4225 Pleasantburg Dr · Vander, NC 28312

$335,000

3 bd · 4.0 ba · 2,144 sqft · SingleFamily public records · 14 Days on market

Built 2018 0.26 ac lot Est $352k · at est. $8/mo HOA

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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).

• Appreciation +10.0/10.0
• ARV discount +9.6/15.0
• Cash flow +7.6/30.0
• Schools +3.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

-Welcome home to this beauty! Over 2,100 sq ft, 3 beds/2.5 bath and a separate bonus room. This beautiful floor plan features an open concept, kitchen island with eating area, breakfast nook and formal dining area. Large family room with fireplace and vaulted ceiling. Split bedroom design, the owner's suite connects to a generous bathroom that includes a double vanity and a walk-in closet. Granite countertops and many high-end finishes throughout the home. Enjoy your fenced in backyard as you relax on your covered patio!

Key facts

• Eat-in dining area
• Formal dining room
• Primary suite

Tags

• PRIMARY SUITE
• SPACIOUS BONUS ROOM
• FORMAL DINING ROOM
• LIVING AREA
• CENTER ISLAND
• EAT-IN DINING AREA

Property features AI

Finance

• Other: Directions: Clinton Road toward Cape Fear High, right onto Old Vander Road, left into Blakefield, right onto Pleasantburg Dr — home is on the left
• HOA & community: Homeowners association with an annual fee of $100 (about $8.33/month)

Exterior

• Parking: Attached garage with 2 covered spaces
• Security: Security system; Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Zoned RR (Rural Residential); Subdivision: BLAKEFIELD
• Construction: Stone veneer and vinyl siding exterior
• Exterior features: Front porch; Rear covered porch/patio; Covered porch; Patio; Privacy fencing in backyard

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Granite counters; Kitchen island; Pantry; Eat-in kitchen
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air (electric); Ceiling fans
• Interior features: Ceiling fans; Double vanity; Entrance foyer; Eat-in kitchen; Granite countertops; Kitchen island; Pantry; Walk-in closets; Window coverings and blinds; Gas fireplace
• Laundry & utility: Washer hookup; Dryer included; Laundry on main level; In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-395 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (20.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (35.0% below list).
• Recommended offer: $218k (35.0% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.9% in Vander — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 55/100 on livability (#645 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, employment B+; Watch: amenities F, commute F, housing 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: 222 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $36k of equity ($2k loan paydown + $34k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 8y ago 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; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,614 (35.0% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.65% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.05%
• DSCR: 0.78
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $351,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
368 Whitestone Dr	0.20mi	3/2.5	1,997 (-7%)	9mo	$339,700	$170	66
364 Whitestone (lot 290) Dr	0.19mi	4/2.5 (+1)	2,009 (-6%)	7mo	$339,500	$169	64
408 Whitestone (lot 285) Dr	0.23mi	4/3.0 (+1)	2,344 (+9%)	1mo	$368,900	$157	64
402 Lyman (lot 271) Dr	0.27mi	4/2.5 (+1)	2,360 (+10%)	1mo	$367,900	$156	59
404 Whitestone Dr	0.23mi	3/2.5	1,885 (-12%)	7mo	$319,800	$170	57
4252 Pleasantburg Dr	0.09mi	4/2.5 (+1)	2,438 (+14%)	6mo	$347,500	$143	57
409 Whitestone Dr	0.26mi	4/2.5 (+1)	2,336 (+9%)	8mo	$384,000	$164	55
415 Lyman Dr	0.33mi	4/2.5 (+1)	2,325 (+8%)	11mo	$344,800	$148	51
413 Whitestone Dr	0.27mi	4/2.0 (+1)	1,854 (-14%)	3mo	$331,000	$179	50
401 Whitestone Dr	0.25mi	4/2.5 (+1)	1,886 (-12%)	12mo	$339,999	$180	48
4141 Locks Creek Church Rd	0.40mi	4/2.5 (+1)	1,850 (-14%)	8mo	$175,000	$95	41
4041 Lifestyle Rd	0.73mi	4/2.5 (+1)	2,273 (+6%)	6mo	$315,000	$139	40

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: 20.7%
• Equity multiple: 2.68×
• Total profit: $157,200
• Equity at exit: $301,795

10-year hold

• IRR: 18.8%
• Equity multiple: 6.14×
• Total profit: $482,533
• Equity at exit: $650,831

Cash invested: $93,800 (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 28312

• Home prices YoY: 6.9%
• Active inventory: 222
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,176 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$210 /mo · $2,518/yr
• Insurance: −$140
• HOA: −$8
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-395

Break-even live

Break-even rent $2,676

Max offer price $265,217

Occupancy floor —

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4233 Pleasantburg Dr Fayetteville, NC	4.0	2.5	2252	$2,300	$1.02	13d	1	0.06mi
4243 Cinder Ln Fayetteville, NC	4.0	3.0	2144	$2,085	$0.97	13d	1	0.08mi
4211 Cherry Hill Ln Fayetteville, NC	4.0	2.5	2341	$2,145	$0.92	13d	1	0.11mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 11 events

1. 2026-06-15
   statusdays on market $335,000 Pending 14 DOM
2. 2026-06-14
   days on market $335,000 Active 13 DOM
3. 2026-06-13
   days on market $335,000 Active 12 DOM
4. 2026-06-10
   days on market $335,000 Active 10 DOM
5. 2026-06-09
   days on market $335,000 Active 9 DOM
6. 2026-06-08
   days on market $335,000 Active 8 DOM
7. 2026-06-07
   days on market $335,000 Active 7 DOM
8. 2026-06-03
   days on market $335,000 Active 3 DOM
9. 2026-06-02
   days on market $335,000 Active 2 DOM
10. 2026-06-01
    remarks 699-char remark
11. 2026-06-01
    listed $335,000 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: $2,518 · $210/mo
• Projected year-2 tax: $2,747 · $229/mo
• Expected delta: +$229/yr (+$19/mo · 9.1%)

ⓘ 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 8/10 Severe 7 d/yr ≥106°F today · 17 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: $26,114
• − Mortgage interest: −$18,765
• − Property taxes: −$2,518
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − HOA: −$96
• − Depreciation: −$9,745
• Taxable loss: −$10,864
• Est. tax savings @ 24.0%: +$2,607
• After-tax cash flow: $-2,133/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 — Vander

• Score: 55/100
• State rank: #645
• US rank: #23450

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,889

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 0.61)
• Race & ethnicity: White 55% Black 29% Two or more races 8% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% 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: ▲ 19.75%
• Current HPI: 306.7749
• 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

+44.8% since first listed

9 events — show timeline

• 2026-06-01 Listed $335,000 LPRMLS
• 2022-09-01 Sold (Public Records) $310,000 Public Records
• 2022-09-01 Sold (MLS) $310,000 TMLS
• 2022-09-01 Sold (MLS) $310,000 LPRMLS
• 2022-08-04 Pending — TMLS
• 2022-08-01 Listed $298,500 TMLS
• 2022-08-01 Listed $298,500 LPRMLS
• 2019-01-31 Sold (MLS) $231,999 LPRMLS
• 2018-09-05 Listed $231,399 LPRMLS

Property tax history

+28.6%/yr

Latest (2025): $2,518 · +12.0% YoY. Source: county tax records.