2236 Fennell Rd · Hope Mills, NC 28348

$179,990

3 bd · 2.0 ba · 1,070 sqft · Manufactured public records · 10 Days on market

Built 1990 0.56 ac lot

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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 +19.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.4/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your new home, roof less than 5 years old, a heater and finished sunroom. 3 bedroom and 2 full bath. Just over half an acre and trees to give you even more privacy. Call to schedule your tour today.

Key facts

• Finished sunroom
• Trees for privacy
• Half an acre

Tags

• ROOF LESS THAN 5 YEARS OLD
• FINISHED SUNROOM
• HALF AN ACRE
• TREES FOR PRIVACY

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Sewer available
• Home design: Manufactured home; Single-story (one level); Entry on level 1; Rural residential zoning
• Construction: Block foundation; Block, vinyl siding, and frame construction; Shingle roof
• Exterior features: Front porch; Fenced yard; Paved road access

Interior

• Bedrooms: Bedrooms on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Wall/window unit(s); Electric heating; Heat pump
• Interior features: 7 total rooms; Crawl space basement; Accessible full bathroom; Has a view

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/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 $168k (6.5% below list).
• Recommended offer: $168k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 4.8% in Hope Mills — 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 67/100 on livability (#234 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D-, amenities F, commute 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: Cumberland Academy K-5 Virtual School (math 22% / reading 44%, grade F, #890 of 1,410 statewide, top 64%, 406 students, 5% FRL); Cumberland Academy 6-12 Virtual School (math 32% / reading 52%, grade F, #374 of 535 statewide, top 71%, 590 students, 65% FRL) — zoned schools average 35% FRL vs 55% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.3%/yr); 317 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 31% of the median local income ($66k/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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $55k; list at $180k implies a 227% 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 $168,329 (6.5% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
3. Crime grade is D 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. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.16%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.28% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-13,233
• Equity at exit: $26,837

10-year hold

• IRR: 4.0%
• Equity multiple: 1.30×
• Total profit: $15,261
• Equity at exit: $15,562

Cash invested: $50,397 (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 28348

• Home prices YoY: -14.0%
• Rents YoY: 4.3%
• Active inventory: 317
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,683 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$94 /mo · $1,132/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $217

Break-even live

Break-even rent $1,409

Max offer price $179,990

Occupancy floor 82%

Sensitivity live

Price	-10% $318	-5% $267	+0% $217	+5% $166	+10% $115
Rent	-10% $84	-5% $150	+0% $217	+5% $283	+10% $350
Rate	-1.0pp $307	-0.5pp $262	base $217	+0.5pp $170	+1.0pp $122

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: $44,998
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1725 Sand Hill Rd Hope Mills, NC	3.0	1.5	1080	$1,375	$1.27	24d	1	0.79mi

Listing history 9 events

1. 2026-06-18
   days on market $179,990 Active 10 DOM
2. 2026-06-17
   days on market $179,990 Active 9 DOM
3. 2026-06-16
   days on market $179,990 Active 8 DOM
4. 2026-06-15
   days on market $179,990 Active 7 DOM
5. 2026-06-14
   days on market $179,990 Active 5 DOM
6. 2026-06-13
   days on market $179,990 Active 4 DOM
7. 2026-06-10
   days on market $179,990 Active 2 DOM
8. 2026-06-09
   remarks 209-char remark
9. 2026-06-09
   listed $179,990 Active 1 DOM

ⓘ 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: $1,132 · $94/mo
• Projected year-2 tax: $1,476 · $123/mo
• Expected delta: +$344/yr (+$29/mo · 30.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 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: $20,199
• − Mortgage interest: −$10,082
• − Property taxes: −$1,132
• − Insurance: −$900
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$5,236
• Taxable loss: −$383
• Est. tax savings @ 24.0%: +$92
• After-tax cash flow: $2,691/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 — Hope Mills

• Score: 67/100
• State rank: #234
• US rank: #10761

Category grades

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

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): 39,196
• Household income: $66,129
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 746.0

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 0.67)
• Race & ethnicity: White 49% Black 27% Hispanic / Latino 13% Two or more races 11% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5%
• Common ancestry: Romanian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 90% English-only · Spanish 8% Other Indo-European 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: ▼ -37.14%
• Current HPI: 228.3122
• Rent YoY: ▲ 4.28%
• 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

+291.3% since first listed

4 events — show timeline

• 2026-06-08 Listed $179,990 Hive MLS
• 2006-11-08 Sold (Public Records) $55,000 Public Records
• 1996-07-19 Sold (Public Records) $53,000 Public Records
• 1991-05-17 Sold (Public Records) $46,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $1,132 · +87.9% YoY. Source: county tax records.