7046 Ryan St · Fayetteville, NC 28314

$159,000

3 bd · 1.0 ba · 1,039 sqft · SingleFamily public records · 47 Days on market

Built 1965 Est $174k · 8% under

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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 +15.0/30.0
• ARV discount +11.3/15.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• 1% rule +3.7/10.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This great home boasts a new roof, new windows and newer HVAC. New duct work! Nest thermostat. Natural Oak hardwood floors, new trim and fresh paint. Also an awesome backyard and privacy fence. SOLD AS IS. CASH ONLY. AGENT IS OWNER and has interest.

Key facts

• Built 1965
• Listed 47 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Construction materials: Unknown
• Exterior features: Located in the Loch Lomond subdivision; Zoned SF10 (Single Family Residential 10)

Interior

• Flooring: Hardwood
• Bathrooms: One full bathroom
• Heating & cooling: Heat pump heating; Electric cooling
• Interior features: Hardwood flooring; No fireplace; No basement; Three total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $49 ($590/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 $138k (13.0% below list).
• Recommended offer: $138k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Morganton Road Elementary (math 27% / reading 42%, grade F, #835 of 1,410 statewide, top 62%, 499 students, 99% FRL); Westover Middle (math 20% / reading 30%, grade F, #396 of 475 statewide, top 84%, 784 students, 100% FRL); Westover High (math 42% / reading 39%, grade F, #387 of 535 statewide, top 73%, 1,202 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 435 active listings in the ZIP; 40 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $74k; list at $159k implies a 116% 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 $138,356 (13.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.87% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $173,513
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Desmond Dr	0.16mi	3/1.0	1,008 (-3%)	5mo	$136,000	$135	83
6785 Winchester St	0.28mi	3/2.0	1,087 (+5%)	3mo	$182,000	$167	73
921 Glen Reilly Dr	0.30mi	3/2.0	1,095 (+5%)	2mo	$115,000	$105	72
937 Glen Reilly Dr	0.26mi	3/2.0	1,100 (+6%)	4mo	$210,000	$191	71
7206 Shelby Cir	0.36mi	3/2.0	980 (-6%)	5mo	$190,000	$194	66
7425 Ryan St	0.31mi	3/2.0	943 (-9%)	1mo	$170,000	$180	65
6710 Winchester St	0.41mi	3/2.0	1,078 (+4%)	8mo	$170,000	$158	64
6766 Winchester St	0.31mi	3/2.0	1,135 (+9%)	4mo	$199,999	$176	63
7264 Ainsley St	0.56mi	3/2.0	1,056 (+2%)	8mo	$168,000	$159	61
1001 Glen Reilly Dr	0.20mi	3/2.0	1,173 (+13%)	8mo	$145,000	$124	59
6502 Somerset Ct	0.40mi	3/2.0	1,148 (+10%)	8mo	$205,000	$179	53
251 Shads Ford Blvd	0.68mi	3/1.5	1,147 (+10%)	8mo	$185,000	$161	42

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-22,495
• Equity at exit: $23,707

10-year hold

• IRR: -5.1%
• Equity multiple: 0.66×
• Total profit: $-14,981
• Equity at exit: $13,747

Cash invested: $44,520 (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 28314

• Home prices YoY: -15.7%
• Rents YoY: 3.1%
• Active inventory: 435
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,384 high
• Mortgage (P&I): −$834
• Tax from tax record: −$144 /mo · $1,726/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $49

Break-even live

Break-even rent $1,321

Max offer price $159,000

Occupancy floor 91%

Sensitivity live

Price	-10% $139	-5% $94	+0% $49	+5% $4	+10% $-41
Rent	-10% $-60	-5% $-6	+0% $49	+5% $104	+10% $158
Rate	-1.0pp $129	-0.5pp $90	base $49	+0.5pp $8	+1.0pp $-34

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 Brookhollow Dr #4 Fayetteville, NC	3.0	2.0	1311	$1,550	$1.18	25d	1	0.20mi
244 Wickford Ct Unit 6 Fayetteville, NC	2.0	1.5	1141	$995	$0.87	25d	1	0.20mi
1002 Brookhollow Dr #5 Fayetteville, NC	3.0	2.0	1311	$1,290	$0.98	23d	1	0.24mi
6720 Willowbrook Dr #5 Fayetteville, NC	2.0	2.0	1200	$1,150	$0.96	15d	1	0.25mi
1014 Brookhollow Dr Fayetteville, NC	2.0	2.0	1050	$1,000	$0.95	15d	1	0.32mi
916 Glen Reilly Dr Fayetteville, NC	3.0	2.0	1071	$1,400	$1.31	25d	1	0.32mi
6855 Shawcross Ln Fayetteville, NC	3.0	2.0	1100	$1,495	$1.36	25d	1	0.35mi
6748 Willowbrook Dr #9 Fayetteville, NC	2.0	2.0	1157	$1,100	$0.95	25d	1	0.35mi
605 S Reilly Rd Fayetteville, NC	1.0–3.0	1.0–2.0	992	$1,349	$1.36	15d	1	0.35mi
6848 Torrance Ln Fayetteville, NC	3.0	2.5	1290	$3,295	$2.55	15d	1	0.36mi
1022 Brookhollow Dr #5 Fayetteville, NC	2.0	2.0	1086	$1,050	$0.97	25d	1	0.36mi
6734 Winchester St Fayetteville, NC	3.0	2.0	1068	$3,195	$2.99	15d	1	0.39mi
338 Milburn Dr Fayetteville, NC	3.0	1.5	1128	$1,550	$1.37	25d	1	0.40mi
1000 Wood Creek Dr #9 Fayetteville, NC	2.0	2.0	1100	$1,175	$1.07	25d	1	0.41mi
1018 Wood Creek Dr #9 Fayetteville, NC	3.0	2.0	1101	$1,195	$1.09	25d	1	0.44mi
6407 Wallaby Ct Fayetteville, NC	2.0	1.5	1100	$1,200	$1.09	15d	1	0.45mi
205 Brookford Ct Fayetteville, NC	3.0	2.0	1196	$1,640	$1.37	25d	1	0.49mi
6809 Willowbrook Dr Fayetteville, NC	2.0	2.0	1050	$990	$0.94	25d	1	0.53mi
621 Marshtree Ln #305 Fayetteville, NC	2.0	2.0	1140	$1,500	$1.32	25d	1	0.56mi
6793 Candlewood Dr Fayetteville, NC	3.0	2.0	1240	$1,475	$1.19	15d	1	0.57mi
942 Stewarts Creek Dr #8 Fayetteville, NC	2.0	2.0	1020	$1,055	$1.03	25d	1	0.57mi
942 Stewarts Creek Dr #9 Fayetteville, NC	3.0	2.0	1250	$1,250	$1.00	25d	1	0.57mi
540 Auburndale Ln Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	15d	1	0.59mi
625 Marshtree Ln Fayetteville, NC	2.0–3.0	2.0	1170	$1,275	$1.09	15d	2	0.60mi
7252 Ainsley St Fayetteville, NC	3.0	1.0	1265	$1,299	$1.03	25d	1	0.63mi
7298 Ryan St Fayetteville, NC	4.0	1.5	1315	$1,400	$1.06	25d	1	0.68mi
202 Bertram Pl Fayetteville, NC	3.0	2.0	1175	$1,300	$1.11	15d	1	0.75mi
567 Cutchen Ln Fayetteville, NC	1.0–3.0	1.0–2.0	975	$1,425	$1.46	15d	61	0.75mi
495 Stiles Pl Fayetteville, NC	3.0	2.0	1300	$1,250	$0.96	15d	1	0.80mi
111 Grande Oaks Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1205	$1,645	$1.37	15d	46	0.87mi
679 Bartons Landing Pl Fayetteville, NC	2.0	2.0	1145	$1,150	$1.00	25d	1	0.88mi
679 Bartons Landing Pl Unit 6 Fayetteville, NC	2.0	2.0	1145	$1,200	$1.05	25d	1	0.88mi
672 Bartons Landing Pl Fayetteville, NC	2.0	2.0	1145	$1,100	$0.96	15d	1	0.89mi
663 Bartons Landing Pl Unit 2 Fayetteville, NC	2.0	2.0	1150	$1,200	$1.04	15d	1	0.98mi
698 Bartons Landing Pl #5 Fayetteville, NC	2.0	2.0	1136	$1,100	$0.97	25d	1	1.03mi
6445 Independence Pl Dr Fayetteville, NC	1.0–3.0	1.0–3.0	1106	$1,779	$1.61	15d	18	1.04mi
6521 Cissna Dr Fayetteville, NC	3.0	2.0	1456	$1,375	$0.94	15d	1	1.05mi
6510 Cissna Dr Fayetteville, NC	3.0	1.5	1100	$1,095	$1.00	15d	1	1.07mi
5831 Waters Edge Dr Fayetteville, NC	3.0	2.0	1344	$1,545	$1.15	25d	1	1.25mi
3500 Carlson Bay Ct Fayetteville, NC	1.0–3.0	1.0–2.0	850	$1,350	$1.59	15d	4	1.27mi

Listing history 21 events

1. 2026-06-21
   days on market $159,000 Active 47 DOM
2. 2026-06-18
   days on market $159,000 Active 44 DOM
3. 2026-06-17
   days on market $159,000 Active 43 DOM
4. 2026-06-16
   days on market $159,000 Active 42 DOM
5. 2026-06-15
   days on market $159,000 Active 41 DOM
6. 2026-06-14
   days on market $159,000 Active 39 DOM
7. 2026-06-13
   days on market $159,000 Active 38 DOM
8. 2026-06-10
   days on market $159,000 Active 36 DOM
9. 2026-06-09
   days on market $159,000 Active 35 DOM
10. 2026-06-08
    days on market $159,000 Active 34 DOM
11. 2026-06-07
    days on market $159,000 Active 33 DOM
12. 2026-06-03
    days on market $159,000 Active 29 DOM
13. 2026-06-02
    days on market $159,000 Active 28 DOM
14. 2026-06-01
    days on market $159,000 Active 27 DOM
15. 2026-05-31
    days on market $159,000 Active 26 DOM
16. 2026-05-30
    days on market $159,000 Active 25 DOM
17. 2026-05-05
    listed $159,000 Active
18. 2026-04-27
    historical $159,000
19. 2020-11-17
    soldstatus $73,750 250-char remark

    Show marketing remark (250 chars)

    This great home boasts a new roof, new windows and newer HVAC. New duct work! Nest thermostat. Natural Oak hardwood floors, new trim and fresh paint. Also an awesome backyard and privacy fence. SOLD AS IS. CASH ONLY. AGENT IS OWNER and has interest.

20. 2020-11-17
    soldstatus $74,000

    Show marketing remark (250 chars)

    This great home boasts a new roof, new windows and newer HVAC. New duct work! Nest thermostat. Natural Oak hardwood floors, new trim and fresh paint. Also an awesome backyard and privacy fence. SOLD AS IS. CASH ONLY. AGENT IS OWNER and has interest.

21. 2020-10-24
    listed $75,000 250-char remark

    Show marketing remark (250 chars)

    This great home boasts a new roof, new windows and newer HVAC. New duct work! Nest thermostat. Natural Oak hardwood floors, new trim and fresh paint. Also an awesome backyard and privacy fence. SOLD AS IS. CASH ONLY. AGENT IS OWNER and has interest.

ⓘ 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: $1,726 · $144/mo
• Projected year-2 tax: $1,726 · $144/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 ≥106°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: $16,603
• − Mortgage interest: −$8,906
• − Property taxes: −$1,726
• − Insurance: −$795
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$4,625
• Taxable loss: −$2,106
• Est. tax savings @ 24.0%: +$506
• After-tax cash flow: $1,095/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): 55,834
• Household income: $62,249
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2511.0

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 49% White 25% Hispanic / Latino 16% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6% Dominican 1%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 10% Korean 1% Other Asian/Pacific 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: ▼ -43.20%
• Current HPI: 231.873
• Rent YoY: ▲ 3.11%
• 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

+112.0% since first listed

5 events — show timeline

• 2026-05-05 Listed $159,000 LPRMLS
• 2026-04-27 Coming Soon $159,000 LPRMLS
• 2020-11-17 Sold (Public Records) $74,000 Public Records
• 2020-11-17 Sold (MLS) $73,750 LPRMLS
• 2020-10-24 Listed $75,000 LPRMLS

Property tax history

+5.7%/yr

Latest (2025): $1,726 · +38.3% YoY. Source: county tax records.