1925 Crestview Dr · Fayetteville, NC 28304

$189,900

3 bd · 1.0 ba · 1,306 sqft · SingleFamily public records · 26 Days on market

Built 1960 Est $210k · 10% 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).

• Cash flow +13.2/30.0
• ARV discount +11.9/15.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great started home close to Cape Fear hospital and schools. This home offers 3 bedrooms, 2 bathrooms, new roof installed in December 2024, New electric panels inside and out, New remodeled kitchen and bathrooms, new stainless still appliances, and freshly painted. Seller is offering one year Home Warranty with an acceptable offer.

Key facts

• Garage
• Built 1960
• Listed 26 days

Property features AI

Exterior

• Parking: Garage faces side
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Brick veneer construction; Home warranty included
• Exterior features: Subdivision: WELMAR HEIGHTS; Zoned SF10 (Single Family Res 10)

Interior

• Kitchen: Electric range; Refrigerator; Stainless steel appliances
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Gas cooling
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Washer hookup in unit

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $-2 ($-23/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (17.3% below list).
• Recommended offer: $157k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.9% in Fayetteville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 rising (+3.2%/yr); 302 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% of the median local income ($59k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $120k; list at $190k implies a 58% 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; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,007 (17.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
6. 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.
7. 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.
8. 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: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $210,266
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1726 Martindale Dr	0.45mi	3/2.5	1,311 (+0%)	2mo	$223,000	$170	71
1810 Ashton Rd	0.55mi	3/1.5	1,348 (+3%)	2mo	$204,900	$152	65
2205 Dixie Trl	0.41mi	3/2.0	1,399 (+7%)	1mo	$203,000	$145	64
1914 Wyatt St	0.44mi	3/2.0	1,431 (+10%)	1mo	$205,000	$143	59
4148 Village Dr	0.36mi	3/2.0	1,157 (-11%)	2mo	$197,500	$171	59
4521 Park Knoll Ln	0.61mi	3/2.0	1,182 (-10%)	0mo	$200,000	$169	52
1910 Stockton Dr	0.58mi	3/1.5	1,157 (-11%)	2mo	$177,500	$153	51
3315 Nato Rd	0.75mi	3/1.5	1,224 (-6%)	2mo	$167,500	$137	51
1815 Stockton Dr	0.60mi	3/1.0	1,146 (-12%)	3mo	$184,000	$161	49
1209 Martindale Dr	0.60mi	3/1.0	1,132 (-13%)	1mo	$175,000	$155	49
1707 Camelot Dr	0.65mi	3/2.0	1,116 (-14%)	2mo	$204,000	$183	40
1854 Camelot Dr	0.74mi	3/2.0	1,116 (-14%)	2mo	$205,000	$184	36

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 · 3.17% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.42×
• Total profit: $-30,645
• Equity at exit: $28,315

10-year hold

• IRR: -7.6%
• Equity multiple: 0.51×
• Total profit: $-25,813
• Equity at exit: $16,419

Cash invested: $53,172 (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 28304

• Home prices YoY: -21.7%
• Rents YoY: 3.2%
• Active inventory: 302
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,570 high
• Mortgage (P&I): −$996
• Tax from tax record: −$167 /mo · $2,008/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-2

Break-even live

Break-even rent $1,573

Max offer price $189,561

Occupancy floor 95%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1805 Wayne Ln Fayetteville, NC	3.0	1.0	975	$2,400	$2.46	23d	1	0.40mi
4101 Coventry Rd Fayetteville, NC	3.0	1.0	1132	$1,150	$1.02	14d	1	0.56mi
3325 Boone Trl Fayetteville, NC	4.0	2.0	1494	$1,960	$1.31	14d	1	0.66mi
3526 Furman Dr Fayetteville, NC	3.0	1.5	1050	$1,500	$1.43	23d	1	0.74mi
4630 Canterbury Rd Fayetteville, NC	3.0	2.0	1250	$1,350	$1.08	23d	1	0.80mi
3918 Donna St Fayetteville, NC	3.0	1.0	1000	$1,350	$1.35	23d	1	0.81mi
1819 Cawdor Dr Fayetteville, NC	3.0	2.5	1572	$1,600	$1.02	14d	1	0.82mi
2690 Belhaven Rd Fayetteville, NC	3.0	1.0	1264	$1,350	$1.07	23d	1	0.88mi
910 Miller Ave Unit 910 Fayetteville, NC	2.0	2.0	1000	$1,250	$1.25	23d	1	0.88mi
3120 Phillies Cir Fayetteville, NC	3.0	1.5	1418	$1,650	$1.16	21d	1	0.93mi
5032 Shimmer Dr Fayetteville, NC	4.0	2.0	1473	$1,750	$1.19	23d	1	1.02mi
5032 Shimmer Dr Fayetteville, NC	4.0	2.0	1473	$1,700	$1.15	14d	1	1.02mi
600 Faison Ave Fayetteville, NC	3.0	2.0	1802	$1,495	$0.83	23d	1	1.09mi
2207 Puffin Pl Fayetteville, NC	3.0	2.0	1214	$1,950	$1.61	14d	1	1.15mi
1313 Ireland Dr Unit B Fayetteville, NC	2.0	1.5	900	$1,000	$1.11	23d	1	1.18mi
1309 Ireland Dr Fayetteville, NC	2.0	1.5	900	$1,000	$1.11	14d	1	1.19mi
400 Roxie Ave Fayetteville, NC	2.0	2.0	1162	$1,700	$1.46	14d	1	1.23mi
395 Hicks Ave Fayetteville, NC	3.0	2.5	1519	$1,550	$1.02	23d	1	1.24mi
4909 Walnut Dr Fayetteville, NC	3.0	2.0	1188	$1,500	$1.26	23d	1	1.27mi
4935 Walnut Dr Fayetteville, NC	3.0	1.5	1024	$1,200	$1.17	14d	1	1.34mi
1209 Snowy Egret Dr Fayetteville, NC	3.0	2.5	1470	$1,800	$1.22	23d	1	1.36mi
1214 Berkshire Rd Fayetteville, NC	4.0	2.0	1668	$800	$0.48	23d	1	1.41mi
821 Sandalwood Dr Fayetteville, NC	3.0	1.0	1204	$1,200	$1.00	14d	1	1.42mi
909 Sandalwood Dr Fayetteville, NC	3.0	1.0	1346	$1,595	$1.18	23d	1	1.43mi
2219 Gray Goose Loop Fayetteville, NC	3.0	2.5	1799	$1,900	$1.06	21d	1	1.43mi
1401 Habersham Dr Fayetteville, NC	3.0	2.0	1250	$1,700	$1.36	23d	1	1.43mi
2809 Trentwood Ct Fayetteville, NC	3.0	2.0	1550	$1,595	$1.03	23d	1	1.44mi
4810 Alamance Rd Fayetteville, NC	1.0–2.0	1.0–2.0	827	$1,200	$1.45	23d	1	1.45mi
2524 Penny Dr Fayetteville, NC	3.0	2.0	1330	$1,400	$1.05	23d	1	1.45mi
1813 Stetson Ln Fayetteville, NC	3.0	2.0	1730	$2,095	$1.21	14d	1	1.46mi

Listing history 18 events

1. 2026-06-18
   days on market $189,900 Active 26 DOM
2. 2026-06-17
   days on market $189,900 Active 25 DOM
3. 2026-06-16
   days on market $189,900 Active 24 DOM
4. 2026-06-15
   days on market $189,900 Active 23 DOM
5. 2026-06-14
   days on market $189,900 Active 21 DOM
6. 2026-06-13
   days on market $189,900 Active 20 DOM
7. 2026-06-10
   days on market $189,900 Active 18 DOM
8. 2026-06-09
   days on market $189,900 Active 17 DOM
9. 2026-06-08
   days on market $189,900 Active 16 DOM
10. 2026-06-07
    days on market $189,900 Active 15 DOM
11. 2026-06-03
    days on market $189,900 Active 11 DOM
12. 2026-06-02
    days on market $189,900 Active 10 DOM
13. 2026-06-01
    days on market $189,900 Active 9 DOM
14. 2026-05-31
    pricedays on market $189,900 Active 8 DOM
15. 2026-05-30
    days on market $192,900 Active 7 DOM
16. 2026-05-17
    historical $192,900
17. 2024-06-05
    soldstatus $120,000
18. 1991-10-17
    soldstatus $50,000

ⓘ 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: $2,008 · $167/mo
• Projected year-2 tax: $2,008 · $167/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 4/10 Moderate
• 🌡 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: $18,841
• − Mortgage interest: −$10,637
• − Property taxes: −$2,008
• − Insurance: −$950
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$5,524
• Taxable loss: −$3,292
• Est. tax savings @ 24.0%: +$790
• After-tax cash flow: $767/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): 37,140
• Household income: $58,563
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 1667.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 39% White 36% Hispanic / Latino 14% Two or more races 12% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 87% English-only · Spanish 9% Tagalog/Filipino 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: ▼ -59.90%
• Current HPI: 215.927
• Rent YoY: ▲ 3.17%
• 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

+285.8% since first listed

3 events — show timeline

• 2026-05-17 Coming Soon $192,900 LPRMLS
• 2024-06-05 Sold (Public Records) $120,000 Public Records
• 1991-10-17 Sold (Public Records) $50,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,008 · +53.0% YoY. Source: county tax records.