881 Precision Ct · Hope Mills, NC 28348

$84,000

3 bd · 2.0 ba · 2,052 sqft · Manufactured public records · 12 Days on market

Built 2000 0.47 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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 MLS

-NEWLY RENOVATED!! NEW CARPETS, PAINT and SS Appliances! Great country home location! This one has a Great Kitchen Layout, spacious, open floor-plan, 4 bedroom 2 bath home set in a cul-de-sac on a large private lot! Close to i-95, shopping, etc. Great School District -Open floor plan with large, spacious rooms. Don't miss this little beauty-Stop by Today!!

Key facts

• 0.47 acre lot
• Built 2000
• Listed 12 days

Property features AI

Finance

• Other: Subdivision: WINDY PINES; GPS-friendly directions provided

Exterior

• Parking: No garage
• Utilities: Water from spring and well; Sewer: Other
• Home design: Manufactured home; Residential property
• Construction: Construction materials: Unknown
• Exterior features: Located on a cul-de-sac; Lot approximately 0.47 acres

Interior

• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating (type: Other)
• Interior features: Wood-burning fireplace (1); Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $84k.

Deal economics

• At list price, monthly cash flow is $841 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Cap rate 18.3% 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: Gray'S Creek Middle (math 33% / reading 48%, grade F, #215 of 475 statewide, top 46%, 1,126 students, 50% FRL); Gray'S Creek High (math 61% / reading 58%, grade C+, #216 of 535 statewide, top 43%, 1,395 students, 44% FRL).
• Zoned-school proficiency averages 50% at this address vs 36% district-wide (+14 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: Rents rising fast (+4.3%/yr); 317 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 33% 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 $581 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 12y 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 $65k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $84,000

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: 2.16% ✓
• Cap rate: 18.31%
• Cash-on-cash: 42.91%
• DSCR: 2.91
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $201,096
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
881 Precision Ct	0.00mi	4/2.0 (+1)	2,052 (0%)	0mo	$76,000	$37	95
762 Precision Ct	0.24mi	3/2.0	2,015 (-2%)	5mo	$189,900	$94	82
6210 Earp Ct	0.22mi	3/2.0	1,890 (-8%)	4mo	$185,000	$98	74
6133 Earp Ct	0.35mi	3/2.0	2,121 (+3%)	15mo	$211,000	$99	66
6119 Twiggs Ct	0.40mi	3/2.0	2,076 (+1%)	24mo	$199,000	$96	60
757 Precision Ct	0.23mi	4/2.0 (+1)	2,280 (+11%)	9mo	$208,000	$91	59
6117 Earp Ct	0.44mi	3/2.0	1,836 (-10%)	8mo	$199,900	$109	55
550 Palindrome Ct	0.50mi	4/2.0 (+1)	2,164 (+6%)	24mo	$211,000	$98	43
6105 Earp Ct	0.50mi	3/3.0	1,831 (-11%)	19mo	$199,900	$109	38

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

Projected returns pro-forma

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

5-year hold

• IRR: 41.2%
• Equity multiple: 2.80×
• Total profit: $42,365
• Equity at exit: $12,525

10-year hold

• IRR: 48.0%
• Equity multiple: 5.93×
• Total profit: $116,004
• Equity at exit: $7,263

Cash invested: $23,520 (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: 3.9×

Monthly cashflow live

• Estimated rent: $1,818 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$119 /mo · $1,434/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $841

Break-even live

Break-even rent $753

Max offer price $84,000

Occupancy floor 49%

Sensitivity live

Price	-10% $889	-5% $865	+0% $841	+5% $817	+10% $794
Rent	-10% $697	-5% $769	+0% $841	+5% $913	+10% $985
Rate	-1.0pp $883	-0.5pp $862	base $841	+0.5pp $819	+1.0pp $797

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5536 Gilcrest Sands Dr Hope Mills, NC	3.0	2.0	1421	$1,395	$0.98	24d	1	0.44mi
5660 Bauer St Hope Mills, NC	3.0	2.0	1492	$1,495	$1.00	24d	1	0.69mi

Listing history 10 events

1. 2026-05-14
   listed $84,000 Active
2. 2018-05-29
   soldstatus $65,000 358-char remark

   Show marketing remark (358 chars)

   -NEWLY RENOVATED!! NEW CARPETS, PAINT and SS Appliances! Great country home location! This one has a Great Kitchen Layout, spacious, open floor-plan, 4 bedroom 2 bath home set in a cul-de-sac on a large private lot! Close to i-95, shopping, etc. Great School District -Open floor plan with large, spacious rooms. Don't miss this little beauty-Stop by Today!!

3. 2018-05-18
   soldstatus $65,000
4. 2018-02-27
   listed $65,000 358-char remark

   Show marketing remark (358 chars)

   -NEWLY RENOVATED!! NEW CARPETS, PAINT and SS Appliances! Great country home location! This one has a Great Kitchen Layout, spacious, open floor-plan, 4 bedroom 2 bath home set in a cul-de-sac on a large private lot! Close to i-95, shopping, etc. Great School District -Open floor plan with large, spacious rooms. Don't miss this little beauty-Stop by Today!!

5. 2018-01-04
   listed $65,000
6. 2017-04-20
   listed $65,000
7. 2015-12-31
   historical
8. 2014-11-26
   listed $74,900
9. 2014-11-26
   listed $74,900
10. 2008-03-26
    soldstatus $67,500

ⓘ 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: $1,434 · $119/mo
• Projected year-2 tax: $1,434 · $119/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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $21,814
• − Mortgage interest: −$4,705
• − Property taxes: −$1,434
• − Insurance: −$420
• − Repairs & maintenance: −$1,745
• − Management: −$1,745
• − Depreciation: −$2,444
• Taxable income: $9,321
• Est. tax owed @ 24.0%: −$2,237
• After-tax cash flow: $7,856/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

+24.4% since first listed

10 events — show timeline

• 2026-05-14 Listed $84,000 LPRMLS
• 2018-05-29 Sold (MLS) $65,000 LPRMLS
• 2018-05-18 Sold (Public Records) $65,000 Public Records
• 2018-02-27 Listed $65,000 LPRMLS
• 2018-01-04 Listed $65,000 LPRMLS
• 2017-04-20 Listed $65,000 LPRMLS
• 2015-12-31 Listing Removed — TMLS
• 2014-11-26 Listed $74,900 LPRMLS
• 2014-11-26 Listed $74,900 TMLS
• 2008-03-26 Sold (Public Records) $67,500 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,434 · +57.0% YoY. Source: county tax records.