2714 George Owen Rd · Hope Mills, NC 28306

$125,000

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 158 Days on market

Built 1961 7,405 sqft lot

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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 +23.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.2/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sweet and cozy, newly updated home ready for you to move in! 2 bedrooms 1 bathroom. Living room has large window for natural lighting. The kitchen has granite countertops and new stainless steel dishwasher, oven and microwave. Freshly painted walls inside and out. New bathroom vanity and vinyl flooring and carpet in the bedrooms. New HVAC and large shed for extra storage. Schedule to see this one for yourself!

Key facts

• 7,405 sq ft lot
• 2 parking spots
• Built 1961

Property features AI

Finance

• Other: County: Cumberland
• HOA & community: No association

Exterior

• Parking: Open parking for 2 vehicles
• Utilities: Well water; Septic tank
• Home design: One-story house; Entry level: One; Structure: House
• Construction: Frame construction; Shingle roof; Combination foundation; Built as a single-family house
• Exterior features: Private maintained road access; Lot approximately 0.17 acres

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heat; Heat pump; Electric cooling
• Interior features: Microwave; Refrigerator; Washer/Dryer included; Laminate and luxury vinyl flooring
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: Douglas Byrd Middle (math 13% / reading 30%, grade F, #422 of 475 statewide, top 89%, 935 students, 100% FRL); Douglas Byrd High (math 22% / reading 42%, grade F, #445 of 535 statewide, top 84%, 940 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 flat; 401 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 158 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $18k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 158 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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. 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?
6. 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?
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: 1.02% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.59%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $80,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5663 Wiggins Dr	0.71mi	3/1.0 (+1)	864 (+8%)	14mo	$86,000	$100	37

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.75×
• Total profit: $-8,824
• Equity at exit: $18,638

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-8
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,270 high
• Mortgage (P&I): −$656
• Tax from tax record: −$75 /mo · $895/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $221

Break-even live

Break-even rent $990

Max offer price $125,000

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 7 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	0.97mi
4615 Cumberland Rd Fayetteville, NC	2.0	1.0	783	$825	$1.05	23d	1	1.01mi
3511 Birchfield Ct Fayetteville, NC	2.0–3.0	2.0	1270	$1,360	$1.07	13d	5	1.19mi
3332 Kenmont Ln Unit E Hope Mills, NC	2.0	2.5	1100	$1,150	$1.05	23d	1	1.39mi
3462 Marty Cir Hope Mills, NC	3.0	2.0	1120	$1,250	$1.12	23d	1	1.40mi
5151 Queensdale Dr Fayetteville, NC	3.0	2.0	1107	$1,295	$1.17	13d	1	1.46mi
5151 Queensdale Dr Fayetteville, NC	3.0	2.0	1107	$1,295	$1.17	23d	1	1.46mi

Listing history 27 events

1. 2026-05-30
   statusdays on market $125,000 Pending 158 DOM
2. 2026-05-22
   status Active
3. 2026-05-11
   status Pending
4. 2026-04-14
   price $125,000
5. 2026-04-05
   status Active
6. 2026-03-23
   status Pending
7. 2026-03-14
   status Active
8. 2026-02-04
   status Pending
9. 2025-11-06
   price $139,900
10. 2025-10-23
    listed $143,500 Active
11. 2025-10-21
    historical $143,500
12. 2025-01-13
    historical $1,125
13. 2025-01-05
    price $1,125
14. 2024-12-04
    price $1,150
15. 2024-10-12
    price $1,200
16. 2024-09-26
    price $1,250
17. 2024-09-05
    listed $1,300
18. 2024-09-05
    historical $1,300
19. 2024-09-04
    listed $1,300
20. 2024-07-11
    soldstatus $127,000 Closed 413-char remark

    Show marketing remark (413 chars)

    Sweet and cozy, newly updated home ready for you to move in! 2 bedrooms 1 bathroom. Living room has large window for natural lighting. The kitchen has granite countertops and new stainless steel dishwasher, oven and microwave. Freshly painted walls inside and out. New bathroom vanity and vinyl flooring and carpet in the bedrooms. New HVAC and large shed for extra storage. Schedule to see this one for yourself!

21. 2024-05-28
    status Pending 413-char remark

    Show marketing remark (413 chars)

    Sweet and cozy, newly updated home ready for you to move in! 2 bedrooms 1 bathroom. Living room has large window for natural lighting. The kitchen has granite countertops and new stainless steel dishwasher, oven and microwave. Freshly painted walls inside and out. New bathroom vanity and vinyl flooring and carpet in the bedrooms. New HVAC and large shed for extra storage. Schedule to see this one for yourself!

22. 2024-05-01
    price $139,800 413-char remark

    Show marketing remark (413 chars)

    Sweet and cozy, newly updated home ready for you to move in! 2 bedrooms 1 bathroom. Living room has large window for natural lighting. The kitchen has granite countertops and new stainless steel dishwasher, oven and microwave. Freshly painted walls inside and out. New bathroom vanity and vinyl flooring and carpet in the bedrooms. New HVAC and large shed for extra storage. Schedule to see this one for yourself!

23. 2024-03-28
    price $144,800 413-char remark

    Show marketing remark (413 chars)

    Sweet and cozy, newly updated home ready for you to move in! 2 bedrooms 1 bathroom. Living room has large window for natural lighting. The kitchen has granite countertops and new stainless steel dishwasher, oven and microwave. Freshly painted walls inside and out. New bathroom vanity and vinyl flooring and carpet in the bedrooms. New HVAC and large shed for extra storage. Schedule to see this one for yourself!

24. 2024-03-22
    listed $144,900 Active 413-char remark

    Show marketing remark (413 chars)

    Sweet and cozy, newly updated home ready for you to move in! 2 bedrooms 1 bathroom. Living room has large window for natural lighting. The kitchen has granite countertops and new stainless steel dishwasher, oven and microwave. Freshly painted walls inside and out. New bathroom vanity and vinyl flooring and carpet in the bedrooms. New HVAC and large shed for extra storage. Schedule to see this one for yourself!

25. 2023-11-02
    soldstatus $38,000
26. 1991-10-04
    soldstatus $37,000
27. 1990-07-30
    soldstatus $16,000

ⓘ 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: $895 · $75/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$130/yr (+$11/mo · 14.6%)

ⓘ 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 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: $15,241
• − Mortgage interest: −$7,002
• − Property taxes: −$895
• − Insurance: −$625
• − Repairs & maintenance: −$1,219
• − Management: −$1,219
• − Depreciation: −$3,636
• Taxable income: $645
• Est. tax owed @ 24.0%: −$155
• After-tax cash flow: $2,500/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): 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

+681.2% since first listed

26 events — show timeline

• 2026-05-22 Relisted — TMLS
• 2026-05-11 Pending — TMLS
• 2026-04-14 Price Changed $125,000 TMLS
• 2026-04-05 Relisted — TMLS
• 2026-03-23 Pending — TMLS
• 2026-03-14 Relisted — TMLS
• 2026-02-04 Pending — TMLS
• 2025-11-06 Price Changed $139,900 TMLS
• 2025-10-23 Listed $143,500 TMLS
• 2025-10-21 Coming Soon $143,500 TMLS
• 2025-01-13 Rental Removed $1,125 TMLS
• 2025-01-05 Price Changed $1,125 TMLS
• 2024-12-04 Price Changed $1,150 TMLS
• 2024-10-12 Price Changed $1,200 TMLS
• 2024-09-26 Price Changed $1,250 TMLS
• 2024-09-05 Listed for Rent $1,300 TMLS
• 2024-09-05 Rental Removed $1,300 LPRMLS
• 2024-09-04 Listed for Rent $1,300 LPRMLS
• 2024-07-11 Sold (MLS) $127,000 LPRMLS
• 2024-05-28 Pending — LPRMLS
• 2024-05-01 Price Changed $139,800 LPRMLS
• 2024-03-28 Price Changed $144,800 LPRMLS
• 2024-03-22 Listed $144,900 LPRMLS
• 2023-11-02 Sold (Public Records) $38,000 Public Records
• 1991-10-04 Sold (Public Records) $37,000 Public Records
• 1990-07-30 Sold (Public Records) $16,000 Public Records

Property tax history

+7.2%/yr

Latest (2025): $895 · +92.5% YoY. Source: county tax records.