509 Mann St · Fayetteville, NC 28301

$185,000

3 bd · 2.0 ba · 1,053 sqft · SingleFamily public records · 12 Days on market

Built 1976 0.25 ac lot Est $162k · 14% over

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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).

• Cash flow +13.8/30.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• 1% rule +3.3/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make your move on Mann Street! With its classic single-level design and inviting layout, this home offers a wonderful opportunity to bring your vision to life. Inside, you’ll find a cozy living room perfect for relaxing or gathering, along with a spacious eat-in kitchen that provides plenty of room for everyday meals and conversation. A dedicated laundry room adds convenience and functionality to the home’s practical floor plan. The brick exterior provides timeless appeal, and the layout makes it easy to personalize and update. Fun fact! The Fayetteville Community Garden is located across the street.

Key facts

• Brand-new cabinets
• Renovated
• Large eat-in kitchen

Tags

• RENOVATED
• SPACIOUS LIVING ROOM
• LARGE EAT-IN KITCHEN
• BRAND-NEW CABINETS
• GRANITE COUNTERTOPS
• NEW ROOF

Property features AI

Finance

• Other: Subdivision: FAYETTEVILLE; GPS-friendly directions available
• Financial info: Information not provided
• HOA & community: Information not provided

Exterior

• Parking: Attached 1-car garage; 1 covered parking space
• Security: Information not provided
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-family residence; One story
• Construction: Brick veneer and frame construction
• Exterior features: Deck; Lot is approximately 0.25 acres; Mixed residential zoning (MR5)

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Free-standing range; Microwave; Water heater
• Bedrooms: Information not provided
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric air conditioning; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Granite counters; 6 total rooms; Crawl space basement
• Laundry & utility: Washer hookup in unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $18 ($211/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 $153k (17.3% below list).
• Recommended offer: $153k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.8% 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: Walker-Spivey Elementary (math 8% / reading 17%, grade F, #1,362 of 1,410 statewide, top 97%, 269 students, 99% FRL); 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.
• Zoned-school proficiency averages 22% at this address vs 36% district-wide (-15 pts) — the specific schools serving this property underperform the Cumberland County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.5%/yr); 135 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $1,530/mo this rent would consume 47% 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $78k; list at $185k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $153,036 (17.3% below list)

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.83% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.41%
• DSCR: 1.02
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $162,162
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
316 Wright St	0.19mi	3/2.0	1,014 (-4%)	14mo	$156,000	$154	74

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-28,129
• Equity at exit: $27,584

10-year hold

• IRR: -5.9%
• Equity multiple: 0.61×
• Total profit: $-20,032
• Equity at exit: $15,995

Cash invested: $51,800 (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 28301

• Home prices YoY: -12.5%
• Rents YoY: 3.5%
• Active inventory: 135
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,530 high
• Mortgage (P&I): −$970
• Tax from tax record: −$144 /mo · $1,730/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $18

Break-even live

Break-even rent $1,508

Max offer price $185,000

Occupancy floor 94%

Sensitivity live

Price	-10% $122	-5% $70	+0% $18	+5% $-35	+10% $-87
Rent	-10% $-103	-5% $-43	+0% $18	+5% $78	+10% $139
Rate	-1.0pp $111	-0.5pp $65	base $18	+0.5pp $-30	+1.0pp $-79

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
326 Hawley Ln Fayetteville, NC	2.0	1.0	786	$1,300	$1.65	25d	1	0.80mi
159 Maxwell St Unit 200 Fayetteville, NC	2.0	2.0	1000	$1,450	$1.45	25d	1	0.82mi
123 Pennmark Pl Fayetteville, NC	2.0	2.5	1380	$1,600	$1.16	15d	1	0.91mi
123 Anderson St Fayetteville, NC	2.0	2.0	1500	$1,800	$1.20	25d	1	0.92mi
450 Hay St Fayetteville, NC	1.0–2.0	1.0–2.0	799	$1,745	$2.18	15d	3	1.05mi
314 Bradford Ave Fayetteville, NC	3.0	2.0	1000	$1,380	$1.38	25d	1	1.25mi
452 Cityview Ln Fayetteville, NC	2.0	2.5	1088	$1,200	$1.10	25d	1	1.25mi
718 Dwain Dr Fayetteville, NC	3.0	1.0	962	$1,250	$1.30	25d	1	1.26mi
421 Cityview Ln Fayetteville, NC	2.0	2.5	1050	$1,700	$1.62	25d	1	1.26mi
807 Branson St #2 Fayetteville, NC	3.0	2.0	1304	$1,350	$1.04	25d	1	1.27mi

Listing history 5 events

1. 2026-05-06
   status Pending
2. 2026-04-24
   listed $185,000 Active
3. 2026-03-10
   soldstatus $78,000 Closed 619-char remark

   Show marketing remark (619 chars)

   Make your move on Mann Street! With its classic single-level design and inviting layout, this home offers a wonderful opportunity to bring your vision to life. Inside, you’ll find a cozy living room perfect for relaxing or gathering, along with a spacious eat-in kitchen that provides plenty of room for everyday meals and conversation. A dedicated laundry room adds convenience and functionality to the home’s practical floor plan. The brick exterior provides timeless appeal, and the layout makes it easy to personalize and update. Fun fact! The Fayetteville Community Garden is located across the street.

4. 2026-02-26
   status Pending 619-char remark

   Show marketing remark (619 chars)

   Make your move on Mann Street! With its classic single-level design and inviting layout, this home offers a wonderful opportunity to bring your vision to life. Inside, you’ll find a cozy living room perfect for relaxing or gathering, along with a spacious eat-in kitchen that provides plenty of room for everyday meals and conversation. A dedicated laundry room adds convenience and functionality to the home’s practical floor plan. The brick exterior provides timeless appeal, and the layout makes it easy to personalize and update. Fun fact! The Fayetteville Community Garden is located across the street.

5. 2026-02-15
   listed $69,900 Active 619-char remark

   Show marketing remark (619 chars)

   Make your move on Mann Street! With its classic single-level design and inviting layout, this home offers a wonderful opportunity to bring your vision to life. Inside, you’ll find a cozy living room perfect for relaxing or gathering, along with a spacious eat-in kitchen that provides plenty of room for everyday meals and conversation. A dedicated laundry room adds convenience and functionality to the home’s practical floor plan. The brick exterior provides timeless appeal, and the layout makes it easy to personalize and update. Fun fact! The Fayetteville Community Garden is located across the street.

ⓘ 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: $1,730 · $144/mo
• Projected year-2 tax: $1,730 · $144/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 6/10 Major FEMA zone X (shaded) · 55% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 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: $18,364
• − Mortgage interest: −$10,363
• − Property taxes: −$1,730
• − Insurance: −$925
• − Repairs & maintenance: −$1,469
• − Management: −$1,469
• − Depreciation: −$5,382
• Taxable loss: −$2,973
• Est. tax savings @ 24.0%: +$714
• After-tax cash flow: $925/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

+164.7% since first listed

5 events — show timeline

• 2026-05-06 Pending — LPRMLS
• 2026-04-24 Listed $185,000 LPRMLS
• 2026-03-10 Sold (MLS) $78,000 LPRMLS
• 2026-02-26 Pending — LPRMLS
• 2026-02-15 Listed $69,900 LPRMLS

Property tax history

+12.0%/yr

Latest (2025): $1,730 · +44.4% YoY. Source: county tax records.