4737 Rosehill Rd · Fayetteville, NC 28311

$195,000

3 bd · 4.0 ba · 1,796 sqft · SingleFamily public records · 93 Days on market

Built 1964 0.58 ac lot Est $237k · 18% under ↓ 11% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This spacious 4-bedroom, 3-bath ranch-style home is brimming with potential! Nestled on a desirable corner lot, this property features a large backyard and a storage shed--perfect for outdoor activities, gardening, or additional storage. Inside, the home offers a flexible floor plan that's ready for your updates and personal touch. Whether you're a first-time buyer looking for a project or an investor seeking a solid rental property, this home is a great opportunity. With multiple bathrooms and generous living space, it's ideal for families or tenants. Don't miss the chance to transform this well-located property into a standout residence or income-producing asset.

Key facts

• Flexible floor plan
• Large backyard
• Storage shed

Tags

• CORNER LOT
• LARGE BACKYARD
• STORAGE SHED
• FLEXIBLE FLOOR PLAN

Property features AI

Finance

• Other: Lot size approximately 0.58 acres; Publicly maintained road access
• HOA & community: No association; No association amenities

Exterior

• Parking: 2-space carport; 1 open parking space (3 parking spaces total)
• Utilities: Septic tank; Well (see remarks)
• Home design: Single-story house; Entry level: One
• Construction: Brick veneer and vinyl siding; Shingle roof; Brick/mortar foundation; Built as a house (one level)
• Exterior features: Enclosed and screened patio/porch; Private yard

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Hardwood; Vinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heating (other); Wall unit(s) for cooling
• Interior features: Living/Dining room combination
• Laundry & utility: Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $6 ($67/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 $171k (12.5% below list).
• Recommended offer: $171k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Warrenwood Elementary (math 12% / reading 17%, grade F, #1,331 of 1,410 statewide, top 96%, 389 students, 99% FRL); Spring Lake Middle (math 15% / reading 31%, grade F, #406 of 475 statewide, top 86%, 512 students, 99% 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 33% of the median local income ($62k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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, 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 $170,630 (12.5% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 0.88% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.12%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $237,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
920 Sunbury Dr	0.11mi	4/2.5 (+1)	2,034 (+13%)	5mo	$235,000	$116	58
793 Ashfield Dr	0.47mi	3/2.5	1,860 (+4%)	12mo	$324,000	$174	56
3524 Kelburn Dr	0.60mi	3/2.0	1,894 (+6%)	2mo	$255,000	$135	54
3905 Clearwater Dr	0.63mi	3/2.0	1,675 (-7%)	2mo	$211,000	$126	50
5027 Chesapeake Rd	0.74mi	3/2.0	1,805 (+0%)	9mo	$239,000	$132	49
712 Larkspur Dr	0.55mi	3/2.5	1,883 (+5%)	15mo	$265,000	$141	48
4621 Rosehill Rd	0.25mi	4/2.0 (+1)	1,550 (-14%)	7mo	$135,000	$87	46
809 Southview Cir	0.66mi	3/2.5	1,921 (+7%)	9mo	$295,000	$154	44
4040 Rosehill Rd	0.52mi	3/2.0	2,011 (+12%)	5mo	$242,000	$120	43
607 Platinum St	0.44mi	4/2.0 (+1)	1,586 (-12%)	5mo	$207,000	$131	43
881 Sunbury Dr	0.24mi	4/1.5 (+1)	1,541 (-14%)	11mo	$195,000	$127	41
3824 Clearwater Dr	0.67mi	3/2.0	1,990 (+11%)	4mo	$315,000	$158	39

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.42×
• Total profit: $-31,527
• Equity at exit: $29,075

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-28,162
• Equity at exit: $16,860

Cash invested: $54,600 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$239 /mo · $2,862/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $6

Break-even live

Break-even rent $1,699

Max offer price $195,000

Occupancy floor 95%

Sensitivity live

Price	-10% $116	-5% $61	+0% $6	+5% $-50	+10% $-105
Rent	-10% $-129	-5% $-62	+0% $6	+5% $73	+10% $140
Rate	-1.0pp $104	-0.5pp $55	base $6	+0.5pp $-45	+1.0pp $-96

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2523 Mulranny Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,589	$1.43	15d	9	0.34mi
3963 Loufield Dr Fayetteville, NC	3.0	2.0	1446	$1,500	$1.04	25d	1	0.50mi
318 Nugget Ct Fayetteville, NC	4.0	2.0	1425	$1,650	$1.16	15d	1	0.51mi
3517 Gowan Ln Fayetteville, NC	3.0	2.5	1792	$1,750	$0.98	25d	1	0.58mi
2641 McArthur Landing Cir Fayetteville, NC	3.0	2.0	1450	$1,400	$0.97	23d	1	0.60mi
2641 McArthur Landing Cir Fayetteville, NC	3.0	2.0	1450	$1,500	$1.03	25d	1	0.60mi
2641 McArthur Landing Cir #102 Fayetteville, NC	3.0	2.0	1400	$1,375	$0.98	25d	1	0.60mi
2500 McArthur Landing Cir Fayetteville, NC	2.0–3.0	2.0	1226	$1,420	$1.16	15d	13	0.63mi
4016 Bankside Dr Fayetteville, NC	3.0	2.5	1846	$1,800	$0.98	15d	1	0.64mi
632 Bromsworth Trl Fayetteville, NC	3.0	2.5	2597	$2,500	$0.96	23d	1	0.72mi
515 Carteret Pl Fayetteville, NC	3.0	2.0	1554	$1,800	$1.16	25d	1	0.88mi
5327 Chesapeake Rd Fayetteville, NC	3.0	2.0	1400	$1,600	$1.14	15d	1	0.95mi
3519 Rolls Ave Fayetteville, NC	3.0	2.0	1625	$1,700	$1.05	15d	1	0.97mi
475 Albemarle Dr Fayetteville, NC	3.0	2.0	1606	$1,650	$1.03	15d	1	1.05mi
3613 Pine Lake Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1116	$1,645	$1.47	15d	31	1.05mi
3523 Rosehill Rd Fayetteville, NC	4.0	1.0	1448	$1,450	$1.00	15d	1	1.11mi
3611 Tindall Ct Fayetteville, NC	3.0	2.0	1813	$2,300	$1.27	15d	1	1.20mi
452 Clover Hill Pl Fayetteville, NC	3.0	2.0	1701	$1,700	$1.00	15d	1	1.22mi
3446 Sandystone Cir Fayetteville, NC	3.0	2.5	1489	$1,700	$1.14	25d	1	1.31mi
258 Kenwood Dr Fayetteville, NC	3.0	2.0	1491	$2,325	$1.56	15d	1	1.38mi
5523 Livingston Dr Fayetteville, NC	4.0	1.5	1305	$1,600	$1.23	25d	1	1.45mi
3060 Candlelight Dr Fayetteville, NC	3.0	2.5	1728	$1,850	$1.07	25d	1	1.46mi
3058 Candlelight Dr Fayetteville, NC	3.0	2.5	1535	$1,495	$0.97	25d	1	1.47mi

Listing history 22 events

1. 2026-06-21
   days on market $195,000 Active 93 DOM
2. 2026-06-18
   days on market $195,000 Active 90 DOM
3. 2026-06-17
   days on market $195,000 Active 89 DOM
4. 2026-06-16
   days on market $195,000 Active 88 DOM
5. 2026-06-15
   days on market $195,000 Active 87 DOM
6. 2026-06-14
   days on market $195,000 Active 85 DOM
7. 2026-06-13
   days on market $195,000 Active 84 DOM
8. 2026-06-10
   days on market $195,000 Active 82 DOM
9. 2026-06-09
   days on market $195,000 Active 81 DOM
10. 2026-06-08
    days on market $195,000 Active 80 DOM
11. 2026-06-07
    days on market $195,000 Active 79 DOM
12. 2026-06-03
    days on market $195,000 Active 75 DOM
13. 2026-06-02
    days on market $195,000 Active 74 DOM
14. 2026-06-01
    days on market $195,000 Active 73 DOM
15. 2026-05-31
    days on market $195,000 Active 72 DOM
16. 2026-05-30
    days on market $195,000 Active 71 DOM
17. 2026-03-20
    listed $195,000 Active
18. 2026-01-31
    historical
19. 2025-12-03
    price $180,000
20. 2025-10-03
    price $200,000
21. 2025-08-05
    price $210,000
22. 2025-07-10
    listed $220,000 Active

ⓘ 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: $2,862 · $239/mo
• Projected year-2 tax: $2,862 · $239/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 ≥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: $20,476
• − Mortgage interest: −$10,923
• − Property taxes: −$2,862
• − Insurance: −$975
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$5,673
• Taxable loss: −$3,233
• Est. tax savings @ 24.0%: +$776
• After-tax cash flow: $843/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

-11.4% since first listed

6 events — show timeline

• 2026-03-20 Listed $195,000 TMLS
• 2026-01-31 Listing Removed — TMLS
• 2025-12-03 Price Changed $180,000 TMLS
• 2025-10-03 Price Changed $200,000 TMLS
• 2025-08-05 Price Changed $210,000 TMLS
• 2025-07-10 Listed $220,000 TMLS

Property tax history

+4.9%/yr

Latest (2025): $2,862 · +54.4% YoY. Source: county tax records.