4205 Dwight Cir · Fayetteville, NC 28311

$55,000

3 bd · 1.0 ba · 1,160 sqft · SingleFamily public records · 113 Days on market

Built 1945

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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
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss out on this hidden gem with over 3/4 acres. This ranch style home and storage building is awaiting your vision. This home located within 10 minutes of fayetteville State University and 15 minutes of Fort Bragg could become a showpiece for a personal residence or investment property. This is a blank slate at a price you wont want to miss. Home not habitable and needs repair… * * * AS IS/ SELLER WILL MAKE NO REPAIRS * * *

Key facts

• Built 1945
• Listed 112 days

Property features AI

Exterior

• Utilities: Other water source; Other sewer
• Home design: Single-family residence; One story
• Construction: Frame construction
• Exterior features: Subdivision: NONE; GPS directions accurate to the home

Interior

• Bedrooms: 6 total rooms (bedrooms not itemized)
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating; Other heating type
• Interior features: No fireplace; Other flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $688 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $50k (9.0% below list) — sets the bar for market timing.
• Cap rate 21.3% 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: schools C-, 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.
• Market conditions: Rents rising (+2.8%/yr); 362 active listings in the ZIP; 28 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 $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $15k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $55k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; moderate 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 $50,050 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 2.61% ✓
• Cap rate: 21.31%
• Cash-on-cash: 53.63%
• DSCR: 3.39
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $169,360
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1661 Veanna Dr	0.66mi	3/2.0	1,163 (+0%)	3mo	$145,000	$125	63
2558 Sourwood Dr	0.71mi	3/2.0	1,137 (-2%)	2mo	$193,000	$170	58
5212 Delco St	0.70mi	3/1.5	1,095 (-6%)	1mo	$174,000	$159	55
1713 Veanna Dr	0.64mi	3/2.0	1,212 (+4%)	10mo	$185,000	$153	51
1600 Veanna Dr	0.73mi	3/2.0	1,266 (+9%)	10mo	$185,000	$146	39
1677 Veanna Dr	0.62mi	3/2.0	1,331 (+15%)	7mo	$192,000	$144	37
205 Waddell Dr	0.69mi	3/1.0	990 (-15%)	10mo	$125,500	$127	35
5200 Delco Dr	0.65mi	3/2.0	1,040 (-10%)	19mo	$181,500	$175	33
217 Waddell Dr	0.73mi	3/1.0	1,000 (-14%)	24mo	$102,000	$102	23

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: 51.6%
• Equity multiple: 3.25×
• Total profit: $34,721
• Equity at exit: $8,201

10-year hold

• IRR: 56.8%
• Equity multiple: 6.58×
• Total profit: $85,862
• Equity at exit: $4,755

Cash invested: $15,400 (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: 362
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,433 high
• Mortgage (P&I): −$288
• Tax from tax record: −$132 /mo · $1,588/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $688

Break-even live

Break-even rent $562

Max offer price $55,000

Occupancy floor 47%

Sensitivity live

Price	-10% $719	-5% $704	+0% $688	+5% $673	+10% $657
Rent	-10% $575	-5% $632	+0% $688	+5% $745	+10% $801
Rate	-1.0pp $716	-0.5pp $702	base $688	+0.5pp $674	+1.0pp $659

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 Superior Pointe Pl Fayetteville, NC	3.0	2.5	1288	$1,450	$1.13	24d	1	0.65mi
3613 Pine Lake Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1116	$1,645	$1.47	15d	31	0.78mi
3446 Sandystone Cir Fayetteville, NC	3.0	2.5	1489	$1,700	$1.14	24d	1	0.92mi
1907 Eichelberger Dr Fayetteville, NC	3.0	2.0	1463	$1,650	$1.13	24d	1	0.94mi
848 Tamarack Dr Fayetteville, NC	1.0–2.0	1.0	705	$1,171	$1.66	15d	49	0.94mi
1404 Hibiscus Rd Fayetteville, NC	3.0	1.5	1418	$1,350	$0.95	22d	1	0.95mi
927 Fiske Dr Fayetteville, NC	3.0	1.0	926	$1,200	$1.30	24d	1	0.96mi
1014 Enclave Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,685	$1.52	15d	19	0.98mi
5523 Livingston Dr Fayetteville, NC	4.0	1.5	1305	$1,600	$1.23	24d	1	1.00mi
1615 Morehead Ave Fayetteville, NC	3.0	2.0	1073	$1,400	$1.30	24d	1	1.01mi
1350 Shaw Rd Fayetteville, NC	3.0	2.0	1339	$1,399	$1.04	15d	1	1.02mi
4310 Coolidge St Fayetteville, NC	3.0	1.5	1212	$1,250	$1.03	15d	1	1.14mi
3523 Rosehill Rd Fayetteville, NC	4.0	1.0	1448	$1,450	$1.00	15d	1	1.14mi
1156 Acorn St Fayetteville, NC	2.0	1.0	800	$1,000	$1.25	24d	1	1.15mi
5745 Holland St Fayetteville, NC	3.0	1.0	1140	$1,650	$1.45	24d	1	1.16mi
715 Ashburton Dr Fayetteville, NC	3.0	2.0	1278	$1,600	$1.25	24d	1	1.18mi
4206 S Dowfield Dr Fayetteville, NC	2.0	1.0	900	$895	$0.99	24d	1	1.18mi
4202 S Dowfield Dr Fayetteville, NC	2.0	1.0	800	$930	$1.16	24d	1	1.18mi
1808 Tryon Dr Fayetteville, NC	2.0	2.0	1066	$995	$0.93	24d	1	1.19mi
733 Ashburton Dr Fayetteville, NC	3.0	1.5	1118	$1,300	$1.16	24d	1	1.20mi
844 Anita Rd Fayetteville, NC	2.0	1.0	850	$850	$1.00	15d	1	1.26mi
1882 Tryon Dr #4 Fayetteville, NC	2.0	2.0	1063	$1,100	$1.03	15d	1	1.28mi
1861 Tryon Dr Unit 3 Fayetteville, NC	2.0	2.0	1050	$995	$0.95	24d	1	1.28mi
1849 Tryon Dr Fayetteville, NC	2.0	2.0	1061	$998	$0.94	24d	2	1.34mi
3963 Loufield Dr Fayetteville, NC	3.0	2.0	1446	$1,500	$1.04	24d	1	1.36mi
1909 Tryon Dr #7 Fayetteville, NC	2.0	2.0	1060	$1,050	$0.99	24d	1	1.40mi
4420 Blanton Rd Unit 4420-H Fayetteville, NC	2.0	1.5	990	$1,025	$1.04	15d	1	1.40mi
3318 Rogers Dr Fayetteville, NC	3.0	2.0	1392	$1,750	$1.26	15d	1	1.49mi

Listing history 21 events

1. 2026-06-21
   days on market $55,000 Active 113 DOM
2. 2026-06-18
   days on market $55,000 Active 110 DOM
3. 2026-06-17
   days on market $55,000 Active 109 DOM
4. 2026-06-16
   days on market $55,000 Active 108 DOM
5. 2026-06-15
   days on market $55,000 Active 107 DOM
6. 2026-06-14
   days on market $55,000 Active 105 DOM
7. 2026-06-13
   days on market $55,000 Active 104 DOM
8. 2026-06-10
   days on market $55,000 Active 102 DOM
9. 2026-06-09
   days on market $55,000 Active 101 DOM
10. 2026-06-08
    days on market $55,000 Active 100 DOM
11. 2026-06-07
    days on market $55,000 Active 99 DOM
12. 2026-06-03
    days on market $55,000 Active 95 DOM
13. 2026-06-02
    days on market $55,000 Active 94 DOM
14. 2026-06-01
    days on market $55,000 Active 93 DOM
15. 2026-05-31
    days on market $55,000 Active 92 DOM
16. 2026-05-30
    days on market $55,000 Active 91 DOM
17. 2026-05-16
    price $55,000
18. 2026-04-16
    price $64,995
19. 2026-02-27
    listed $65,000 Active
20. 2002-04-03
    soldstatus $33,000
21. 1993-02-15
    soldstatus $9,000

ⓘ 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: $1,588 · $132/mo
• Projected year-2 tax: $1,588 · $132/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 5/10 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,193
• − Mortgage interest: −$3,081
• − Property taxes: −$1,588
• − Insurance: −$275
• − Repairs & maintenance: −$1,375
• − Management: −$1,375
• − Depreciation: −$1,600
• Taxable income: $7,898
• Est. tax owed @ 24.0%: −$1,896
• After-tax cash flow: $6,363/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): 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

+511.1% since first listed

5 events — show timeline

• 2026-05-16 Price Changed $55,000 LPRMLS
• 2026-04-16 Price Changed $64,995 LPRMLS
• 2026-02-27 Listed $65,000 LPRMLS
• 2002-04-03 Sold (Public Records) $33,000 Public Records
• 1993-02-15 Sold (Public Records) $9,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,588 · +18.0% YoY. Source: county tax records.