1908 Tryon Dr #1 · Fayetteville, NC 28303

$89,950

2 bd · 2.0 ba · 1,052 sqft · Condo · 108 Days on market

Built 1986 $171/mo HOA · 14% of rent

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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 +22.0/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FULLY FURNISHED with LOTS of energy efficient-upgrades! This first floor condo is located in Briarcliff's gated community. This property features many updates including smart home video monitoring & motion lighting; a large great-room with fireplace, porch entrance, outside storage, kitchen with stainless steel countertops, tile flooring, range, dishwasher and refrigerator. Washer and dryer room connected to the guest bathroom. The Large Main bedroom has barn style doors with walk-in closet as well as full bathroom. Within close proximity to several points of interests as well as Ft. Bragg. HOA Approximately $139.00 per month.

Key facts

• Gated community
• Hall bath
• Kitchen

Tags

• GATED COMMUNITY
• GREAT ROOM
• FIREPLACE
• DINING AREA
• KITCHEN
• HALL BATH

Property features AI

Finance

• HOA & community: Homeowners association with a monthly fee of $171; Community is gated; Subdivision: BRIARCLIFF

Exterior

• Parking: No garage
• Security: Gated community
• Utilities: Public water; Public sewer
• Home design: Residential condominium; Located in a gated community
• Exterior features: Covered patio

Interior

• Kitchen: Refrigerator; Cooktop; Range; Microwave; Dishwasher; Disposal
• Flooring: Tile; Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Walk-in closets; Electric fireplace (1)
• Laundry & utility: Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $90k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Westarea Elementary (math 12% / reading 27%, grade F, #1,242 of 1,410 statewide, top 90%, 559 students, 100% FRL); Luther Nick Jeralds Middle (math 13% / reading 24%, grade F, #436 of 475 statewide, top 93%, 616 students, 100% FRL); E E Smith High (math 42% / reading 41%, grade F, #381 of 535 statewide, top 72%, 1,004 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 (+3.0%/yr); 280 active listings in the ZIP; 38 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $7k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $62k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $81,854 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.32% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.80%
• DSCR: 1.30
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-5,358
• Equity at exit: $13,412

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $7,579
• Equity at exit: $7,777

Cash invested: $25,186 (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 28303

• Home prices YoY: -25.4%
• Rents YoY: 3.0%
• Active inventory: 280
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,184 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,349/yr
• Insurance: −$37
• HOA: −$171
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $143

Break-even live

Break-even rent $1,003

Max offer price $89,950

Occupancy floor 83%

Sensitivity live

Price	-10% $205	-5% $174	+0% $143	+5% $112	+10% $80
Rent	-10% $49	-5% $96	+0% $143	+5% $189	+10% $236
Rate	-1.0pp $188	-0.5pp $165	base $143	+0.5pp $119	+1.0pp $96

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: $22,488
• Closing costs: $2,698
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1909 Tryon Dr #7 Fayetteville, NC	2.0	2.0	1060	$1,050	$0.99	24d	1	0.07mi
1882 Tryon Dr #4 Fayetteville, NC	2.0	2.0	1063	$1,100	$1.03	14d	1	0.07mi
4420 Blanton Rd Unit 4420-H Fayetteville, NC	2.0	1.5	990	$1,025	$1.04	14d	1	0.10mi
1861 Tryon Dr Unit 3 Fayetteville, NC	2.0	2.0	1050	$995	$0.95	24d	1	0.11mi
1849 Tryon Dr Fayetteville, NC	2.0	2.0	1061	$998	$0.94	24d	2	0.12mi
1808 Tryon Dr Fayetteville, NC	2.0	2.0	1066	$995	$0.93	24d	1	0.20mi
1937 Sardonyx Rd Fayetteville, NC	2.0	2.0	1200	$1,150	$0.96	24d	1	0.29mi
3374 Galleria Dr Fayetteville, NC	3.0	2.0	1350	$1,200	$0.89	24d	1	0.42mi
1907 Eichelberger Dr Fayetteville, NC	3.0	2.0	1463	$1,650	$1.13	24d	1	0.44mi
1199 Wrenwood Ct Fayetteville, NC	2.0	2.5	1224	$1,345	$1.10	24d	1	0.48mi
1198 Windham Ct Fayetteville, NC	2.0	2.5	1200	$1,100	$0.92	14d	1	0.49mi
1276 N Forest Dr Fayetteville, NC	2.0	2.5	1200	$1,295	$1.08	24d	1	0.50mi
710 Villagio Pl Fayetteville, NC	1.0–2.0	1.0–2.0	984	$1,686	$1.71	14d	9	0.52mi
1160 Windham Ct Fayetteville, NC	2.0	2.5	1200	$1,250	$1.04	24d	1	0.53mi
844 Anita Rd Fayetteville, NC	2.0	1.0	850	$850	$1.00	14d	1	0.54mi
1615 Morehead Ave Fayetteville, NC	3.0	2.0	1073	$1,400	$1.30	24d	1	0.59mi
5109 Higgins St Fayetteville, NC	2.0	1.0	862	$1,000	$1.16	24d	1	0.61mi
5112 Cannon St Fayetteville, NC	2.0	1.0	750	$949	$1.27	14d	1	0.65mi
4916 Schmidt St Fayetteville, NC	2.0	1.0	801	$945	$1.18	24d	1	0.83mi
1914 King George Dr Fayetteville, NC	2.0	1.0	800	$850	$1.06	24d	1	0.91mi
3318 Rogers Dr Fayetteville, NC	3.0	2.0	1392	$1,750	$1.26	14d	1	0.99mi
908 William Clark Rd Fayetteville, NC	2.0	1.0	750	$975	$1.30	14d	1	1.08mi
421 Squirrel St Unit A Fayetteville, NC	2.0	1.0	780	$900	$1.15	24d	1	1.08mi
1156 Acorn St Fayetteville, NC	2.0	1.0	800	$1,000	$1.25	24d	1	1.12mi
1404 Hibiscus Rd Fayetteville, NC	3.0	1.5	1418	$1,350	$0.95	22d	1	1.14mi
1350 Shaw Rd Fayetteville, NC	3.0	2.0	1339	$1,399	$1.04	14d	1	1.16mi
4943 Fieldcrest Dr Unit B Fayetteville, NC	1.0	1.0	825	$799	$0.97	24d	1	1.16mi
4959 Fieldcrest Dr Fayetteville, NC	1.0	1.0	850	$725	$0.85	14d	1	1.19mi
5745 Holland St Fayetteville, NC	3.0	1.0	1140	$1,650	$1.45	24d	1	1.23mi
2056 Wheeling St Fayetteville, NC	3.0	2.5	1401	$1,595	$1.14	24d	1	1.24mi
2110 Rogers Dr Fayetteville, NC	1.0	1.0	700	$895	$1.28	24d	1	1.24mi
4981 Galveston Dr Fayetteville, NC	2.0	1.5	750	$1,050	$1.40	24d	1	1.25mi
1981 Wheeling St Fayetteville, NC	3.0	2.0	1400	$1,500	$1.07	24d	1	1.29mi
622 Dashland Dr Unit A Fayetteville, NC	1.0	1.0	700	$835	$1.19	14d	1	1.31mi
622 Dashland Dr Unit B Fayetteville, NC	2.0	1.5	750	$940	$1.25	14d	1	1.31mi
1014 Enclave Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,512	$1.36	14d	19	1.34mi
1130 Annondale Way Fayetteville, NC	1.0–3.0	1.0–2.5	1180	$1,942	$1.65	14d	6	1.45mi
1000a Elm St Fayetteville, NC	1.0–2.0	1.0–2.0	675	$1,403	$2.08	14d	23	1.47mi

HOA detail condo

• Monthly dues: $171 · $2,052/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $89,950 Active 108 DOM
2. 2026-06-17
   days on market $89,950 Active 107 DOM
3. 2026-06-16
   days on market $89,950 Active 106 DOM
4. 2026-06-15
   days on market $89,950 Active 105 DOM
5. 2026-06-14
   days on market $89,950 Active 103 DOM
6. 2026-06-13
   days on market $89,950 Active 102 DOM
7. 2026-06-10
   days on market $89,950 Active 100 DOM
8. 2026-06-09
   days on market $89,950 Active 99 DOM
9. 2026-06-09
   price $89,950 Active 98 DOM
10. 2026-06-08
    days on market $92,000 Active 98 DOM
11. 2026-06-07
    days on market $92,000 Active 97 DOM
12. 2026-06-03
    days on market $92,000 Active 93 DOM
13. 2026-06-02
    days on market $92,000 Active 92 DOM
14. 2026-06-01
    days on market $92,000 Active 91 DOM
15. 2026-05-31
    days on market $92,000 Active 90 DOM
16. 2026-05-30
    days on market $92,000 Active 89 DOM
17. 2026-05-13
    price $92,000
18. 2026-03-02
    listed $97,000 Active
19. 2026-02-09
    historical $1,000
20. 2025-09-30
    listed $1,000
21. 2021-02-16
    soldstatus $62,000 640-char remark

    Show marketing remark (640 chars)

    FULLY FURNISHED with LOTS of energy efficient-upgrades! This first floor condo is located in Briarcliff's gated community. This property features many updates including smart home video monitoring & motion lighting; a large great-room with fireplace, porch entrance, outside storage, kitchen with stainless steel countertops, tile flooring, range, dishwasher and refrigerator. Washer and dryer room connected to the guest bathroom. The Large Main bedroom has barn style doors with walk-in closet as well as full bathroom. Within close proximity to several points of interests as well as Ft. Bragg. HOA Approximately $139.00 per month.

22. 2021-01-18
    listed $68,000 640-char remark

    Show marketing remark (640 chars)

    FULLY FURNISHED with LOTS of energy efficient-upgrades! This first floor condo is located in Briarcliff's gated community. This property features many updates including smart home video monitoring & motion lighting; a large great-room with fireplace, porch entrance, outside storage, kitchen with stainless steel countertops, tile flooring, range, dishwasher and refrigerator. Washer and dryer room connected to the guest bathroom. The Large Main bedroom has barn style doors with walk-in closet as well as full bathroom. Within close proximity to several points of interests as well as Ft. Bragg. HOA Approximately $139.00 per month.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,206
• − Mortgage interest: −$5,039
• − Property taxes: −$1,349
• − Insurance: −$450
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − HOA: −$2,052
• − Depreciation: −$2,617
• Taxable income: $427
• Est. tax owed @ 24.0%: −$102
• After-tax cash flow: $1,609/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): 30,965
• Household income: $58,223
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1370.0

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 0.70)
• Race & ethnicity: White 39% Black 37% Two or more races 11% Hispanic / Latino 10% Asian 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 3% Serbian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Spanish 7% Other Asian/Pacific 2% Korean 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: ▼ -77.14%
• Current HPI: 226.5097
• Rent YoY: ▲ 3.01%
• 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

+35.3% since first listed

6 events — show timeline

• 2026-05-13 Price Changed $92,000 LPRMLS
• 2026-03-02 Listed $97,000 LPRMLS
• 2026-02-09 Rental Removed $1,000 TMLS
• 2025-09-30 Listed for Rent $1,000 TMLS
• 2021-02-16 Sold (MLS) $62,000 LPRMLS
• 2021-01-18 Listed $68,000 LPRMLS