4447 Marracco Dr · Hope Mills, NC 28348

$88,777

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 42 Days on market

Built 2002 Est $103k · 14% under

---

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
• ARV discount +13.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for space and opportunity? This 3-bedroom, 2-bath manufactured home sits on approximately 1.5 acres and offers a great chance to make it your own. With a little TLC and some updates, this property could really shine. Enjoy the privacy of a larger lot while still being conveniently located between Fayetteville and Hope Mills, with quick access to shopping, dining, and everyday amenities. If you’re looking for a property with solid potential in a convenient location, this one is definitely worth a look!

Key facts

• Quick access
• Larger lot
• Conveniently located

Tags

• LARGER LOT
• CONVENIENTLY LOCATED
• QUICK ACCESS

Property features AI

Finance

• Other: Above- and below-grade area units reported in square feet

Exterior

• Utilities: Water from spring and well; Sewer via holding tank and septic tank
• Home design: Manufactured home; Residential property
• Construction: Brick construction
• Exterior features: Located in the GRAYS CREEK subdivision; Directions: From Route 95, turn on Chicken Foot Road, then Marracco Drive; property is on the right

Interior

• Kitchen: Refrigerator
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric cooling
• Interior features: Refrigerator included; No fireplace
• Laundry & utility: Washer hookup; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $89k.

Deal economics

• At list price, monthly cash flow is $727 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Recommended offer: $86k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.1% 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: crime D-, amenities F, commute 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.
• Zoned schools: South View Middle (math 20% / reading 34%, grade F, #374 of 475 statewide, top 80%, 661 students, 99% FRL); South View High (math 60% / reading 43%, grade D+, #299 of 535 statewide, top 56%, 1,502 students, 66% FRL) — zoned schools average 82% FRL vs 55% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 317 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 31% of the median local income ($66k/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 $614 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,113 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.92% ✓
• Cap rate: 16.12%
• Cash-on-cash: 35.09%
• DSCR: 2.56
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $102,816
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
358 Mcneill St	0.59mi	3/2.0	1,404 (-7%)	6mo	$94,797	$68	55

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 · 4.28% rent growth · sell at horizon

5-year hold

• IRR: 32.1%
• Equity multiple: 2.37×
• Total profit: $34,163
• Equity at exit: $13,237

10-year hold

• IRR: 39.9%
• Equity multiple: 4.98×
• Total profit: $98,867
• Equity at exit: $7,676

Cash invested: $24,858 (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 28348

• Home prices YoY: -14.0%
• Rents YoY: 4.3%
• Active inventory: 317
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,708 high
• Mortgage (P&I): −$466
• Tax from tax record: −$120 /mo · $1,444/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $727

Break-even live

Break-even rent $788

Max offer price $88,777

Occupancy floor 52%

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: $22,194
• Closing costs: $2,663
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3640 Ambition Rd Fayetteville, NC	4.0	2.5	1990	$1,995	$1.00	14d	1	1.08mi
5340 Miranda Dr Hope Mills, NC	4.0	2.5	1954	$1,900	$0.97	23d	1	1.09mi
509 Meadowland Ct Hope Mills, NC	2.0	2.0	1236	$1,400	$1.13	23d	1	1.13mi
4807 S Main St Hope Mills, NC	3.0	2.5	1722	$1,600	$0.93	23d	1	1.27mi
4065 Professional Dr Unit 4065 Hope Mills, NC	2.0	2.0	1050	$1,095	$1.04	23d	1	1.30mi
4065 Professional Dr Hope Mills, NC	2.0	2.0	1050	$1,095	$1.04	21d	1	1.30mi
4079 Professional Dr Hope Mills, NC	2.0	2.0	1050	$1,095	$1.04	23d	1	1.32mi
4033 Professional Dr Unit 4033 Hope Mills, NC	2.0	2.0	1050	$1,095	$1.04	23d	1	1.36mi
2935 High Plains Dr Hope Mills, NC	4.0	2.5	1937	$1,900	$0.98	14d	1	1.48mi

Listing history 16 events

1. 2026-06-18
   days on market $88,777 Active 42 DOM
2. 2026-06-17
   days on market $88,777 Active 41 DOM
3. 2026-06-16
   days on market $88,777 Active 40 DOM
4. 2026-06-15
   days on market $88,777 Active 39 DOM
5. 2026-06-14
   days on market $88,777 Active 37 DOM
6. 2026-06-13
   days on market $88,777 Active 36 DOM
7. 2026-06-10
   days on market $88,777 Active 34 DOM
8. 2026-06-09
   days on market $88,777 Active 33 DOM
9. 2026-06-08
   days on market $88,777 Active 32 DOM
10. 2026-06-07
    days on market $88,777 Active 31 DOM
11. 2026-06-03
    days on market $88,777 Active 27 DOM
12. 2026-06-02
    days on market $88,777 Active 26 DOM
13. 2026-06-01
    days on market $88,777 Active 25 DOM
14. 2026-05-31
    days on market $88,777 Active 24 DOM
15. 2026-05-30
    days on market $88,777 Active 23 DOM
16. 2026-05-07
    listed $88,777 Active

ⓘ 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: $1,444 · $120/mo
• Projected year-2 tax: $1,444 · $120/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 ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $20,501
• − Mortgage interest: −$4,973
• − Property taxes: −$1,444
• − Insurance: −$444
• − Repairs & maintenance: −$1,640
• − Management: −$1,640
• − Depreciation: −$2,583
• Taxable income: $7,778
• Est. tax owed @ 24.0%: −$1,867
• After-tax cash flow: $6,855/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 — 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): 39,196
• Household income: $66,129
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 746.0

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: White 49% Black 27% Hispanic / Latino 13% Two or more races 11% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5%
• Common ancestry: Romanian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 90% English-only · Spanish 8% 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: ▼ -37.14%
• Current HPI: 228.3122
• Rent YoY: ▲ 4.28%
• 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

• 2026-05-07 Listed $88,777 LPRMLS

Property tax history

+5.5%/yr

Latest (2025): $1,444 · +71.0% YoY. Source: county tax records.