135 Snowhill Church Rd · Fayetteville, NC 28306

$149,900

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 198 Days on market

Built 1992 10,454 sqft lot Est $141k · 6% over

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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 +25.8/30.0
• DSCR +8.6/10.0
• 1% rule +6.1/10.0
• ARV discount +4.8/15.0
• Livability +3.8/5.0
• 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

-Reduced AS IS, CASH ONLY well maintained cute home or great investment property. 3 split bedroom floor plan with 2 full baths. Open layout floor plan. Laminate flooring in the living room and hallway. All bedrooms have carpet. Master bath has a separate tub and garden tub. The backyard is fenced and also has a deck and storage shed. -Well maintained cute home or great investment property. 3 split bedroom floor plan with 2 full baths. Open layout floor plan. Laminate flooring in the living room and hallway. All bedrooms have carpet. Master bath has a separate tub and garden tub. The backyard is fenced and also has a deck and storage shed. Price at $33,500 its a great deal

Key facts

• 0.24 acre lot
• Built 1992
• Listed 198 days

Property features AI

Exterior

• Utilities: Public water; Holding tank or septic sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Deck

Interior

• Kitchen: Refrigerator
• Bedrooms: Total rooms: 5
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central electric air conditioning
• Interior features: Refrigerator included; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $364 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: 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 flat; 401 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 198 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $25k; list at $150k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.11% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.42%
• DSCR: 1.46
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $141,480
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
112 Linwood Rd	0.10mi	3/2.0	1,080 (0%)	17mo	$140,000	$130	81
3912 Nashville Dr	0.17mi	3/2.0	1,176 (+9%)	2mo	$145,000	$123	75
3916 Nashville Dr	0.19mi	3/2.0	1,110 (+3%)	16mo	$148,000	$133	73
126 Snow Hill Church Rd	0.04mi	3/2.0	1,147 (+6%)	22mo	$150,000	$131	69
3928 Nashville Dr	0.20mi	3/2.0	1,152 (+7%)	15mo	$148,000	$128	67
3929 Nashville Dr	0.22mi	3/2.0	960 (-11%)	14mo	$147,500	$154	59

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-4,543
• Equity at exit: $22,351

10-year hold

• IRR: 4.4%
• Equity multiple: 1.29×
• Total profit: $12,308
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$96 /mo · $1,158/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $364

Break-even live

Break-even rent $1,196

Max offer price $149,900

Occupancy floor 73%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
509 Meadowland Ct Hope Mills, NC	2.0	2.0	1236	$1,400	$1.13	23d	1	0.83mi
614 Drypoint Ln Apt B Hope Mills, NC	2.0	2.0	900	$1,050	$1.17	23d	1	1.28mi

Listing history 13 events

1. 2026-06-01
   statusdays on market $149,900 Pending 198 DOM
2. 2026-05-31
   days on market $149,900 Active 197 DOM
3. 2026-05-30
   days on market $149,900 Active 196 DOM
4. 2026-01-08
   status Active
5. 2025-12-03
   status Pending
6. 2025-11-25
   status Active
7. 2025-09-20
   status Pending
8. 2025-08-05
   listed $149,900 Active
9. 2025-08-04
   historical $149,900
10. 2015-10-30
    soldstatus $25,000 680-char remark

    Show marketing remark (680 chars)

    -Reduced AS IS, CASH ONLY well maintained cute home or great investment property. 3 split bedroom floor plan with 2 full baths. Open layout floor plan. Laminate flooring in the living room and hallway. All bedrooms have carpet. Master bath has a separate tub and garden tub. The backyard is fenced and also has a deck and storage shed. -Well maintained cute home or great investment property. 3 split bedroom floor plan with 2 full baths. Open layout floor plan. Laminate flooring in the living room and hallway. All bedrooms have carpet. Master bath has a separate tub and garden tub. The backyard is fenced and also has a deck and storage shed. Price at $33,500 its a great deal

11. 2015-08-25
    listed $30,000 680-char remark

    Show marketing remark (680 chars)

    -Reduced AS IS, CASH ONLY well maintained cute home or great investment property. 3 split bedroom floor plan with 2 full baths. Open layout floor plan. Laminate flooring in the living room and hallway. All bedrooms have carpet. Master bath has a separate tub and garden tub. The backyard is fenced and also has a deck and storage shed. -Well maintained cute home or great investment property. 3 split bedroom floor plan with 2 full baths. Open layout floor plan. Laminate flooring in the living room and hallway. All bedrooms have carpet. Master bath has a separate tub and garden tub. The backyard is fenced and also has a deck and storage shed. Price at $33,500 its a great deal

12. 2008-11-18
    soldstatus $39,000
13. 1993-03-29
    soldstatus $47,500

ⓘ 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: $1,158 · $96/mo
• Projected year-2 tax: $1,229 · $102/mo
• Expected delta: +$72/yr (+$6/mo · 6.2%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $19,890
• − Mortgage interest: −$8,397
• − Property taxes: −$1,158
• − Insurance: −$750
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$4,361
• Taxable income: $2,043
• Est. tax owed @ 24.0%: −$490
• After-tax cash flow: $3,882/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

• 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

+215.6% since first listed

10 events — show timeline

• 2026-01-08 Relisted — LPRMLS
• 2025-12-03 Pending — LPRMLS
• 2025-11-25 Relisted — LPRMLS
• 2025-09-20 Pending — LPRMLS
• 2025-08-05 Listed $149,900 LPRMLS
• 2025-08-04 Coming Soon $149,900 LPRMLS
• 2015-10-30 Sold (MLS) $25,000 LPRMLS
• 2015-08-25 Listed $30,000 LPRMLS
• 2008-11-18 Sold (Public Records) $39,000 Public Records
• 1993-03-29 Sold (Public Records) $47,500 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,158 · +111.0% YoY. Source: county tax records.