3611 Kenny Dr · Hope Mills, NC 28348

$169,000

3 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 12 Days on market

Built 1973 0.46 ac lot Est $211k · 20% under

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Why this score? — see what drove the C 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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +5.0/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home is located in an older established neighborhood, rear yard is fenced. Lot has many large tree's for shade. Inside the house you will find all your appliances ready range, dishwasher, and a side by side fridg. A little [TLC] is all this home needs

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 1973

Property features AI

Finance

• Other: Zoned R10 - Residential District; Subdivision: EAGLEWOOD

Exterior

• Parking: Detached garage; 2 covered garage spaces; 2 garage spaces
• Utilities: Public water; Public sewer
• Home design: Residential single-family home; Paved public-maintained road
• Construction: Frame and Masonite construction
• Exterior features: Front porch; Porch; Partial backyard fencing; Workshop (other structure); Cleared lot; Interior lot

Interior

• Kitchen: Free-standing electric range; Free-standing refrigerator; Microwave
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Central electric air conditioning
• Interior features: Eat-in kitchen; Kitchen island; Crawl space basement
• Laundry & utility: Washer hookup on main level; In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $176 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Cap rate 7.5% vs local median 4.8% in Hope Mills — 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 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: C Wayne Collier Elementary (math 26% / reading 27%, grade F, #1,073 of 1,410 statewide, top 77%, 526 students, 99% FRL); Hope Mills Middle (math 27% / reading 34%, grade F, #331 of 475 statewide, top 70%, 514 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 88% FRL vs 55% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 318 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 31% 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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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 $55k; list at $169k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $169,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.00% ✓
• Cap rate: 7.55%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $211,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3611 Kenny Dr	0.00mi	3/1.5	1,287 (-1%)	0mo	$175,000	$136	97
3529 Chaucer Dr	0.16mi	3/2.0	1,293 (-0%)	2mo	$245,000	$189	90
3605 Concord Ct	0.31mi	3/1.0	1,308 (+1%)	1mo	$184,000	$141	79
3618 Marcliff Rd	0.38mi	3/1.5	1,303 (+0%)	4mo	$190,000	$146	76
3533 Rittenour Dr	0.20mi	3/2.5	1,397 (+8%)	1mo	$249,900	$179	75
5909 Spinner Rd	0.38mi	4/2.0 (+1)	1,314 (+1%)	2mo	$214,000	$163	73
5803 Labonte Dr	0.18mi	3/2.0	1,432 (+10%)	4mo	$286,400	$200	71
3275 Glenmore Dr	0.40mi	4/2.0 (+1)	1,275 (-2%)	4mo	$217,000	$170	71
5982 Spinner Rd	0.45mi	3/1.5	1,328 (+2%)	4mo	$199,000	$150	69
5929 Spinner Rd	0.29mi	3/1.5	1,447 (+12%)	6mo	$173,000	$120	60
3603 Colonial Cv	0.53mi	3/2.0	1,445 (+12%)	4mo	$221,000	$153	53
3616 Metric Dr	0.40mi	3/1.5	1,101 (-15%)	5mo	$182,000	$165	50

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-13,922
• Equity at exit: $25,198

10-year hold

• IRR: 3.2%
• Equity multiple: 1.25×
• Total profit: $11,713
• Equity at exit: $14,612

Cash invested: $47,320 (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: 318
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,690 high
• Mortgage (P&I): −$886
• Tax from tax record: −$202 /mo · $2,424/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $176

Break-even live

Break-even rent $1,467

Max offer price $169,000

Occupancy floor 85%

Sensitivity live

Price	-10% $272	-5% $224	+0% $176	+5% $129	+10% $81
Rent	-10% $43	-5% $110	+0% $176	+5% $243	+10% $310
Rate	-1.0pp $262	-0.5pp $219	base $176	+0.5pp $133	+1.0pp $88

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3541 Rittenour Dr Hope Mills, NC	3.0	2.0	1552	$1,825	$1.18	15d	1	0.18mi
3506 Shipstone Pl Hope Mills, NC	2.0	2.0	1280	$1,380	$1.08	15d	3	0.30mi
5959 Rehoboth Rd Hope Mills, NC	3.0	2.0	1667	$1,795	$1.08	15d	1	0.36mi
3636 Metric Dr Hope Mills, NC	3.0	1.5	1100	$1,400	$1.27	15d	1	0.38mi
3511 Birchfield Ct Fayetteville, NC	2.0–3.0	2.0	1270	$1,685	$1.33	15d	5	0.52mi
3766 Colonial Cv Hope Mills, NC	3.0	1.5	1475	$1,445	$0.98	15d	1	0.52mi
3462 Marty Cir Hope Mills, NC	3.0	2.0	1120	$1,250	$1.12	25d	1	0.57mi
1514 Aristo Pl Hope Mills, NC	2.0	2.0	1000	$1,050	$1.05	15d	1	0.86mi
3332 Kenmont Ln Unit E Hope Mills, NC	2.0	2.5	1100	$1,150	$1.05	25d	1	1.11mi
6258 Stoney Point Loop Fayetteville, NC	3.0	2.5	1799	$2,300	$1.28	15d	1	1.24mi
4240 High Stakes Cir Parkton, NC	1.0–3.0	1.0–2.0	1000	$1,625	$1.62	15d	9	1.24mi
5715 Walkabout Rd Hope Mills, NC	3.0	2.0	1143	$1,675	$1.47	25d	1	1.33mi
3916 Middle St Hope Mills, NC	2.0	1.0	905	$1,115	$1.23	15d	1	1.45mi
2935 Chillingworth Dr Fayetteville, NC	3.0	2.0	1403	$1,750	$1.25	15d	1	1.48mi

Listing history 9 events

1. 2026-05-19
   status Pending
2. 2026-05-05
   listed $169,000 Active
3. 2025-02-27
   soldstatus $55,000
4. 2004-03-29
   soldstatus $54,000 251-char remark

   Show marketing remark (251 chars)

   Home is located in an older established neighborhood, rear yard is fenced. Lot has many large tree's for shade. Inside the house you will find all your appliances ready range, dishwasher, and a side by side fridg. A little [TLC] is all this home needs

5. 2004-03-29
   soldstatus $54,000 251-char remark

   Show marketing remark (251 chars)

   Home is located in an older established neighborhood, rear yard is fenced. Lot has many large tree's for shade. Inside the house you will find all your appliances ready range, dishwasher, and a side by side fridg. A little [TLC] is all this home needs

6. 2004-03-29
   soldstatus $54,000

   Show marketing remark (251 chars)

   Home is located in an older established neighborhood, rear yard is fenced. Lot has many large tree's for shade. Inside the house you will find all your appliances ready range, dishwasher, and a side by side fridg. A little [TLC] is all this home needs

7. 2004-02-12
   listed $54,900 251-char remark

   Show marketing remark (251 chars)

   Home is located in an older established neighborhood, rear yard is fenced. Lot has many large tree's for shade. Inside the house you will find all your appliances ready range, dishwasher, and a side by side fridg. A little [TLC] is all this home needs

8. 2004-02-12
   listed $54,900 251-char remark

   Show marketing remark (251 chars)

   Home is located in an older established neighborhood, rear yard is fenced. Lot has many large tree's for shade. Inside the house you will find all your appliances ready range, dishwasher, and a side by side fridg. A little [TLC] is all this home needs

9. 1985-05-01
   soldstatus $39,950

ⓘ 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: $2,424 · $202/mo
• Projected year-2 tax: $2,424 · $202/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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $20,280
• − Mortgage interest: −$9,467
• − Property taxes: −$2,424
• − Insurance: −$845
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$4,916
• Taxable loss: −$616
• Est. tax savings @ 24.0%: +$148
• After-tax cash flow: $2,265/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

• Census place: Hope Mills, NC
• 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

+323.0% since first listed

9 events — show timeline

• 2026-05-19 Pending — LPRMLS
• 2026-05-05 Listed $169,000 LPRMLS
• 2025-02-27 Sold (Public Records) $55,000 Public Records
• 2004-03-29 Sold (Public Records) $54,000 Public Records
• 2004-03-29 Sold (MLS) $54,000 AMLSNC
• 2004-03-29 Sold (MLS) $54,000 TMLS
• 2004-02-12 Listed $54,900 AMLSNC
• 2004-02-12 Listed $54,900 TMLS
• 1985-05-01 Sold (Public Records) $39,950 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,424 · +54.7% YoY. Source: county tax records.