512 Ijams St · Fayetteville, NC 28301

$129,999

2 bd · 1.0 ba · 775 sqft · SingleFamily public records · 143 Days on market

Built 1951 6,098 sqft lot Est $121k · 8% over

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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 +14.2/30.0
• DSCR +4.3/10.0
• ARV discount +4.1/15.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The cottage has two bedrooms, one bathroom and has been beautifully renovated. In addition to its new roof (2022), it also features new fixtures, new flooring, stainless steel appliances, and new cabinetry and countertops. New carpeting and fresh paint make this home perfect. Back storage area has washer and dryer hookups. A great location with easy access to the university, shops, base, and restaurants! Here's your chance to own a gorgeous home ready for you to call it home!

Key facts

• Utility room
• Eat in kitchen
• Stainless appliances

Tags

• PRIVACY FENCED YARD
• EAT IN KITCHEN
• STAINLESS APPLIANCES
• UTILITY ROOM

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Zoned SF6 (Single Family Res 6); Located in the KINGS TERRACE subdivision
• Construction: Vinyl siding
• Exterior features: Porch; Rear porch; Fenced yard with privacy fencing; Interior lot; Paved road access

Interior

• Kitchen: Dishwasher; Refrigerator; Cooktop; Range; Microwave
• Bedrooms: 4 total rooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Eat-in kitchen; Storage; Crawl space basement
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $22 ($268/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 $112k (13.7% below list).
• Recommended offer: $112k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Beaver Dam Elementary (math 70% / reading 70%, grade A-, #95 of 1,410 statewide, top 7%, 86 students, 96% 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 98% FRL vs 55% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 135 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 34% of the median local income ($39k/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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 75% 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 $112,143 (13.7% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.50%
• Cash-on-cash: 0.74%
• DSCR: 1.03
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $120,900
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
276 N Windsor Dr	0.43mi	2/1.0	775 (0%)	6mo	$92,000	$119	75
1207 Hillsboro St	0.29mi	2/1.0	830 (+7%)	2mo	$150,000	$181	73
1211 West Dr	0.19mi	2/1.0	810 (+4%)	20mo	$55,000	$68	67
140 Kensington Cir	0.41mi	2/1.0	800 (+3%)	10mo	$131,500	$164	67
2007 Overlook Dr	0.32mi	3/1.0 (+1)	786 (+1%)	18mo	$85,000	$108	63
151 Kensington Cir	0.38mi	2/1.0	857 (+11%)	5mo	$57,500	$67	61
1203 North St	0.72mi	2/1.0	715 (-8%)	1mo	$126,628	$177	52
805 Minurva Ct	0.55mi	3/1.0 (+1)	864 (+12%)	14mo	$150,000	$174	38
1601 Minurva Dr	0.56mi	3/1.0 (+1)	864 (+12%)	14mo	$135,000	$156	38
306 Plum St	0.74mi	2/1.0	720 (-7%)	21mo	$130,000	$181	36
1712 Newark Ave	0.75mi	2/1.0	684 (-12%)	21mo	$75,000	$110	28

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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.48×
• Total profit: $-19,092
• Equity at exit: $19,383

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-12,508
• Equity at exit: $11,240

Cash invested: $36,400 (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 28301

• Home prices YoY: -12.5%
• Rents YoY: 3.5%
• Active inventory: 135
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,121 high
• Mortgage (P&I): −$682
• Tax from tax record: −$128 /mo · $1,532/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $22

Break-even live

Break-even rent $1,093

Max offer price $129,999

Occupancy floor 93%

Sensitivity live

Price	-10% $96	-5% $59	+0% $22	+5% $-14	+10% $-51
Rent	-10% $-66	-5% $-22	+0% $22	+5% $67	+10% $111
Rate	-1.0pp $88	-0.5pp $55	base $22	+0.5pp $-11	+1.0pp $-46

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Quincy St Fayetteville, NC	3.0	1.0	1080	$1,320	$1.22	15d	1	0.17mi
307 Hawthorne Rd Fayetteville, NC	3.0	1.0	886	$1,125	$1.27	15d	1	0.19mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	15d	1	0.33mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	25d	1	0.33mi
210 Colonial Dr Fayetteville, NC	1.0	1.0	625	$749	$1.20	15d	1	0.36mi
122 Kensington Cir Fayetteville, NC	3.0	1.0	856	$1,250	$1.46	25d	1	0.40mi
113 Mullins Ave Fayetteville, NC	2.0	1.0	1000	$1,025	$1.02	25d	1	0.41mi
282 Windsor Dr Fayetteville, NC	3.0	1.0	855	$1,000	$1.17	25d	1	0.43mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	25d	1	0.49mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	15d	1	0.49mi
302 Brookwood Ave Fayetteville, NC	2.0	1.0	979	$1,250	$1.28	15d	1	0.50mi
2061 Osceola Dr Fayetteville, NC	3.0	1.0	928	$1,300	$1.40	25d	1	0.58mi
1606 Gibson St Fayetteville, NC	3.0	1.5	1014	$1,000	$0.99	25d	1	0.59mi
398 Bainbridge Ct Fayetteville, NC	3.0	2.0	900	$990	$1.10	15d	1	0.64mi
398 Bainbridge Ct Fayetteville, NC	3.0	2.0	900	$990	$1.10	25d	1	0.64mi
2015 Blake St Fayetteville, NC	2.0	1.0	700	$995	$1.42	25d	1	0.66mi
110 Facility Dr #2015 Fayetteville, NC	2.0	1.0	700	$995	$1.42	25d	1	0.66mi
1704 Newark Ave Fayetteville, NC	2.0	1.0	1100	$850	$0.77	25d	1	0.72mi
806 Lakeland St Fayetteville, NC	3.0	1.0	864	$1,400	$1.62	25d	1	0.87mi
100 Sycamore Ct Fayetteville, NC	2.0	1.0	800	$875	$1.09	25d	1	1.06mi
1401 Briarcliff Dr Unit B Fayetteville, NC	1.0	1.0	1001	$875	$0.87	25d	1	1.16mi
216 Brainerd Ave Fayetteville, NC	2.0	1.0	818	$1,150	$1.41	25d	1	1.17mi
1261 Thelbert Dr Fayetteville, NC	2.0	1.0	768	$1,100	$1.43	15d	1	1.18mi
2212 Murchison Rd Unit B Fayetteville, NC	2.0	1.0	564	$1,099	$1.95	15d	1	1.18mi
2212 Murchison Rd Fayetteville, NC	2.0	1.0	564	$1,250	$2.22	25d	1	1.18mi
620 Forest Rd Fayetteville, NC	2.0	1.0	1000	$975	$0.97	25d	2	1.29mi
2737 Kentberry Ave Fayetteville, NC	2.0–3.0	2.0	1209	$1,300	$1.08	15d	5	1.35mi
1021 W Rowan St Unit H Fayetteville, NC	2.0	1.5	930	$850	$0.91	25d	1	1.43mi
1107 W Rowan St Unit 1111-3 Fayetteville, NC	1.0	1.0	700	$850	$1.21	25d	1	1.45mi
536 Pearl St Fayetteville, NC	2.0	1.0	1101	$1,349	$1.23	15d	1	1.47mi

Listing history 27 events

1. 2026-06-21
   days on market $129,999 Active 143 DOM
2. 2026-06-18
   days on market $129,999 Active 140 DOM
3. 2026-06-17
   days on market $129,999 Active 139 DOM
4. 2026-06-16
   days on market $129,999 Active 138 DOM
5. 2026-06-15
   days on market $129,999 Active 137 DOM
6. 2026-06-14
   days on market $129,999 Active 135 DOM
7. 2026-06-13
   days on market $129,999 Active 134 DOM
8. 2026-06-10
   days on market $129,999 Active 132 DOM
9. 2026-06-09
   days on market $129,999 Active 131 DOM
10. 2026-06-08
    days on market $129,999 Active 130 DOM
11. 2026-06-07
    days on market $129,999 Active 129 DOM
12. 2026-06-03
    days on market $129,999 Active 125 DOM
13. 2026-06-02
    days on market $129,999 Active 124 DOM
14. 2026-06-01
    days on market $129,999 Active 123 DOM
15. 2026-05-31
    days on market $129,999 Active 122 DOM
16. 2026-05-30
    days on market $129,999 Active 121 DOM
17. 2026-04-19
    price $129,999
18. 2026-02-16
    price $132,000
19. 2026-01-29
    listed $139,999 Active
20. 2022-12-29
    soldstatus $95,000 Closed 480-char remark

    Show marketing remark (480 chars)

    The cottage has two bedrooms, one bathroom and has been beautifully renovated. In addition to its new roof (2022), it also features new fixtures, new flooring, stainless steel appliances, and new cabinetry and countertops. New carpeting and fresh paint make this home perfect. Back storage area has washer and dryer hookups. A great location with easy access to the university, shops, base, and restaurants! Here's your chance to own a gorgeous home ready for you to call it home!

21. 2022-12-29
    soldstatus $95,000

    Show marketing remark (480 chars)

    The cottage has two bedrooms, one bathroom and has been beautifully renovated. In addition to its new roof (2022), it also features new fixtures, new flooring, stainless steel appliances, and new cabinetry and countertops. New carpeting and fresh paint make this home perfect. Back storage area has washer and dryer hookups. A great location with easy access to the university, shops, base, and restaurants! Here's your chance to own a gorgeous home ready for you to call it home!

22. 2022-12-09
    status Pending 480-char remark

    Show marketing remark (480 chars)

    The cottage has two bedrooms, one bathroom and has been beautifully renovated. In addition to its new roof (2022), it also features new fixtures, new flooring, stainless steel appliances, and new cabinetry and countertops. New carpeting and fresh paint make this home perfect. Back storage area has washer and dryer hookups. A great location with easy access to the university, shops, base, and restaurants! Here's your chance to own a gorgeous home ready for you to call it home!

23. 2022-12-06
    listed $95,000 Active 480-char remark

    Show marketing remark (480 chars)

    The cottage has two bedrooms, one bathroom and has been beautifully renovated. In addition to its new roof (2022), it also features new fixtures, new flooring, stainless steel appliances, and new cabinetry and countertops. New carpeting and fresh paint make this home perfect. Back storage area has washer and dryer hookups. A great location with easy access to the university, shops, base, and restaurants! Here's your chance to own a gorgeous home ready for you to call it home!

24. 2019-12-28
    listed $42,000
25. 2019-09-25
    soldstatus $16,910
26. 2019-05-03
    listed $18,500
27. 2000-06-12
    soldstatus $37,500

ⓘ 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: $1,532 · $128/mo
• Projected year-2 tax: $1,532 · $128/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $13,457
• − Mortgage interest: −$7,282
• − Property taxes: −$1,532
• − Insurance: −$650
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$3,782
• Taxable loss: −$1,942
• Est. tax savings @ 24.0%: +$466
• After-tax cash flow: $734/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): 16,798
• Household income: $39,198
• Rent vs Own: 64.7% rent · 35.3% own
• Severe rent burden: 1389.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 19% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Serbian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -37.92%
• Current HPI: 265.98
• Rent YoY: ▲ 3.49%
• 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

+246.7% since first listed

11 events — show timeline

• 2026-04-19 Price Changed $129,999 LPRMLS
• 2026-02-16 Price Changed $132,000 LPRMLS
• 2026-01-29 Listed $139,999 LPRMLS
• 2022-12-29 Sold (Public Records) $95,000 Public Records
• 2022-12-29 Sold (MLS) $95,000 LPRMLS
• 2022-12-09 Pending — LPRMLS
• 2022-12-06 Listed $95,000 LPRMLS
• 2019-12-28 Listed $42,000 LPRMLS
• 2019-09-25 Sold (MLS) $16,910 LPRMLS
• 2019-05-03 Listed $18,500 LPRMLS
• 2000-06-12 Sold (Public Records) $37,500 Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,532 · +58.9% YoY. Source: county tax records.