830 Dinmont Cir · Fayetteville, NC 28306

$220,000

3 bd · 2.0 ba · 1,706 sqft · SingleFamily public records · 77 Days on market

Built 1965 0.42 ac lot Est $263k · 16% under

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Why this score? — see what drove the D+ 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).

• ARV discount +14.8/15.0
• Cash flow +13.7/30.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• 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

3 bed, 1.5 bath home. Single attached carport. Storage in backyard. Train directly behind property.

Key facts

• 0.42 acre lot
• Recently renovated
• 0.42 acre lot

Tags

• RECENTLY RENOVATED
• NEW KITCHEN APPLIANCES
• ORIGINAL HARDWOOD FLOOR
• 0.42 ACRE LOT

Property features AI

Finance

• Other: Lot size approximately 0.42 acres; Zoning: SF6; Road frontage: city street (asphalt), publicly maintained; No horse facilities
• HOA & community: No association

Exterior

• Parking: 1-car carport; 2 open parking spaces (3 total parking spaces)
• Utilities: Public water; Public sewer; Electricity connected; Cable available; Sewer connected; Water connected
• Home design: Ranch-style house; One level; Faces southwest
• Construction: Board & batten siding; Brick veneer; Architectural shingle roof; Slab and stone foundation; Built as a Brick Ranch (structure type: house)
• Exterior features: Fenced backyard; Shed(s) on the property

Interior

• Kitchen: Electric oven; Microwave; Refrigerator; Ice maker; Electric water heater
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating with heat pump; Central air; Whole-house fan
• Interior features: Bay window(s); Storm door(s); Wood-burning fireplace in the family room; Updated / remodeled condition
• Laundry & utility: Washer hookup; Laundry area located in a bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $17 ($209/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (16.7% below list).
• Recommended offer: $183k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: 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; 20 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).
• This rent runs 33% of the median local income ($68k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 14567% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $125k; list at $220k implies a 76% gain — meaningful room to come down on a strong offer.

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 $183,249 (16.7% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $262,724
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2228 Lakedale Dr	0.18mi	3/2.0	1,749 (+2%)	8mo	$278,500	$159	80
1242 Brickyard Dr	0.06mi	3/2.0	1,573 (-8%)	5mo	$265,000	$168	80
1202 Brickyard Dr	0.18mi	3/2.5	1,834 (+8%)	9mo	$312,000	$170	69
2515 Fordham Dr	0.46mi	4/2.0 (+1)	1,820 (+7%)	4mo	$281,000	$154	59
1607 Stonewood Dr	0.70mi	4/2.0 (+1)	1,744 (+2%)	4mo	$264,000	$151	56
1828 Notre Dame Pl	0.63mi	3/2.0	1,612 (-6%)	8mo	$248,000	$154	55
2109 Stonewash Dr	0.33mi	3/2.5	1,914 (+12%)	9mo	$295,000	$154	55
2635 Torcross Dr	0.71mi	3/2.0	1,760 (+3%)	8mo	$260,000	$148	55
1712 Yonkers Ct	0.65mi	3/2.0	1,902 (+12%)	9mo	$284,000	$149	43
2630 Dartmouth Dr	0.67mi	3/2.0	1,912 (+12%)	10mo	$275,000	$144	40
1516 Timberrock Ct	0.71mi	4/2.5 (+1)	1,859 (+9%)	5mo	$215,000	$116	40
2129 Rolling Hill Rd	0.75mi	4/3.0 (+1)	1,930 (+13%)	10mo	$275,000	$142	26

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: -18.0%
• Equity multiple: 0.38×
• Total profit: $-38,358
• Equity at exit: $32,803

10-year hold

• IRR: -14.6%
• Equity multiple: 0.24×
• Total profit: $-47,004
• Equity at exit: $19,022

Cash invested: $61,600 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$185 /mo · $2,218/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $17

Break-even live

Break-even rent $1,810

Max offer price $220,000

Occupancy floor 94%

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2516 Cumberland Rd Fayetteville, NC	3.0	2.0	1442	$1,500	$1.04	23d	1	0.33mi
516 Loom Dr Fayetteville, NC	3.0	2.5	2168	$2,200	$1.01	23d	1	0.35mi
2346 Spinning Wheel Rd Fayetteville, NC	4.0	2.5	1877	$2,050	$1.09	23d	1	0.38mi
2123 Burnett Ave Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	23d	1	0.42mi
2610 Trenton Rd Fayetteville, NC	3.0	2.0	1762	$2,000	$1.14	13d	1	0.66mi
2026 Progress St Fayetteville, NC	3.0	2.5	1500	$1,600	$1.07	13d	1	0.67mi
707 Veda St Unit B Fayetteville, NC	3.0	1.5	1279	$1,250	$0.98	23d	1	0.76mi
1813 Stetson Ln Fayetteville, NC	3.0	2.0	1730	$2,095	$1.21	13d	1	0.81mi
522 Jernigan St Fayetteville, NC	3.0	2.5	1406	$1,650	$1.17	23d	1	0.83mi
2937 Delaware Dr Fayetteville, NC	4.0	2.5	2149	$1,995	$0.93	13d	1	0.85mi
3120 Phillies Cir Fayetteville, NC	3.0	1.5	1418	$1,650	$1.16	21d	1	0.91mi
1319 Levy Dr Fayetteville, NC	3.0	2.0	1428	$1,700	$1.19	13d	1	0.96mi
2253 Rustic Trl Fayetteville, NC	3.0	2.5	1130	$1,295	$1.15	13d	1	1.01mi
3325 Boone Trl Fayetteville, NC	4.0	2.0	1494	$1,960	$1.31	13d	1	1.17mi
1137 Meadow Creek Rd Fayetteville, NC	3.0	2.0	1403	$2,000	$1.43	23d	1	1.20mi
2809 Trentwood Ct Fayetteville, NC	3.0	2.0	1550	$1,595	$1.03	23d	1	1.26mi
1401 Habersham Dr Fayetteville, NC	3.0	2.0	1250	$1,700	$1.36	23d	1	1.37mi
405 Grand Wailea Dr Hope Mills, NC	1.0–3.0	1.0–2.0	1061	$1,656	$1.56	23d	9	1.40mi
2808 Player Ave Fayetteville, NC	3.0	2.0	1546	$1,600	$1.03	23d	1	1.42mi
935 Fleetwood Dr Unit A Fayetteville, NC	3.0	2.5	1600	$1,650	$1.03	23d	1	1.48mi

Listing history 29 events

1. 2026-06-18
   days on market $220,000 Active 77 DOM
2. 2026-06-17
   days on market $220,000 Active 76 DOM
3. 2026-06-16
   days on market $220,000 Active 75 DOM
4. 2026-06-15
   days on market $220,000 Active 74 DOM
5. 2026-06-14
   days on market $220,000 Active 72 DOM
6. 2026-06-13
   days on market $220,000 Active 71 DOM
7. 2026-06-10
   days on market $220,000 Active 69 DOM
8. 2026-06-09
   days on market $220,000 Active 68 DOM
9. 2026-06-08
   days on market $220,000 Active 67 DOM
10. 2026-06-07
    days on market $220,000 Active 66 DOM
11. 2026-06-03
    days on market $220,000 Active 62 DOM
12. 2026-06-02
    days on market $220,000 Active 61 DOM
13. 2026-06-01
    days on market $220,000 Active 60 DOM
14. 2026-05-31
    days on market $220,000 Active 59 DOM
15. 2026-05-30
    days on market $220,000 Active 58 DOM
16. 2026-05-20
    listed $1,500
17. 2026-05-19
    price $220,000
18. 2026-04-02
    listed $199,000 Active
19. 2026-01-16
    soldstatus $125,001 Closed 99-char remark

    Show marketing remark (99 chars)

    3 bed, 1.5 bath home. Single attached carport. Storage in backyard. Train directly behind property.

20. 2025-12-19
    status Pending 99-char remark

    Show marketing remark (99 chars)

    3 bed, 1.5 bath home. Single attached carport. Storage in backyard. Train directly behind property.

21. 2025-12-05
    price $125,000 99-char remark

    Show marketing remark (99 chars)

    3 bed, 1.5 bath home. Single attached carport. Storage in backyard. Train directly behind property.

22. 2025-11-17
    price $131,900 99-char remark

    Show marketing remark (99 chars)

    3 bed, 1.5 bath home. Single attached carport. Storage in backyard. Train directly behind property.

23. 2025-09-30
    price $138,900 99-char remark

    Show marketing remark (99 chars)

    3 bed, 1.5 bath home. Single attached carport. Storage in backyard. Train directly behind property.

24. 2025-08-29
    price $145,900 99-char remark

    Show marketing remark (99 chars)

    3 bed, 1.5 bath home. Single attached carport. Storage in backyard. Train directly behind property.

25. 2025-07-30
    price $153,500 99-char remark

    Show marketing remark (99 chars)

    3 bed, 1.5 bath home. Single attached carport. Storage in backyard. Train directly behind property.

26. 2025-06-10
    price $161,500 99-char remark

    Show marketing remark (99 chars)

    3 bed, 1.5 bath home. Single attached carport. Storage in backyard. Train directly behind property.

27. 2025-05-09
    price $170,000 99-char remark

    Show marketing remark (99 chars)

    3 bed, 1.5 bath home. Single attached carport. Storage in backyard. Train directly behind property.

28. 2025-04-07
    price $179,000 99-char remark

    Show marketing remark (99 chars)

    3 bed, 1.5 bath home. Single attached carport. Storage in backyard. Train directly behind property.

29. 2025-03-06
    listed $187,950 Active 99-char remark

    Show marketing remark (99 chars)

    3 bed, 1.5 bath home. Single attached carport. Storage in backyard. Train directly behind property.

ⓘ 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: $2,218 · $185/mo
• Projected year-2 tax: $2,218 · $185/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 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: $21,990
• − Mortgage interest: −$12,323
• − Property taxes: −$2,218
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$6,400
• Taxable loss: −$3,570
• Est. tax savings @ 24.0%: +$857
• After-tax cash flow: $1,066/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): 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

-99.2% since first listed

14 events — show timeline

• 2026-05-20 Listed for Rent $1,500 TMLS
• 2026-05-19 Price Changed $220,000 TMLS
• 2026-04-02 Listed $199,000 TMLS
• 2026-01-16 Sold (MLS) $125,001 LPRMLS
• 2025-12-19 Pending — LPRMLS
• 2025-12-05 Price Changed $125,000 LPRMLS
• 2025-11-17 Price Changed $131,900 LPRMLS
• 2025-09-30 Price Changed $138,900 LPRMLS
• 2025-08-29 Price Changed $145,900 LPRMLS
• 2025-07-30 Price Changed $153,500 LPRMLS
• 2025-06-10 Price Changed $161,500 LPRMLS
• 2025-05-09 Price Changed $170,000 LPRMLS
• 2025-04-07 Price Changed $179,000 LPRMLS
• 2025-03-06 Listed $187,950 LPRMLS

Property tax history

+4.1%/yr

Latest (2025): $2,218 · +17.1% YoY. Source: county tax records.