535 Mcdougald Dr · Fayetteville, NC 28376

$198,900

4 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 1 Days on market

Manufactured home Built 1993 Est $194k · at est.

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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 +12.8/30.0
• ARV discount +6.3/15.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +3.0/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely stunning and beautifully staged 4 bedroom 2 bath home with tons of upgrades. The home has a new roof (2024), new driveway (2024) new luxury vinyl plank flooring throughout the home, new granite countertops, new light fixtures, fresh new paint, new stainless steel appliances, new vanities, new faucets, new landscaping, and so much more. There is also a deck with a huge back yard for fun times with friends and family. This home is definitely a must see!

Key facts

• Primary suite
• Split-bedroom design
• Granite countertops

Tags

• OPEN-CONCEPT FLOOR PLAN
• LUXURY VINYL PLANK FLOORING
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• SPLIT-BEDROOM DESIGN
• PRIMARY SUITE

Property features AI

Exterior

• Parking: No garage
• Security: Security system; Smoke detectors
• Utilities: Public water; Septic tank and holding tank
• Home design: Single-family residential property
• Construction: Vinyl siding
• Exterior features: Storage; Deck; Covered porch; Privacy fencing; Cleared lot/topography

Interior

• Kitchen: Refrigerator; Dishwasher; Range; Microwave; Exhaust fan
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Double vanity; Eat-in kitchen; Granite counters; Window coverings and blinds; Wood-burning fireplace
• Laundry & utility: Washer hookup on the main level; Crawl space

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $-17 ($-204/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (23.7% below list).
• Recommended offer: $152k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.8% in Fayetteville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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-.
• Hoke County Schools (suburban): math 35% / reading 40% proficiency, ranked #123 of 178 in NC (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Upchurch Elementary (math 37% / reading 40%, grade F, #750 of 1,410 statewide, top 54%, 698 students, 100% FRL); East Hoke Middle (math 32% / reading 40%, grade F, #273 of 475 statewide, top 58%, 780 students, 100% FRL); Hoke County High (math 42% / reading 44%, grade F, #372 of 535 statewide, top 69%, 2,060 students, 100% FRL) — zoned schools average 100% FRL vs 57% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 575 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 685 units permitted in Hoke County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Hoke County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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: major wind risk, 73% 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 $151,709 (23.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.76% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $193,536
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2913 Donegal Dr	0.15mi	3/2.0 (-1)	1,512 (0%)	8mo	$198,000	$131	82
2910 Donegal Dr	0.12mi	3/2.0 (-1)	1,439 (-5%)	8mo	$180,000	$125	75
1504 Clan Campbell Dr	0.40mi	3/2.0 (-1)	1,551 (+3%)	5mo	$199,000	$128	68
1500 Clan Campbell Dr	0.40mi	3/2.0 (-1)	1,512 (0%)	14mo	$157,000	$104	65
2633 Oglesby Dr	0.23mi	3/2.0 (-1)	1,438 (-5%)	15mo	$120,000	$83	64
1809 Obannon Dr	0.66mi	3/2.0 (-1)	1,565 (+4%)	4mo	$197,000	$126	55
2410 Ohara Dr	0.32mi	3/2.0 (-1)	1,290 (-15%)	2mo	$192,000	$149	54
1300 Clan Campbell Dr	0.50mi	3/2.0 (-1)	1,552 (+3%)	16mo	$160,000	$103	54
1922 Scottish Ct	0.24mi	3/2.0 (-1)	1,332 (-12%)	17mo	$182,000	$137	50
1312 Clan Campbell Dr	0.44mi	3/2.0 (-1)	1,376 (-9%)	18mo	$182,500	$133	44
2207 Keen Ct	0.51mi	3/2.0 (-1)	1,326 (-12%)	8mo	$165,000	$124	44
2002 Mcguire Dr	0.64mi	3/2.0 (-1)	1,296 (-14%)	7mo	$190,000	$147	36

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 · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -18.0%
• Equity multiple: 0.37×
• Total profit: $-35,021
• Equity at exit: $29,657

10-year hold

• IRR: -12.3%
• Equity multiple: 0.30×
• Total profit: $-38,746
• Equity at exit: $17,197

Cash invested: $55,692 (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 28376

• Home prices YoY: -24.0%
• Rents YoY: 1.9%
• Active inventory: 575
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,517 high
• Mortgage (P&I): −$1,043
• Tax from tax record: −$90 /mo · $1,075/yr
• Insurance: −$83
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-17

Break-even live

Break-even rent $1,539

Max offer price $195,891

Occupancy floor 96%

Sensitivity live

Price	-10% $96	-5% $39	+0% $-17	+5% $-73	+10% $-130
Rent	-10% $-137	-5% $-77	+0% $-17	+5% $43	+10% $103
Rate	-1.0pp $83	-0.5pp $34	base $-17	+0.5pp $-69	+1.0pp $-121

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: $49,725
• Closing costs: $5,967
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 Brickhill Dr Raeford, NC	4.0	2.5	2045	$2,200	$1.08	25d	1	0.39mi
1502 Clan Campbell Dr Raeford, NC	3.0	2.0	1296	$1,395	$1.08	16d	1	0.39mi
1552 Clan Campbell Dr Raeford, NC	3.0	2.0	1241	$1,695	$1.37	16d	1	0.49mi
140 Verdmont Dr Raeford, NC	3.0	2.5	1856	$2,200	$1.19	25d	1	0.60mi
279 Cromwell Ct Raeford, NC	4.0	2.0	1901	$2,100	$1.10	16d	1	0.74mi
105 Joseph Dr Raeford, NC	3.0	2.0	1152	$1,275	$1.11	25d	1	1.12mi
1002 South Pointe Dr Raeford, NC	1.0–3.0	1.0–2.0	1074	$1,920	$1.79	16d	24	1.19mi
9000 Stone Gate Dr Raeford, NC	1.0–3.0	1.0–2.0	1029	$1,757	$1.71	16d	12	1.35mi
109 Timberidge Dr Raeford, NC	3.0	2.0	1384	$1,765	$1.28	16d	1	1.37mi
334 Woodberry Cir Raeford, NC	3.0	2.0	1598	$1,650	$1.03	16d	1	1.43mi
132 Congaree Dr Raeford, NC	3.0	2.0	1566	$1,895	$1.21	25d	1	1.49mi

Listing history 7 events

1. 2026-05-29
   status Pending
2. 2026-05-28
   listed $198,900 Active
3. 2024-10-23
   soldstatus $184,000
4. 2024-10-21
   soldstatus $185,000 Closed 466-char remark

   Show marketing remark (466 chars)

   Absolutely stunning and beautifully staged 4 bedroom 2 bath home with tons of upgrades. The home has a new roof (2024), new driveway (2024) new luxury vinyl plank flooring throughout the home, new granite countertops, new light fixtures, fresh new paint, new stainless steel appliances, new vanities, new faucets, new landscaping, and so much more. There is also a deck with a huge back yard for fun times with friends and family. This home is definitely a must see!

5. 2024-09-17
   status Pending 466-char remark

   Show marketing remark (466 chars)

   Absolutely stunning and beautifully staged 4 bedroom 2 bath home with tons of upgrades. The home has a new roof (2024), new driveway (2024) new luxury vinyl plank flooring throughout the home, new granite countertops, new light fixtures, fresh new paint, new stainless steel appliances, new vanities, new faucets, new landscaping, and so much more. There is also a deck with a huge back yard for fun times with friends and family. This home is definitely a must see!

6. 2024-09-14
   listed $188,000 Active 466-char remark

   Show marketing remark (466 chars)

   Absolutely stunning and beautifully staged 4 bedroom 2 bath home with tons of upgrades. The home has a new roof (2024), new driveway (2024) new luxury vinyl plank flooring throughout the home, new granite countertops, new light fixtures, fresh new paint, new stainless steel appliances, new vanities, new faucets, new landscaping, and so much more. There is also a deck with a huge back yard for fun times with friends and family. This home is definitely a must see!

7. 2024-07-01
   soldstatus $75,000

ⓘ 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: $1,075 · $90/mo
• Projected year-2 tax: $1,631 · $136/mo
• Expected delta: +$556/yr (+$46/mo · 51.7%)

ⓘ 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 6/10 Major 73% 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: $18,205
• − Mortgage interest: −$11,141
• − Property taxes: −$1,075
• − Insurance: −$994
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$5,786
• Taxable loss: −$3,705
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $685/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: Hoke County Schools
• NCES district ID: 3702250
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $43,896
• Composite: 31.82/100
• National rank: #5880
• State rank: #123 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

• County: Hoke County · 44,880 people
• City population: 226,118
• Metro: Fayetteville, NC
• Population (ZIP): 44,880
• Household income: $66,471
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 897.0

Population outlook (Hoke County) Hauer SSP2

• Today (2025): 63,354 people
• By 2030: 68,361 · +7.9%
• By 2040: 78,074 · +23.2%
• By 2050: 86,384 · +36.4%
• By 2075: 99,517 · +57.1%
• By 2100: 98,939 · +56.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 38% Black 35% Hispanic / Latino 15% Two or more races 9% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Slovak 2% Romanian 1% Italian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Hoke

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.4% · Other 1.2%
• 2008→2024 swing: -12.8pp toward R · 2008: 18.8pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+10.9 2016: D+10.8 2012: D+19.0 2008: D+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.30%
• Current HPI: 169.1801
• Rent YoY: ▲ 1.92%
• 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

+165.2% since first listed

7 events — show timeline

• 2026-05-29 Pending — LPRMLS
• 2026-05-28 Listed $198,900 LPRMLS
• 2024-10-23 Sold (Public Records) $184,000 Public Records
• 2024-10-21 Sold (MLS) $185,000 LPRMLS
• 2024-09-17 Pending — LPRMLS
• 2024-09-14 Listed $188,000 LPRMLS
• 2024-07-01 Sold (Public Records) $75,000 Public Records

Property tax history

+19.3%/yr

Latest (2025): $1,075 · +75.8% YoY. Source: county tax records.