115 Brookwood Ave · Fayetteville, NC 28301

$183,000

3 bd · 2.0 ba · 1,676 sqft · SingleFamily public records · 65 Days on market

Built 1950 8,712 sqft lot Est $211k · 13% 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 +14.5/30.0
• ARV discount +13.5/15.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 115 Brookwood Avenue!! This charming 3-Bedroom, 2-Bath Ranch home offers plenty of space with a full basement for extra living, storage or recreation. Step inside to find a warm and inviting layout, perfect for both daily living and entertaining. The spacious bedrooms provide comfort and flexibility, while the basement opens the door for endless possibilities – home office, gym, or media room. Conveniently located near shopping, dining, and schools, this home combines comfort inconvenience in one great package. Don’t miss the chance to make it yours! Home being sold as is.

Key facts

• Near dining
• Near shopping
• Full basement

Tags

• FULL BASEMENT
• HOME OFFICE
• GYM
• MEDIA ROOM
• NEAR SHOPPING
• NEAR DINING

Property features AI

Finance

• Other: Listing provided by Longleaf Pine Realtors; listing broker RE/MAX CHOICE

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level / single-story
• Construction: Lap siding and wood siding
• Exterior features: Lot in the M D RIDDLE subdivision; Lot measures approximately 8,712 sq ft (0.2 acre)

Interior

• Kitchen: Kitchen fireplace (in addition to primary kitchen features)
• Bedrooms: Total of 7 rooms (bedroom breakdown not specified)
• Flooring: Carpet; Hardwood; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Carpet, hardwood, tile, and vinyl flooring; Partially finished basement; Fireplaces in dining room, kitchen, and living room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $183k.

Deal economics

• At list price, monthly cash flow is $39 ($470/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 $157k (14.4% below list).
• Recommended offer: $157k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Teresa C Berrien Elementary (math 2% / reading 12%); Luther Nick Jeralds Middle (math 13% / reading 24%, grade F, #436 of 475 statewide, top 93%, 616 students, 100% FRL); Terry Sanford High (math 49% / reading 52%, grade D+, #306 of 535 statewide, top 57%, 1,224 students, 59% FRL) — zoned schools average 79% FRL vs 55% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 135 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• At $1,567/mo this rent would consume 48% of the median local household income ($39k/yr) (locally 1389% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 65 days — a 6% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 7y 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 $90k; list at $183k implies a 103% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $156,710 (14.4% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 0.86% ✗
• Cap rate: 6.55%
• Cash-on-cash: 0.92%
• DSCR: 1.04
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $211,176
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 Brookwood Ave	0.23mi	3/2.0	1,600 (-4%)	4mo	$196,000	$123	78
117 Langdon St	0.18mi	3/2.0	1,560 (-7%)	9mo	$154,500	$99	72
226 Facility Dr	0.48mi	3/2.0	1,566 (-7%)	12mo	$198,000	$126	57
206 Oakland Dr	0.42mi	3/2.0	1,460 (-13%)	7mo	$185,000	$127	53
1022 Gentry St	0.72mi	4/2.0 (+1)	1,503 (-10%)	3mo	$225,000	$150	42
1530 Edgecombe Ave	0.60mi	3/2.0	1,501 (-10%)	16mo	$165,000	$110	41
207 Oakland Dr	0.45mi	4/2.0 (+1)	1,467 (-12%)	21mo	$195,000	$133	36
520 Marion Ct	0.73mi	3/2.0	1,448 (-14%)	12mo	$157,500	$109	33

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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: -14.3%
• Equity multiple: 0.48×
• Total profit: $-26,402
• Equity at exit: $27,286

10-year hold

• IRR: -4.9%
• Equity multiple: 0.68×
• Total profit: $-16,631
• Equity at exit: $15,822

Cash invested: $51,240 (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 28301

• Home prices YoY: -12.5%
• Rents YoY: 3.5%
• Active inventory: 135
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,567 high
• Mortgage (P&I): −$960
• Tax from tax record: −$163 /mo · $1,955/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $39

Break-even live

Break-even rent $1,518

Max offer price $183,000

Occupancy floor 92%

Sensitivity live

Price	-10% $143	-5% $91	+0% $39	+5% $-13	+10% $-64
Rent	-10% $-85	-5% $-23	+0% $39	+5% $101	+10% $163
Rate	-1.0pp $131	-0.5pp $86	base $39	+0.5pp $-8	+1.0pp $-57

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: $45,750
• Closing costs: $5,490
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Quincy St Fayetteville, NC	3.0	1.0	1080	$1,320	$1.22	15d	1	0.18mi
118 Circle Ct Fayetteville, NC	3.0	2.0	1496	$1,550	$1.04	15d	1	0.98mi
508 Stone Way Ct Fayetteville, NC	3.0	2.0	1261	$1,900	$1.51	25d	1	1.00mi
1704 Newark Ave Fayetteville, NC	2.0	1.0	1100	$850	$0.77	25d	1	1.05mi
2678 Rivercliff Rd Fayetteville, NC	3.0	2.0	1260	$1,500	$1.19	25d	1	1.08mi
228 Eastwood Ave Fayetteville, NC	3.0	2.0	1820	$1,755	$0.96	25d	1	1.11mi
2737 Kentberry Ave Fayetteville, NC	2.0–3.0	2.0	1209	$1,400	$1.16	15d	5	1.12mi
1628 Murchison Rd Fayetteville, NC	3.0	1.0	1700	$1,295	$0.76	25d	1	1.13mi
539 Crooked Creek Ct Fayetteville, NC	3.0	2.0	1258	$1,395	$1.11	25d	1	1.18mi
2846 Copenhagen Dr Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	25d	1	1.30mi
1659 Rock Creek Ln Fayetteville, NC	4.0	2.5	1777	$2,100	$1.18	15d	1	1.39mi
1645 Mount Rainer Dr Fayetteville, NC	4.0	2.5	2130	$2,100	$0.99	25d	1	1.44mi
1641 Mount Rainer Dr Fayetteville, NC	3.0	2.5	2000	$1,950	$0.97	15d	1	1.45mi

Listing history 41 events

1. 2026-06-21
   days on market $183,000 Active 65 DOM
2. 2026-06-18
   days on market $183,000 Active 62 DOM
3. 2026-06-17
   days on market $183,000 Active 61 DOM
4. 2026-06-16
   days on market $183,000 Active 60 DOM
5. 2026-06-15
   days on market $183,000 Active 59 DOM
6. 2026-06-14
   days on market $183,000 Active 57 DOM
7. 2026-06-13
   days on market $183,000 Active 56 DOM
8. 2026-06-10
   days on market $183,000 Active 54 DOM
9. 2026-06-09
   days on market $183,000 Active 53 DOM
10. 2026-06-08
    days on market $183,000 Active 52 DOM
11. 2026-06-07
    days on market $183,000 Active 51 DOM
12. 2026-06-03
    days on market $183,000 Active 47 DOM
13. 2026-06-02
    days on market $183,000 Active 46 DOM
14. 2026-06-01
    days on market $183,000 Active 45 DOM
15. 2026-05-31
    days on market $183,000 Active 44 DOM
16. 2026-05-30
    days on market $183,000 Active 43 DOM
17. 2026-04-01
    listed $183,000 Active
18. 2025-12-19
    listed $185,000 Active
19. 2025-09-29
    price $195,000
20. 2025-09-10
    listed $198,900 Active
21. 2025-04-22
    listed $210,000 Active
22. 2024-01-26
    soldstatus $90,000 Sold
23. 2024-01-26
    soldstatus $90,000
24. 2024-01-13
    historical
25. 2023-12-14
    price $118,000
26. 2023-10-25
    status Active
27. 2023-10-09
    price $130,000
28. 2023-09-02
    status Pending
29. 2023-07-05
    price $150,000
30. 2023-04-03
    listed $165,000 Active
31. 2023-01-01
    historical
32. 2022-05-09
    listed $155,500 Active
33. 2022-05-08
    historical
34. 2022-02-11
    soldstatus $128,000
35. 2022-02-11
    soldstatus $134,000
36. 2022-02-07
    price $1,100
37. 2021-11-08
    listed $150,000
38. 2021-11-08
    listed $150,000
39. 2019-09-26
    soldstatus $7,500
40. 2019-09-11
    listed $10,000
41. 2019-05-22
    listed $20,000

ⓘ 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: $1,955 · $163/mo
• Projected year-2 tax: $1,955 · $163/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $18,805
• − Mortgage interest: −$10,251
• − Property taxes: −$1,955
• − Insurance: −$915
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$5,324
• Taxable loss: −$2,648
• Est. tax savings @ 24.0%: +$636
• After-tax cash flow: $1,105/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): 16,798
• Household income: $39,198
• Rent vs Own: 64.7% rent · 35.3% own
• Severe rent burden: 1389.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 19% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Serbian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 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: ▼ -37.92%
• Current HPI: 265.98
• Rent YoY: ▲ 3.49%
• 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

+815.0% since first listed

25 events — show timeline

• 2026-04-01 Listed $183,000 LPRMLS
• 2025-12-19 Listed $185,000 LPRMLS
• 2025-09-29 Price Changed $195,000 LPRMLS
• 2025-09-10 Listed $198,900 LPRMLS
• 2025-04-22 Listed $210,000 LPRMLS
• 2024-01-26 Sold (Public Records) $90,000 Public Records
• 2024-01-26 Sold (MLS) $90,000 TMLS
• 2024-01-13 Listing Removed — TMLS
• 2023-12-14 Price Changed $118,000 TMLS
• 2023-10-25 Relisted — TMLS
• 2023-10-09 Price Changed $130,000 TMLS
• 2023-09-02 Pending — TMLS
• 2023-07-05 Price Changed $150,000 TMLS
• 2023-04-03 Listed $165,000 TMLS
• 2023-01-01 Listing Removed — TMLS
• 2022-05-09 Listed $155,500 TMLS
• 2022-05-08 Listing Removed — TMLS
• 2022-02-11 Sold (Public Records) $134,000 Public Records
• 2022-02-11 Sold (Public Records) $128,000 Public Records
• 2022-02-07 Price Changed $1,100 RENT.
• 2021-11-08 Listed $150,000 LPRMLS
• 2021-11-08 Listed $150,000 TMLS
• 2019-09-26 Sold (MLS) $7,500 LPRMLS
• 2019-09-11 Listed $10,000 LPRMLS
• 2019-05-22 Listed $20,000 LPRMLS

Property tax history

+6.2%/yr

Latest (2025): $1,955 · +47.0% YoY. Source: county tax records.