517 Albany St · Fayetteville, NC 28301

$168,000

4 bd · 2.0 ba · 1,539 sqft · SingleFamily public records · 110 Days on market

Built 1955 Est $180k · 7% under

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Why this score? — see what drove the C 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 +23.4/30.0
• ARV discount +10.5/15.0
• DSCR +7.5/10.0
• 1% rule +5.7/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS, come get it! Great opportunity and has been consistently rented for the over the past two years. Beautiful brick ranch, fenced in and spacious back yard. Right beside E. E Smith High School, minutes from Downtown Fayetteville, Ft. Bragg, and Crosscreek Mall. Must see and in great condition! Fresh paint, maintained very well. MUST SEE!

Key facts

• Fenced in backyard
• Prime location
• Built 1955

Tags

• FENCED IN BACKYARD
• PRIME LOCATION

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level / 1 story; Brick construction; Zoned SF6 (Single Family Res 6)
• Construction: Brick exterior
• Exterior features: Subdivision: HOLLY SP

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric forced air heating
• Interior features: Eat-in kitchen; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $153k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.9% 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: Luther Nick Jeralds Middle (math 13% / reading 24%, grade F, #436 of 475 statewide, top 93%, 616 students, 100% FRL); E E Smith High (math 42% / reading 41%, grade F, #381 of 535 statewide, top 72%, 1,004 students, 99% FRL) — zoned schools average 99% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 132 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• At $1,802/mo this rent would consume 55% of the median local household income ($39k/yr) (locally 1389% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 110 days — a 9% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $168k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $152,880 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 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 1955 — 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. 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.
7. 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.
8. 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: 1.07% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.93%
• DSCR: 1.35
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $180,063
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
520 Marion Ct	0.16mi	3/2.0 (-1)	1,448 (-6%)	12mo	$157,500	$109	68
1817 Edgecombe Ave	0.21mi	3/1.5 (-1)	1,584 (+3%)	13mo	$199,500	$126	68
1918 Stanberry St	0.48mi	3/2.0 (-1)	1,459 (-5%)	2mo	$170,000	$117	62
1619 Minurva Dr	0.20mi	3/2.0 (-1)	1,330 (-14%)	3mo	$255,000	$192	61
1901 Bain Dr	0.62mi	4/2.0	1,644 (+7%)	2mo	$189,000	$115	58
619 Bessemer Cir	0.68mi	4/2.0	1,620 (+5%)	4mo	$210,000	$130	56
1863 Broadell Dr	0.29mi	4/2.0	1,764 (+15%)	7mo	$206,000	$117	56
117 Langdon St	0.65mi	3/2.0 (-1)	1,560 (+1%)	9mo	$154,500	$99	55
2015 Corrinna St	0.60mi	3/2.0 (-1)	1,392 (-10%)	4mo	$185,000	$133	48
1516 Murchison Rd	0.46mi	3/2.0 (-1)	1,393 (-10%)	14mo	$87,000	$62	46
2074 Corrinna St	0.62mi	3/2.0 (-1)	1,697 (+10%)	4mo	$190,000	$112	46
2030 Corrinna St	0.69mi	3/2.0 (-1)	1,396 (-9%)	13mo	$196,000	$140	36

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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.86×
• Total profit: $-6,526
• Equity at exit: $25,049

10-year hold

• IRR: 6.5%
• Equity multiple: 1.50×
• Total profit: $23,512
• Equity at exit: $14,526

Cash invested: $47,040 (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 28301

• Home prices YoY: -12.5%
• Rents YoY: 3.5%
• Active inventory: 132
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,802 high
• Mortgage (P&I): −$881
• Tax from tax record: −$162 /mo · $1,942/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $311

Break-even live

Break-even rent $1,409

Max offer price $168,000

Occupancy floor 78%

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1628 Murchison Rd Fayetteville, NC	3.0	1.0	1700	$1,295	$0.76	23d	1	0.42mi
112 Quincy St Fayetteville, NC	3.0	1.0	1080	$1,320	$1.22	13d	1	0.66mi
1659 Rock Creek Ln Fayetteville, NC	4.0	2.5	1777	$2,100	$1.18	13d	1	1.14mi
2532 Sourwood Dr Fayetteville, NC	4.0	2.0	1562	$1,700	$1.09	23d	1	1.14mi
1645 Mount Rainer Dr Fayetteville, NC	4.0	2.5	2130	$2,100	$0.99	23d	1	1.14mi
1641 Mount Rainer Dr Fayetteville, NC	3.0	2.5	2000	$1,950	$0.97	13d	1	1.14mi
733 Ashburton Dr Fayetteville, NC	3.0	1.5	1118	$1,300	$1.16	23d	1	1.15mi
715 Ashburton Dr Fayetteville, NC	3.0	2.0	1278	$1,600	$1.25	23d	1	1.26mi
118 Circle Ct Fayetteville, NC	3.0	2.0	1496	$1,550	$1.04	13d	1	1.28mi
1820 McGougan Rd Fayetteville, NC	3.0	2.5	1967	$1,850	$0.94	23d	1	1.34mi
1817 McGougan Rd Fayetteville, NC	3.0	2.0	1811	$2,100	$1.16	13d	1	1.35mi
530 Pearl St Unit 1367379P Fayetteville, NC	3.0	2.0	1194	$3,577	$3.00	13d	1	1.36mi
1216 Superior Pointe Pl Fayetteville, NC	3.0	2.5	1288	$1,450	$1.13	23d	1	1.38mi
1000 Ivy Rd Fayetteville, NC	3.0	1.0	1200	$1,400	$1.17	23d	1	1.43mi
1014 Enclave Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,685	$1.52	13d	19	1.46mi
228 Eastwood Ave Fayetteville, NC	3.0	2.0	1820	$1,755	$0.96	23d	1	1.46mi
424 Pearl St Unit 1367380P Fayetteville, NC	4.0	3.0	2077	$4,419	$2.13	13d	1	1.49mi

Listing history 28 events

1. 2026-06-18
   days on market $168,000 Active 110 DOM
2. 2026-06-17
   days on market $168,000 Active 109 DOM
3. 2026-06-16
   days on market $168,000 Active 108 DOM
4. 2026-06-15
   statusdays on market $168,000 Active 107 DOM
5. 2026-06-07
   statusdays on market $168,000 Pending 106 DOM
6. 2026-06-03
   days on market $168,000 Active 104 DOM
7. 2026-06-02
   days on market $168,000 Active 103 DOM
8. 2026-06-01
   days on market $168,000 Active 102 DOM
9. 2026-05-31
   days on market $168,000 Active 101 DOM
10. 2026-05-30
    days on market $168,000 Active 100 DOM
11. 2026-05-13
    status Active
12. 2026-05-06
    status Pending
13. 2026-04-17
    price $168,000
14. 2026-03-18
    price $172,000
15. 2026-02-12
    listed $180,000 Active
16. 2024-06-27
    historical $1,200
17. 2024-06-13
    historical $1,200
18. 2024-06-13
    listed $1,200
19. 2024-06-12
    listed $1,200
20. 2024-06-12
    historical $1,200
21. 2024-06-12
    listed $1,200
22. 2019-05-24
    soldstatus $44,500 347-char remark

    Show marketing remark (347 chars)

    INVESTORS, come get it! Great opportunity and has been consistently rented for the over the past two years. Beautiful brick ranch, fenced in and spacious back yard. Right beside E. E Smith High School, minutes from Downtown Fayetteville, Ft. Bragg, and Crosscreek Mall. Must see and in great condition! Fresh paint, maintained very well. MUST SEE!

23. 2019-05-24
    soldstatus $44,500 347-char remark

    Show marketing remark (347 chars)

    INVESTORS, come get it! Great opportunity and has been consistently rented for the over the past two years. Beautiful brick ranch, fenced in and spacious back yard. Right beside E. E Smith High School, minutes from Downtown Fayetteville, Ft. Bragg, and Crosscreek Mall. Must see and in great condition! Fresh paint, maintained very well. MUST SEE!

24. 2019-05-24
    soldstatus $44,500 347-char remark

    Show marketing remark (347 chars)

    INVESTORS, come get it! Great opportunity and has been consistently rented for the over the past two years. Beautiful brick ranch, fenced in and spacious back yard. Right beside E. E Smith High School, minutes from Downtown Fayetteville, Ft. Bragg, and Crosscreek Mall. Must see and in great condition! Fresh paint, maintained very well. MUST SEE!

25. 2019-04-05
    listed $50,000 347-char remark

    Show marketing remark (347 chars)

    INVESTORS, come get it! Great opportunity and has been consistently rented for the over the past two years. Beautiful brick ranch, fenced in and spacious back yard. Right beside E. E Smith High School, minutes from Downtown Fayetteville, Ft. Bragg, and Crosscreek Mall. Must see and in great condition! Fresh paint, maintained very well. MUST SEE!

26. 2019-04-05
    listed $50,000 347-char remark

    Show marketing remark (347 chars)

    INVESTORS, come get it! Great opportunity and has been consistently rented for the over the past two years. Beautiful brick ranch, fenced in and spacious back yard. Right beside E. E Smith High School, minutes from Downtown Fayetteville, Ft. Bragg, and Crosscreek Mall. Must see and in great condition! Fresh paint, maintained very well. MUST SEE!

27. 2019-04-05
    listed $50,000 347-char remark

    Show marketing remark (347 chars)

    INVESTORS, come get it! Great opportunity and has been consistently rented for the over the past two years. Beautiful brick ranch, fenced in and spacious back yard. Right beside E. E Smith High School, minutes from Downtown Fayetteville, Ft. Bragg, and Crosscreek Mall. Must see and in great condition! Fresh paint, maintained very well. MUST SEE!

28. 2013-04-02
    soldstatus $37,500

ⓘ 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: $1,942 · $162/mo
• Projected year-2 tax: $1,942 · $162/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $21,628
• − Mortgage interest: −$9,411
• − Property taxes: −$1,942
• − Insurance: −$840
• − Repairs & maintenance: −$1,730
• − Management: −$1,730
• − Depreciation: −$4,887
• Taxable income: $1,087
• Est. tax owed @ 24.0%: −$261
• After-tax cash flow: $3,471/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): 16,798
• Household income: $39,198
• Rent vs Own: 64.7% rent · 35.3% own
• Severe rent burden: 1389.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 19% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Serbian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -37.92%
• Current HPI: 265.98
• Rent YoY: ▲ 3.49%
• 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

+348.0% since first listed

18 events — show timeline

• 2026-05-13 Relisted — LPRMLS
• 2026-05-06 Pending — LPRMLS
• 2026-04-17 Price Changed $168,000 LPRMLS
• 2026-03-18 Price Changed $172,000 LPRMLS
• 2026-02-12 Listed $180,000 LPRMLS
• 2024-06-27 Rental Removed $1,200 TMLS
• 2024-06-13 Rental Removed $1,200 LPRMLS
• 2024-06-13 Listed for Rent $1,200 TMLS
• 2024-06-12 Listed for Rent $1,200 LPRMLS
• 2024-06-12 Rental Removed $1,200 APPFOLIO
• 2024-06-12 Listed for Rent $1,200 APPFOLIO
• 2019-05-24 Sold (MLS) $44,500 AMLSNC
• 2019-05-24 Sold (MLS) $44,500 LPRMLS
• 2019-05-24 Sold (MLS) $44,500 TMLS
• 2019-04-05 Listed $50,000 AMLSNC
• 2019-04-05 Listed $50,000 LPRMLS
• 2019-04-05 Listed $50,000 TMLS
• 2013-04-02 Sold (Public Records) $37,500 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,942 · +49.8% YoY. Source: county tax records.