1546 Eloise St · Fayetteville, NC 28311

$159,500

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 198 Days on market

Built 1959 0.46 ac lot Est $168k · 5% 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 +14.2/30.0
• ARV discount +9.9/15.0
• DSCR +4.3/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome Home to Fayetteville! Discover a welcoming property tucked into an established Fayetteville area. This home offers a comfortable setting with spaces that can suit a variety of lifestyles, whether you're relaxing, hosting, or getting creative with your personal style. * Spring Special, ask us what we are offering for this season!

Key facts

• 0.46 acre lot
• Built 1959
• Listed 198 days

Property features AI

Finance

• Other: Living area approximately 1,001; Located in Cumberland County; Directions available
• HOA & community: No homeowners association; Not a senior community

Exterior

• Utilities: Public water; Public sewer
• Home design: House; One level
• Construction: Brick and other construction materials
• Exterior features: Shingle roof; Lot approximately 0.46 acres; Public maintained road access

Interior

• Bedrooms: 3 bedrooms
• Flooring: Hardwood; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Hardwood and vinyl flooring; 1 full bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $25 ($299/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 $128k (19.5% below list).
• Recommended offer: $128k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.9% 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: Pine Forest Middle (math 38% / reading 49%, grade D, #182 of 475 statewide, top 40%, 738 students, 56% FRL); Pine Forest High (math 73% / reading 51%, grade B-, #184 of 535 statewide, top 37%, 1,572 students, 62% FRL) — zoned schools at 59% FRL track the district average.
• Zoned-school proficiency averages 53% at this address vs 36% district-wide (+16 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 (+2.8%/yr); 360 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 198 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $160k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; moderate 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 $128,463 (19.5% below list)

Questions for the listing agent

1. It's been on market 198 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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: 0.81% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.67%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $168,336
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
576 Braxton Blvd	0.62mi	3/2.0	1,011 (+0%)	1mo	$175,000	$173	65
6122 Pine St	0.09mi	3/1.0	877 (-13%)	18mo	$145,000	$165	59
6546 Winthrop Dr	0.55mi	3/1.0	945 (-6%)	14mo	$156,000	$165	52
6402 Beacon St	0.64mi	3/1.0	890 (-12%)	8mo	$130,000	$146	44
656 Woodburn Dr	0.68mi	3/1.0	1,095 (+9%)	17mo	$176,000	$161	40
6569 Cushing Dr	0.68mi	3/1.5	1,128 (+12%)	10mo	$188,000	$167	38
616 Woodburn Dr	0.70mi	3/2.0	1,101 (+9%)	17mo	$192,000	$174	34
618 Woodburn Dr	0.70mi	3/1.0	897 (-11%)	18mo	$156,135	$174	34

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-24,539
• Equity at exit: $23,782

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-20,474
• Equity at exit: $13,791

Cash invested: $44,660 (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: 360
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,285 high
• Mortgage (P&I): −$836
• Tax from tax record: −$87 /mo · $1,044/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $25

Break-even live

Break-even rent $1,253

Max offer price $159,500

Occupancy floor 93%

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: $39,875
• Closing costs: $4,785
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1547 Center St Fayetteville, NC	2.0	1.0	802	$850	$1.06	23d	1	0.14mi
1527 McArthur Rd Fayetteville, NC	3.0	1.0	864	$925	$1.07	23d	1	0.23mi
1725 Cumberland Dr Fayetteville, NC	2.0	1.0	750	$900	$1.20	23d	1	0.35mi
549 Braxton Blvd Fayetteville, NC	2.0	1.5	950	$1,075	$1.13	23d	1	0.57mi
557 Braxton Blvd Fayetteville, NC	2.0	1.5	950	$1,075	$1.13	21d	1	0.57mi
561 Braxton Blvd Fayetteville, NC	2.0	1.5	950	$1,075	$1.13	14d	2	0.57mi
575 Braxton Blvd Fayetteville, NC	3.0	2.0	1001	$1,295	$1.29	14d	1	0.59mi
1009 Louisburg Pl Fayetteville, NC	3.0	2.0	1362	$1,550	$1.14	23d	1	0.76mi
6637 Abbey Ln Fayetteville, NC	2.0	1.0	753	$895	$1.19	23d	1	0.82mi
5327 Chesapeake Rd Fayetteville, NC	3.0	2.0	1400	$1,600	$1.14	14d	1	0.83mi
1017 Xavier Ct Fayetteville, NC	3.0	2.0	1401	$1,595	$1.14	23d	1	0.85mi
633 Winthrop Ct Fayetteville, NC	3.0	2.0	1104	$1,500	$1.36	14d	1	0.88mi
806 Carnegie Dr Fayetteville, NC	3.0	1.5	1118	$1,400	$1.25	23d	1	0.89mi
644 Clayton Dr Fayetteville, NC	3.0	1.5	1150	$1,100	$0.96	23d	1	0.90mi
1018 Appalachin Dr Fayetteville, NC	3.0	2.0	1118	$1,700	$1.52	23d	1	0.92mi
3405 Revolution Rd Fayetteville, NC	1.0–2.0	1.0–2.0	977	$1,587	$1.62	14d	7	0.92mi
6702 Agnes Scott Ct Fayetteville, NC	3.0	1.0	954	$1,200	$1.26	23d	1	0.93mi
1003 Madiera Ct Fayetteville, NC	2.0	2.0	950	$1,275	$1.34	23d	1	1.09mi
318 Nugget Ct Fayetteville, NC	4.0	2.0	1425	$1,650	$1.16	14d	1	1.25mi
2500 McArthur Landing Cir Fayetteville, NC	2.0–3.0	2.0	1226	$1,420	$1.16	14d	13	1.45mi
790 Arthington St Fayetteville, NC	2.0	2.5	1000	$1,350	$1.35	23d	1	1.47mi
417 Nottingham Dr Fayetteville, NC	3.0	2.0	1024	$1,400	$1.37	23d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $159,500 Active 198 DOM
2. 2026-06-17
   days on market $159,500 Active 197 DOM
3. 2026-06-16
   days on market $159,500 Active 196 DOM
4. 2026-06-15
   days on market $159,500 Active 195 DOM
5. 2026-06-14
   days on market $159,500 Active 193 DOM
6. 2026-06-13
   days on market $159,500 Active 192 DOM
7. 2026-06-10
   days on market $159,500 Active 190 DOM
8. 2026-06-09
   days on market $159,500 Active 189 DOM
9. 2026-06-08
   days on market $159,500 Active 188 DOM
10. 2026-06-07
    days on market $159,500 Active 187 DOM
11. 2026-06-03
    days on market $159,500 Active 183 DOM
12. 2026-06-02
    days on market $159,500 Active 182 DOM
13. 2026-06-01
    days on market $159,500 Active 181 DOM
14. 2026-05-31
    days on market $159,500 Active 180 DOM
15. 2026-05-30
    days on market $159,500 Active 179 DOM
16. 2026-03-21
    price $159,500
17. 2026-03-13
    price $159,600
18. 2026-03-08
    price $159,700
19. 2026-02-26
    price $159,800
20. 2025-11-18
    listed $159,900 Active
21. 2022-03-28
    soldstatus $70,000

ⓘ 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: $1,044 · $87/mo
• Projected year-2 tax: $1,308 · $109/mo
• Expected delta: +$264/yr (+$22/mo · 25.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $15,416
• − Mortgage interest: −$8,934
• − Property taxes: −$1,044
• − Insurance: −$798
• − Repairs & maintenance: −$1,233
• − Management: −$1,233
• − Depreciation: −$4,640
• Taxable loss: −$2,467
• Est. tax savings @ 24.0%: +$592
• After-tax cash flow: $891/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

• 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

+127.9% since first listed

6 events — show timeline

• 2026-03-21 Price Changed $159,500 TMLS
• 2026-03-13 Price Changed $159,600 TMLS
• 2026-03-08 Price Changed $159,700 TMLS
• 2026-02-26 Price Changed $159,800 TMLS
• 2025-11-18 Listed $159,900 TMLS
• 2022-03-28 Sold (Public Records) $70,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,044 · +37.0% YoY. Source: county tax records.