6484 Kelmscot Ct · Fayetteville, NC 28303

$175,000

3 bd · 3.0 ba · 1,354 sqft · Townhouse public records · 55 Days on market

Built 1985 Est $173k · at est.

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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 +13.7/30.0
• ARV discount +7.1/15.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

OWNER FINANCING AVAILABLE!!!! This unique 3 bedroom 3 bath townhome has everything you need. Close to shopping and restaurants. Hop skip and forget the jump away to Base. One bedroom and bath upstairs, perfect for the growing teen that needs space to themselves, or visiting family that dont want to be a burden. Get it before its gone.

Key facts

• Built 1985
• Listed 54 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Townhouse; Residential property; Subdivision: FOUR SEASON
• Construction: Wood siding
• Exterior features: Back yard fencing

Interior

• Kitchen: Free-standing electric oven
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump heating; Central electric air conditioning
• Interior features: Eat-in kitchen; Vaulted ceilings; Factory-built wood-burning fireplace
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $11 ($135/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 $151k (13.5% below list).
• Recommended offer: $151k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Benjamin J Martin Elementary (math 17% / reading 21%, grade F, #1,269 of 1,410 statewide, top 91%, 537 students, 99% FRL); Westover Middle (math 20% / reading 30%, grade F, #396 of 475 statewide, top 84%, 784 students, 100% FRL); Westover High (math 42% / reading 39%, grade F, #387 of 535 statewide, top 73%, 1,202 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 285 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 ($58k/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

• It's been on market 55 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $175k implies a 456% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $151,291 (13.5% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.86% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.28%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $173,312
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6470 Pittsfield Dr Unit C	0.12mi	3/3.0	1,332 (-2%)	2mo	$170,000	$128	90
831 Danish Dr	0.11mi	3/3.0	1,354 (0%)	14mo	$140,000	$103	84
827 Danish Dr	0.12mi	3/3.0	1,353 (-0%)	14mo	$140,000	$103	83
801 Rumford Pl	0.22mi	3/3.0	1,396 (+3%)	3mo	$176,200	$126	82
830 Rumford Pl	0.15mi	3/3.0	1,407 (+4%)	8mo	$209,000	$149	80
6482 Pittsfield Dr	0.09mi	3/3.0	1,332 (-2%)	22mo	$176,000	$132	75
833 Danish Dr	0.10mi	3/3.5	1,538 (+14%)	12mo	$217,000	$141	61

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 · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -15.9%
• Equity multiple: 0.44×
• Total profit: $-27,618
• Equity at exit: $26,093

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-23,034
• Equity at exit: $15,131

Cash invested: $49,000 (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 28303

• Home prices YoY: -25.4%
• Rents YoY: 3.0%
• Active inventory: 285
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,513 high
• Mortgage (P&I): −$918
• Tax from tax record: −$193 /mo · $2,320/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $11

Break-even live

Break-even rent $1,499

Max offer price $175,000

Occupancy floor 94%

Sensitivity live

Price	-10% $110	-5% $61	+0% $11	+5% $-38	+10% $-88
Rent	-10% $-108	-5% $-48	+0% $11	+5% $71	+10% $131
Rate	-1.0pp $99	-0.5pp $56	base $11	+0.5pp $-34	+1.0pp $-80

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6466 Kelmscot Ct Fayetteville, NC	3.0	3.0	1409	$1,635	$1.16	25d	1	0.05mi
824 Danish Dr Fayetteville, NC	3.0	2.5	1310	$1,400	$1.07	25d	1	0.13mi
872 Danish Dr Fayetteville, NC	3.0	2.0	1285	$1,600	$1.25	25d	1	0.13mi
894 Danish Dr Fayetteville, NC	3.0	2.0	1475	$1,695	$1.15	25d	1	0.19mi
894 Danish Dr Unit 1 Fayetteville, NC	3.0	2.5	1475	$1,695	$1.15	25d	1	0.19mi
1429 Bozeman Loop Fayetteville, NC	1.0–3.0	1.0–2.0	1001	$1,500	$1.50	15d	24	0.24mi
7115 Enfield Dr Fayetteville, NC	3.0	2.0	1700	$1,500	$0.88	23d	1	0.28mi
716 Windy Hill Cir Unit 716-A Fayetteville, NC	2.0	1.5	1100	$1,025	$0.93	25d	1	0.36mi
6471 Yadkin Rd Fayetteville, NC	2.0	1.5	900	$750	$0.83	25d	1	0.36mi
718 Windy Hill Cir Unit 718-B Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	15d	1	0.36mi
6467 Yadkin Rd Fayetteville, NC	2.0	1.5	900	$850	$0.94	25d	1	0.37mi
709 Windy Hill Cir Unit 709-D Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	25d	1	0.40mi
726 Windy Hill Cir Unit 726-C Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	25d	1	0.44mi
3627 Dornoch Dr Apt A Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	25d	1	0.45mi
3627 Dornoch Dr Apt E Fayetteville, NC	2.0	2.0	1000	$950	$0.95	25d	1	0.45mi
3619 Dornoch Dr Apt A Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	15d	1	0.46mi
3633 Dornoch Dr Apt E Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	25d	1	0.46mi
3639 Dornoch Dr Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	25d	1	0.47mi
643 Wakefield Dr Fayetteville, NC	3.0	2.0	1794	$1,575	$0.88	15d	1	0.49mi
422 Jamestown Ave Fayetteville, NC	3.0	2.5	1409	$2,000	$1.42	25d	1	0.57mi
422 Jamestown Ave Fayetteville, NC	3.0	2.5	1409	$1,650	$1.17	15d	1	0.57mi
841 Applewood Ln Unit 1 Fayetteville, NC	2.0	2.0	1000	$925	$0.93	25d	1	0.58mi
7176 Fillyaw Rd Fayetteville, NC	2.0	2.0	900	$925	$1.03	25d	1	0.61mi
909 Applewood Ln Fayetteville, NC	2.0	2.0	915	$925	$1.01	25d	1	0.61mi
513 Roundtree Dr Fayetteville, NC	3.0	2.0	1337	$1,775	$1.33	25d	1	0.62mi
390 Summer Hill Rd Fayetteville, NC	3.0	2.5	1535	$1,990	$1.30	25d	1	0.64mi
338 Summer Hill Rd Fayetteville, NC	4.0	2.0	1474	$1,550	$1.05	25d	1	0.71mi
7514 Telfair Dr Fayetteville, NC	3.0	1.5	1204	$1,300	$1.08	25d	1	0.93mi
290 Lemont Dr Fayetteville, NC	3.0	2.0	1782	$1,775	$1.00	15d	1	1.04mi
7521 Ascot Ave Fayetteville, NC	2.0	1.5	1600	$1,500	$0.94	25d	1	1.05mi
7526 Bridgeman Dr Fayetteville, NC	3.0	2.0	1300	$1,450	$1.12	25d	1	1.11mi
425 Dunmore Rd Fayetteville, NC	3.0	2.0	1724	$1,800	$1.04	25d	1	1.12mi
833 Fresno Dr Fayetteville, NC	3.0	1.5	1512	$1,300	$0.86	25d	1	1.16mi
890 Bedrock Dr Fayetteville, NC	4.0	2.5	1484	$1,650	$1.11	25d	1	1.24mi
307 Family Lodge Dr Unit 5 Fayetteville, NC	2.0	2.5	1200	$1,100	$0.92	15d	1	1.25mi
741 Galloway Dr Fayetteville, NC	4.0	2.0	1551	$1,750	$1.13	15d	1	1.33mi
6213 Sabine Dr Fayetteville, NC	3.0	1.5	1092	$1,175	$1.08	25d	1	1.36mi
6033 Santa Fe Dr Fayetteville, NC	3.0	1.5	1325	$1,500	$1.13	25d	1	1.39mi
6445 Independence Pl Dr Fayetteville, NC	1.0–3.0	1.0–3.0	1106	$1,779	$1.61	15d	18	1.46mi
7639 Fletcher Ave Fayetteville, NC	3.0	2.0	1300	$1,400	$1.08	25d	1	1.46mi

Listing history 23 events

1. 2026-06-21
   days on market $175,000 Active 55 DOM
2. 2026-06-18
   days on market $175,000 Active 52 DOM
3. 2026-06-17
   days on market $175,000 Active 51 DOM
4. 2026-06-16
   days on market $175,000 Active 50 DOM
5. 2026-06-15
   days on market $175,000 Active 49 DOM
6. 2026-06-14
   days on market $175,000 Active 47 DOM
7. 2026-06-13
   days on market $175,000 Active 46 DOM
8. 2026-06-10
   days on market $175,000 Active 44 DOM
9. 2026-06-09
   days on market $175,000 Active 43 DOM
10. 2026-06-08
    days on market $175,000 Active 42 DOM
11. 2026-06-07
    days on market $175,000 Active 41 DOM
12. 2026-06-03
    days on market $175,000 Active 37 DOM
13. 2026-06-02
    days on market $175,000 Active 36 DOM
14. 2026-06-01
    days on market $175,000 Active 35 DOM
15. 2026-05-31
    days on market $175,000 Active 34 DOM
16. 2026-05-30
    days on market $175,000 Active 33 DOM
17. 2026-04-28
    listed $185,000 Active
18. 2026-04-27
    historical $185,000
19. 2025-03-10
    historical $1,450
20. 2025-03-06
    listed $1,450
21. 2021-12-22
    listed $130,000
22. 2017-12-21
    soldstatus $31,500
23. 1992-03-09
    soldstatus $66,000

ⓘ 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: $2,320 · $193/mo
• Projected year-2 tax: $2,320 · $193/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $18,155
• − Mortgage interest: −$9,803
• − Property taxes: −$2,320
• − Insurance: −$875
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$5,091
• Taxable loss: −$2,838
• Est. tax savings @ 24.0%: +$681
• After-tax cash flow: $816/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): 30,965
• Household income: $58,223
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1370.0

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 0.70)
• Race & ethnicity: White 39% Black 37% Two or more races 11% Hispanic / Latino 10% Asian 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 3% Serbian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Spanish 7% Other Asian/Pacific 2% Korean 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: ▼ -77.14%
• Current HPI: 226.5097
• Rent YoY: ▲ 3.01%
• 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

+180.3% since first listed

7 events — show timeline

• 2026-04-28 Listed $185,000 LPRMLS
• 2026-04-27 Coming Soon $185,000 LPRMLS
• 2025-03-10 Rental Removed $1,450 RENTALBEAST
• 2025-03-06 Listed for Rent $1,450 RENTALBEAST
• 2021-12-22 Listed $130,000 LPRMLS
• 2017-12-21 Sold (Public Records) $31,500 Public Records
• 1992-03-09 Sold (Public Records) $66,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $2,320 · +85.6% YoY. Source: county tax records.