2763 Blossom Rd · Hope Mills, NC 28348

$135,000

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 226 Days on market

Built 1971 Est $152k · 11% under

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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 +29.6/30.0
• ARV discount +12.5/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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 MLS

REO AUCTION PROPERTY - Built in 1971, this brick ranch home, offers 3 bedrooms, 1 full bath with ~1,253 sq ft of living space on +/- . 46 acre lot. Home appears to be uninhabitable and in need of extensive repairs. Seller WILL NOT ACTIVATE UTILITIES. Buyer to inspect and confirm all listing information prior to making offer. Water CANNOT be turned on for inspections. Property sold “AS-IS” without contingencies.

Key facts

• Built 1971
• Listed 225 days

Property features AI

Exterior

• Utilities: Well and spring water sources; Septic tank and holding tank sewer systems
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Rural residential zoning (RR)

Interior

• Flooring: Other
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Crawl space basement; Other flooring; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: Gray'S Creek Middle (math 33% / reading 48%, grade F, #215 of 475 statewide, top 46%, 1,126 students, 50% FRL); Gray'S Creek High (math 61% / reading 58%, grade C+, #216 of 535 statewide, top 43%, 1,395 students, 44% FRL).
• Zoned-school proficiency averages 50% at this address vs 36% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+4.3%/yr); 317 active listings in the ZIP; 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $65k; list at $135k implies a 108% 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; major 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 $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 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 1971 — 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: 1.27% ✓
• Cap rate: 10.60%
• Cash-on-cash: 15.40%
• DSCR: 1.69
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $151,700
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3254 Blossom Dr	0.75mi	3/1.5	1,050 (+2%)	10mo	$155,000	$148	51

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: 7.5%
• Equity multiple: 1.30×
• Total profit: $11,234
• Equity at exit: $20,129

10-year hold

• IRR: 17.8%
• Equity multiple: 2.56×
• Total profit: $58,891
• Equity at exit: $11,672

Cash invested: $37,800 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,709 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$101 /mo · $1,211/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $485

Break-even live

Break-even rent $1,095

Max offer price $135,000

Occupancy floor 67%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2025-11-06
   price $135,000
2. 2025-11-06
   price $90,000
3. 2025-10-14
   listed $140,000 Active
4. 2025-01-30
   soldstatus $65,000
5. 2023-04-28
   soldstatus $35,000 Closed 428-char remark

   Show marketing remark (428 chars)

   REO AUCTION PROPERTY - Built in 1971, this brick ranch home, offers 3 bedrooms, 1 full bath with ~1,253 sq ft of living space on +/- . 46 acre lot. Home appears to be uninhabitable and in need of extensive repairs. Seller WILL NOT ACTIVATE UTILITIES. Buyer to inspect and confirm all listing information prior to making offer. Water CANNOT be turned on for inspections. Property sold “AS-IS” without contingencies.

6. 2023-03-15
   status Pending 428-char remark

   Show marketing remark (428 chars)

   REO AUCTION PROPERTY - Built in 1971, this brick ranch home, offers 3 bedrooms, 1 full bath with ~1,253 sq ft of living space on +/- . 46 acre lot. Home appears to be uninhabitable and in need of extensive repairs. Seller WILL NOT ACTIVATE UTILITIES. Buyer to inspect and confirm all listing information prior to making offer. Water CANNOT be turned on for inspections. Property sold “AS-IS” without contingencies.

7. 2023-03-03
   listed $28,620 Active 428-char remark

   Show marketing remark (428 chars)

   REO AUCTION PROPERTY - Built in 1971, this brick ranch home, offers 3 bedrooms, 1 full bath with ~1,253 sq ft of living space on +/- . 46 acre lot. Home appears to be uninhabitable and in need of extensive repairs. Seller WILL NOT ACTIVATE UTILITIES. Buyer to inspect and confirm all listing information prior to making offer. Water CANNOT be turned on for inspections. Property sold “AS-IS” without contingencies.

8. 1988-11-09
   soldstatus $14,000

ⓘ 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: $1,211 · $101/mo
• Projected year-2 tax: $1,211 · $101/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 7/10 Severe
• 🌡 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: $20,510
• − Mortgage interest: −$7,562
• − Property taxes: −$1,211
• − Insurance: −$675
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$3,927
• Taxable income: $3,853
• Est. tax owed @ 24.0%: −$925
• After-tax cash flow: $4,897/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

+864.3% since first listed

8 events — show timeline

• 2025-11-06 Price Changed $135,000 LPRMLS
• 2025-11-06 Price Changed $90,000 LPRMLS
• 2025-10-14 Listed $140,000 LPRMLS
• 2025-01-30 Sold (Public Records) $65,000 Public Records
• 2023-04-28 Sold (MLS) $35,000 LPRMLS
• 2023-03-15 Pending — LPRMLS
• 2023-03-03 Listed $28,620 LPRMLS
• 1988-11-09 Sold (Public Records) $14,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,211 · +51.0% YoY. Source: county tax records.