 Aristo Pl Hope Mills, NC	2.0	2.0	1000	$1,050	$1.05	13d	1	0.50mi
3332 Kenmont Ln Unit E Hope Mills, NC	2.0	2.5	1100	$1,150	$1.05	23d	1	0.78mi
3038 Walesby Dr Fayetteville, NC	3.0	2.0	1272	$1,650	$1.30	23d	1	1.02mi
3506 Shipstone Pl Hope Mills, NC	2.0	2.0	1280	$1,380	$1.08	13d	3	1.03mi
5693A Archer Rd Hope Mills, NC	2.0	1.5	874	$1,100	$1.26	13d	1	1.04mi
1055 Winnall LN Hope Mills, NC	1.0–3.0	1.0–2.0	1132	$2,000	$1.77	13d	20	1.04mi
2935 Chillingworth Dr Fayetteville, NC	3.0	2.0	1403	$1,750	$1.25	13d	1	1.08mi
3636 Metric Dr Hope Mills, NC	3.0	1.5	1100	$1,400	$1.27	13d	1	1.17mi
3511 Birchfield Ct Fayetteville, NC	2.0–3.0	2.0	1270	$1,685	$1.33	13d	5	1.23mi
2579 Gotts Ln Fayetteville, NC	2.0	2.0	1200	$1,295	$1.08	21d	1	1.26mi
3916 Middle St Hope Mills, NC	2.0	1.0	905	$1,115	$1.23	13d	1	1.29mi
5532 Robmont Dr Fayetteville, NC	2.0	2.0	1301	$1,800	$1.38	13d	1	1.31mi
2524 Penny Dr Fayetteville, NC	3.0	2.0	1330	$1,400	$1.05	23d	1	1.35mi
5715 Walkabout Rd Hope Mills, NC	3.0	2.0	1143	$1,675	$1.47	23d	1	1.47mi
3462 Marty Cir Hope Mills, NC	3.0	2.0	1120	$1,250	$1.12	23d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $68,900 Active 20 DOM
2. 2026-06-17
   days on market $68,900 Active 19 DOM
3. 2026-06-16
   days on market $68,900 Active 18 DOM
4. 2026-06-15
   days on market $68,900 Active 17 DOM
5. 2026-06-14
   days on market $68,900 Active 15 DOM
6. 2026-06-13
   days on market $68,900 Active 14 DOM
7. 2026-06-10
   days on market $68,900 Active 12 DOM
8. 2026-06-09
   days on market $68,900 Active 11 DOM
9. 2026-06-08
   days on market $68,900 Active 10 DOM
10. 2026-06-07
    days on market $68,900 Active 9 DOM
11. 2026-06-03
    days on market $68,900 Active 5 DOM
12. 2026-06-02
    days on market $68,900 Active 4 DOM
13. 2026-06-01
    days on market $68,900 Active 3 DOM
14. 2026-05-31
    days on market $68,900 Active 2 DOM
15. 2026-05-30
    remarks 687-char remark
16. 2026-05-30
    listed $68,900 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 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: $18,507
• − Mortgage interest: −$3,859
• − Property taxes: −$1,034
• − Insurance: −$344
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$2,004
• Taxable income: $8,304
• Est. tax owed @ 24.0%: −$1,993
• After-tax cash flow: $6,914/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.

Condition & rehab AI · 1 photo

Excellent 100/100 None rehab

This brand new 2026 Cornerstone by Clayton is in excellent condition with no visible repairs or maintenance needed. It offers a great opportunity for investors to build equity with minimal work.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value
• Both Add a small front porch or patio — Increases living space and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value ↑
• Both Add a small front porch or patio — Increases living space and enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Hope Mills

• Score: 67/100
• State rank: #234
• US rank: #10761

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D- Housing A+ Health & safety B+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 265,314 people
• City population: 39,196
• Metro: Fayetteville, NC
• Population (ZIP): 43,042
• Household income: $67,544
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1386.0

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 0.68)
• Race & ethnicity: White 44% Black 33% Hispanic / Latino 13% Two or more races 8% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% 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: ▼ -51.69%
• Current HPI: 239.7281
• Rent YoY: ▲ 0.90%
• 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

1 event — show timeline

• 2026-05-30 Listed $68,900 FSBO.com