735 Hedgelawn Way · Fayetteville, NC 28311

$138,000

2 bd · 2.0 ba · 922 sqft · Other public records · 157 Days on market

Built 1983

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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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great Investment property! 2 Bedroom 2 bath duplex unit. Newly updated, stainless steel appliances. Tile floor throughout except bedrooms. Tenant occupied at $1175 per month.

Key facts

• Tile floor
• Built 1983
• Listed 157 days

Tags

• STAINLESS STEEL APPLIANCES
• TILE FLOOR

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Duplex structure; Residential single family residence; Zoned SF6 (Single Family Res 6)
• Construction: Frame construction
• Exterior features: Storage; Front porch, porch and patio; Partial fencing

Interior

• Kitchen: Dishwasher; Oven; Refrigerator; Water heater
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Flooring: Laminate flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central electric air conditioning; Ceiling fan(s)
• Interior features: Ceiling fans; Eat-in kitchen; Crawl space basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $138k.

Deal economics

• At list price, monthly cash flow is $37 ($447/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 $119k (13.9% below list).
• Recommended offer: $119k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.8% 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 (+2.8%/yr); 363 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $954 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 11y 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.
• Current owner paid $60k; list at $138k implies a 130% 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 $118,848 (13.9% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.86% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.16%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.48×
• Total profit: $-20,216
• Equity at exit: $20,576

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-15,481
• Equity at exit: $11,932

Cash invested: $38,640 (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 28311

• Home prices YoY: -18.4%
• Rents YoY: 2.8%
• Active inventory: 363
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,188 high
• Mortgage (P&I): −$724
• Tax from tax record: −$120 /mo · $1,445/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $37

Break-even live

Break-even rent $1,141

Max offer price $138,000

Occupancy floor 92%

Sensitivity live

Price	-10% $115	-5% $76	+0% $37	+5% $-2	+10% $-41
Rent	-10% $-57	-5% $-10	+0% $37	+5% $84	+10% $131
Rate	-1.0pp $107	-0.5pp $72	base $37	+0.5pp $2	+1.0pp $-35

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
848 Tamarack Dr Fayetteville, NC	1.0–2.0	1.0	705	$1,171	$1.66	15d	49	0.21mi
3613 Pine Lake Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1116	$1,302	$1.17	15d	31	0.23mi
4202 S Dowfield Dr Fayetteville, NC	2.0	1.0	800	$930	$1.16	25d	1	0.37mi
4206 S Dowfield Dr Fayetteville, NC	2.0	1.0	900	$895	$0.99	25d	1	0.38mi
816 Shaw Mill Rd Unit 13 Fayetteville, NC	1.0	1.0	665	$950	$1.43	25d	1	0.60mi
909 Southview Cir Unit B Fayetteville, NC	2.0	1.5	923	$945	$1.02	25d	1	0.61mi
4736 Rosehill Rd Fayetteville, NC	3.0	2.0	1000	$1,240	$1.24	25d	1	0.77mi
733 Ashburton Dr Fayetteville, NC	3.0	1.5	1118	$1,300	$1.16	25d	1	0.95mi
927 Fiske Dr Fayetteville, NC	3.0	1.0	926	$1,200	$1.30	25d	1	1.04mi
629 Gables Ct Fayetteville, NC	1.0	1.0	680	$825	$1.21	25d	1	1.13mi
633 Elk Ct Fayetteville, NC	2.0	1.5	1000	$1,000	$1.00	25d	1	1.13mi
2523 Mulranny Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,387	$1.25	15d	9	1.14mi
790 Arthington St Fayetteville, NC	2.0	2.5	1000	$1,350	$1.35	25d	1	1.14mi
4453 Oakmont Cir Fayetteville, NC	3.0	1.0	1101	$1,300	$1.18	15d	1	1.37mi
4252 Deadwyler Dr Fayetteville, NC	2.0	1.0	648	$995	$1.54	25d	1	1.40mi
2500 McArthur Landing Cir Fayetteville, NC	2.0–3.0	2.0	1226	$1,295	$1.06	15d	13	1.42mi
319 Idlewild Dr Fayetteville, NC	2.0	2.0–2.5	1080	$1,340	$1.24	15d	9	1.43mi
319 Idlewild Dr Fayetteville, NC	2.0	2.0–2.5	1080	$1,350	$1.25	25d	3	1.43mi
1003 Madiera Ct Fayetteville, NC	2.0	2.0	950	$1,275	$1.34	25d	1	1.43mi

Listing history 35 events

1. 2026-06-21
   days on market $138,000 Active 157 DOM
2. 2026-06-18
   days on market $138,000 Active 154 DOM
3. 2026-06-17
   days on market $138,000 Active 153 DOM
4. 2026-06-16
   days on market $138,000 Active 152 DOM
5. 2026-06-15
   days on market $138,000 Active 151 DOM
6. 2026-06-14
   days on market $138,000 Active 149 DOM
7. 2026-06-13
   days on market $138,000 Active 148 DOM
8. 2026-06-10
   days on market $138,000 Active 146 DOM
9. 2026-06-09
   days on market $138,000 Active 145 DOM
10. 2026-06-08
    days on market $138,000 Active 144 DOM
11. 2026-06-07
    days on market $138,000 Active 143 DOM
12. 2026-06-03
    days on market $138,000 Active 139 DOM
13. 2026-06-02
    days on market $138,000 Active 138 DOM
14. 2026-06-01
    days on market $138,000 Active 137 DOM
15. 2026-05-31
    days on market $138,000 Active 136 DOM
16. 2026-05-30
    days on market $138,000 Active 135 DOM
17. 2026-01-15
    listed $138,000 Active
18. 2025-10-23
    historical $1,175
19. 2025-09-23
    price $145,000
20. 2025-08-29
    listed $1,175
21. 2025-08-28
    listed $150,000 Active
22. 2025-08-27
    listed $150,000 Active
23. 2024-11-18
    historical $1,200
24. 2024-11-08
    listed $1,200
25. 2024-09-20
    historical $1,200
26. 2024-09-19
    historical $1,200
27. 2024-09-19
    listed $1,200
28. 2024-09-19
    listed $1,200
29. 2021-09-24
    soldstatus $60,000
30. 2021-09-24
    soldstatus $60,000
31. 2021-08-07
    listed $60,000
32. 2016-07-05
    soldstatus $23,000
33. 2016-07-01
    soldstatus $23,000
34. 2015-08-06
    listed $29,500
35. 1986-12-19
    soldstatus $43,800

ⓘ 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: $1,445 · $120/mo
• Projected year-2 tax: $1,445 · $120/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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $14,262
• − Mortgage interest: −$7,730
• − Property taxes: −$1,445
• − Insurance: −$690
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$4,015
• Taxable loss: −$1,900
• Est. tax savings @ 24.0%: +$456
• After-tax cash flow: $903/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): 36,629
• Household income: $62,170
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 1645.0

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: Black 42% White 38% Hispanic / Latino 9% Two or more races 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 1% 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: ▼ -45.88%
• Current HPI: 203.0731
• Rent YoY: ▲ 2.82%
• 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

+215.1% since first listed

19 events — show timeline

• 2026-01-15 Listed $138,000 LPRMLS
• 2025-10-23 Rental Removed $1,175 TMLS
• 2025-09-23 Price Changed $145,000 LPRMLS
• 2025-08-29 Listed for Rent $1,175 TMLS
• 2025-08-28 Listed $150,000 LPRMLS
• 2025-08-27 Listed $150,000 LPRMLS
• 2024-11-18 Rental Removed $1,200 TMLS
• 2024-11-08 Listed for Rent $1,200 TMLS
• 2024-09-20 Rental Removed $1,200 TMLS
• 2024-09-19 Rental Removed $1,200 LPRMLS
• 2024-09-19 Listed for Rent $1,200 TMLS
• 2024-09-19 Listed for Rent $1,200 LPRMLS
• 2021-09-24 Sold (Public Records) $60,000 Public Records
• 2021-09-24 Sold (MLS) $60,000 LPRMLS
• 2021-08-07 Listed $60,000 LPRMLS
• 2016-07-05 Sold (MLS) $23,000 LPRMLS
• 2016-07-01 Sold (Public Records) $23,000 Public Records
• 2015-08-06 Listed $29,500 LPRMLS
• 1986-12-19 Sold (Public Records) $43,800 Public Records

Property tax history

+6.7%/yr

Latest (2025): $1,445 · +77.5% YoY. Source: county tax records.