1054 Coalport Rd · Hope Mills, NC 28348

$214,900

3 bd · 3.0 ba · 1,166 sqft · SingleFamily public records · 3 Days on market

Built 2002 Est $204k · 5% 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 +12.8/30.0
• ARV discount +5.1/15.0
• DSCR +3.8/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 3-bedroom, 2-bath home offering a clean, modern feel and highly functional layout. Fresh interior paint, new LVP flooring, and new carpet create a bright and comfortable living environment, enhanced by abundant natural light and updated light fixtures throughout. The kitchen stands out with new quartz countertops, updated cabinets, and a full suite of new appliances including range, microwave, and dishwasher—perfect for both everyday living and entertaining. Both bathrooms have been refreshed with a contemporary touch, while the new HVAC system adds year-round comfort and efficiency. The spacious living areas flow seamlessly, and the backyard provides plenty of roo

Key facts

• Updated cabinets
• New appliances
• Refreshed bathrooms

Tags

• UPDATED KITCHEN
• NEW QUARTZ COUNTERTOPS
• UPDATED CABINETS
• NEW APPLIANCES
• REFRESHED BATHROOMS
• NEW HVAC SYSTEM

Property features AI

Exterior

• Parking: Attached 1-car garage; 1 covered parking space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-story
• Construction: Vinyl siding
• Exterior features: Exterior lighting; Rain gutters; Patio; Fenced yard

Interior

• Kitchen: Dishwasher; Free-standing electric range; Microwave
• Bedrooms: Total rooms: 3
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Double vanity; Eat-in kitchen; Fireplace in family room
• Laundry & utility: Laundry located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-18 ($-214/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (22.6% below list).
• Recommended offer: $166k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.8% in Hope Mills — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#234 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D-, amenities F, commute F.
• 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: South View Middle (math 20% / reading 34%, grade F, #374 of 475 statewide, top 80%, 661 students, 99% FRL); South View High (math 60% / reading 43%, grade D+, #299 of 535 statewide, top 56%, 1,502 students, 66% FRL) — zoned schools average 82% FRL vs 55% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 317 active listings in the ZIP; 14 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).
• This rent runs 30% of the median local income ($66k/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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $166,283 (22.6% 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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: 0.77% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $204,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1054 Coalport Rd	0.00mi	3/2.0	1,134 (-3%)	0mo	$214,900	$190	91
3434 Winesap Rd	0.19mi	3/2.0	1,231 (+6%)	5mo	$207,000	$168	74
3824 Constance Rd	0.34mi	3/2.0	1,109 (-5%)	1mo	$201,500	$182	71
3127 Ansley Dr	0.45mi	3/2.0	1,203 (+3%)	3mo	$210,000	$175	67
3129 Nontucket Ln	0.43mi	3/2.0	1,117 (-4%)	3mo	$215,000	$192	66
3212 Ansley Dr	0.43mi	3/2.0	1,245 (+7%)	4mo	$205,000	$165	62
3812 Constance Rd	0.36mi	3/2.0	1,262 (+8%)	5mo	$205,000	$162	61
3230 Nontucket Ln	0.35mi	3/2.0	1,288 (+10%)	4mo	$218,000	$169	59
1424 Middlesbrough Dr	0.66mi	3/2.0	1,210 (+4%)	6mo	$245,000	$202	54
3812 Goforth Dr	0.33mi	3/2.0	1,337 (+15%)	3mo	$210,000	$157	54
3466 Legion Rd	0.61mi	3/2.0	1,098 (-6%)	5mo	$192,350	$175	53
3159 Ansley Dr	0.44mi	3/2.0	1,012 (-13%)	3mo	$185,000	$183	51

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 · 4.28% rent growth · sell at horizon

5-year hold

• IRR: -15.7%
• Equity multiple: 0.44×
• Total profit: $-33,860
• Equity at exit: $32,042

10-year hold

• IRR: -5.4%
• Equity multiple: 0.63×
• Total profit: $-22,096
• Equity at exit: $18,581

Cash invested: $60,172 (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 28348

• Home prices YoY: -14.0%
• Rents YoY: 4.3%
• Active inventory: 317
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$115 /mo · $1,380/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-18

Break-even live

Break-even rent $1,685

Max offer price $211,747

Occupancy floor 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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3100 Winesap Rd Hope Mills, NC	3.0	2.0	1082	$1,495	$1.38	13d	1	0.44mi
1209 Snowy Egret Dr Fayetteville, NC	3.0	2.5	1470	$1,800	$1.22	23d	1	0.47mi
2207 Puffin Pl Fayetteville, NC	3.0	2.0	1214	$1,950	$1.61	13d	1	0.71mi
614 Drypoint Ln Apt B Hope Mills, NC	2.0	2.0	900	$1,050	$1.17	23d	1	0.75mi
1055 Winnall LN Hope Mills, NC	1.0–3.0	1.0–2.0	1132	$2,000	$1.77	13d	20	0.75mi
575 Countrytown Dr Hope Mills, NC	2.0	2.0	800	$1,325	$1.66	23d	1	0.78mi
3038 Walesby Dr Fayetteville, NC	3.0	2.0	1272	$1,650	$1.30	23d	1	0.78mi
2690 Belhaven Rd Fayetteville, NC	3.0	1.0	1264	$1,350	$1.07	23d	1	1.04mi
2621 Elcone Dr Unit 2621 Fayetteville, NC	2.0	1.5	815	$999	$1.23	13d	1	1.08mi
3918 Donna St Fayetteville, NC	3.0	1.0	1000	$1,350	$1.35	23d	1	1.15mi
513 Directive Dr Hope Mills, NC	2.0	2.0	1307	$1,275	$0.98	13d	1	1.18mi
505 Directive Dr Hope Mills, NC	2.0	2.5	1254	$1,495	$1.19	23d	1	1.19mi
408 Sheila St Hope Mills, NC	3.0	1.0	1064	$1,150	$1.08	23d	1	1.28mi
405 Grand Wailea Dr Hope Mills, NC	1.0–3.0	1.0–2.0	1061	$1,656	$1.56	23d	9	1.30mi

Listing history 2 events

1. 2026-05-04
   status Pending
2. 2026-05-01
   listed $214,900 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: $1,380 · $115/mo
• Projected year-2 tax: $1,762 · $147/mo
• Expected delta: +$382/yr (+$32/mo · 27.7%)

ⓘ 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 8/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $19,954
• − Mortgage interest: −$12,038
• − Property taxes: −$1,380
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$6,252
• Taxable loss: −$3,982
• Est. tax savings @ 24.0%: +$956
• After-tax cash flow: $742/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 — Hope Mills

• Score: 67/100
• State rank: #234
• US rank: #10761

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D- Housing A+ Health & safety B+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 265,314 people
• City population: 39,196
• Metro: Fayetteville, NC
• Population (ZIP): 39,196
• Household income: $66,129
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 746.0

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: White 49% Black 27% Hispanic / Latino 13% Two or more races 11% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5%
• Common ancestry: Romanian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 90% English-only · Spanish 8% 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: ▼ -37.14%
• Current HPI: 228.3122
• Rent YoY: ▲ 4.28%
• 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

2 events — show timeline

• 2026-05-04 Pending — LPRMLS
• 2026-05-01 Listed $214,900 LPRMLS

Property tax history

+2.9%/yr

Latest (2025): $1,380 · +107.7% YoY. Source: county tax records.