6729 Tennis Dr · Stedman, NC 28391

$219,000

3 bd · 4.0 ba · 1,836 sqft · Manufactured public records · 27 Days on market

Built 1996 0.63 ac lot Est $272k · 19% under ↓ 4% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• Appreciation +10.0/10.0
• DSCR +4.5/10.0
• Livability +3.6/5.0
• 1% rule +3.3/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Seller offering $5,000 in concessions! Fully remodeled one-story home on a 0.63-acre end-of-the-road lot with a peaceful open outlook in Stedman. Turn-key 4 bed, 2.5 bath, 1,836 sqft with NEW wide-plank flooring, NEW doors, trim, modern lighting and fresh paint. Inviting living area features a NEW tiled fireplace with wood mantel and a sliding glass door for natural light and easy backyard flow. Kitchen shines with NEW white shaker cabinetry, butcher block counters, island seating, and Whirlpool appliances. Updated baths include a NEW porcelain-tiled walk-in shower. Big upgrades: NEW windows, NEW water heater, NEW well pump, NEW ducting, updated HVAC, plumbing, and electrical, plus a refres

Key facts

• Sliding glass door
• Stone fireplace
• 0.63-acre lot

Tags

• REMODELED ONE-STORY HOME
• 0.63-ACRE LOT
• STONE FIREPLACE
• SLIDING GLASS DOOR
• WHITE SHAKER CABINETRY
• BUTCHER BLOCK COUNTERS

Property features AI

Exterior

• Parking: Parking details not specified
• Security: No security features specified
• Utilities: Water from spring and well; Sewer via holding tank and septic tank
• Home design: Manufactured home; One-level layout
• Construction: Aluminum siding and brick exterior
• Exterior features: Large lot (approximately 0.63 acres); Lot dimensions approximately 140 x 200 x 141 x 200; Rural Residential zoning

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Bedrooms included (room level not specified)
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Ceiling fans; Electric forced-air heating
• Interior features: Ceiling fans throughout; Kitchen island; Vaulted ceilings; Walk-in closets; Wood-burning fireplace
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath manufactured listed at $219k.

Deal economics

• At list price, monthly cash flow is $62 ($743/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 $181k (17.4% below list).
• Recommended offer: $181k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.3% in Stedman — 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 71/100 on livability (#107 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety 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: Mac Williams Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 1,151 students, 58% FRL); Cape Fear High (math 75% / reading 47%, grade C+, #202 of 535 statewide, top 39%, 1,529 students, 50% FRL) — zoned schools at 54% FRL track the district average.
• Zoned-school proficiency averages 53% at this address vs 36% district-wide (+16 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: 33 active listings in the ZIP; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $23k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $61k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate 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 $180,918 (17.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $271,728
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1531 Minnie Vada Ln	0.72mi	3/2.0	1,920 (+5%)	0mo	$285,000	$148	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.1%
• Equity multiple: 3.01×
• Total profit: $123,154
• Equity at exit: $197,293

10-year hold

• IRR: 22.2%
• Equity multiple: 6.86×
• Total profit: $359,443
• Equity at exit: $425,469

Cash invested: $61,320 (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 28391

• Home prices YoY: 16.1%
• Active inventory: 33
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,809 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$128 /mo · $1,532/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $62

Break-even live

Break-even rent $1,731

Max offer price $219,000

Occupancy floor 92%

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $219,000 Active 27 DOM
2. 2026-06-17
   days on market $219,000 Active 26 DOM
3. 2026-06-16
   days on market $219,000 Active 25 DOM
4. 2026-06-15
   days on market $219,000 Active 24 DOM
5. 2026-06-14
   days on market $219,000 Active 22 DOM
6. 2026-06-13
   days on market $219,000 Active 21 DOM
7. 2026-06-10
   pricedays on market $219,000 Active 19 DOM
8. 2026-06-09
   days on market $224,000 Active 18 DOM
9. 2026-06-08
   days on market $224,000 Active 17 DOM
10. 2026-06-07
    days on market $224,000 Active 16 DOM
11. 2026-06-03
    days on market $224,000 Active 12 DOM
12. 2026-06-02
    pricedays on market $224,000 Active 11 DOM
13. 2026-06-01
    days on market $229,000 Active 10 DOM
14. 2026-05-31
    days on market $229,000 Active 9 DOM
15. 2026-05-30
    days on market $229,000 Active 8 DOM
16. 2026-05-22
    listed $229,000 Active
17. 2026-04-17
    status Pending
18. 2026-04-06
    price $219,000
19. 2026-03-25
    price $229,000
20. 2026-03-17
    price $239,000
21. 2026-02-02
    listed $249,000 Active
22. 2026-01-15
    listed $239,000 Active

ⓘ 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: $1,532 · $128/mo
• Projected year-2 tax: $1,796 · $150/mo
• Expected delta: +$264/yr (+$22/mo · 17.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $21,710
• − Mortgage interest: −$12,267
• − Property taxes: −$1,532
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$6,371
• Taxable loss: −$3,028
• Est. tax savings @ 24.0%: +$727
• After-tax cash flow: $1,470/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 — Stedman

• Score: 71/100
• State rank: #107
• US rank: #6799

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,956

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 White (77%)
• Race & ethnicity: White 77% Black 12% Two or more races 7% Hispanic / Latino 2% Native American 2%
• Common ancestry: Slovak 4% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 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: ▲ 46.06%
• Current HPI: 331.7099
• Rent YoY: —
• Metro: —
• 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

-4.2% since first listed

7 events — show timeline

• 2026-05-22 Listed $229,000 LPRMLS
• 2026-04-17 Pending — LPRMLS
• 2026-04-06 Price Changed $219,000 LPRMLS
• 2026-03-25 Price Changed $229,000 LPRMLS
• 2026-03-17 Price Changed $239,000 LPRMLS
• 2026-02-02 Listed $249,000 LPRMLS
• 2026-01-15 Listed $239,000 LPRMLS

Property tax history

+6.6%/yr

Latest (2025): $1,532 · +79.3% YoY. Source: county tax records.