212 Gertrude St · Fayetteville, NC 28303

$149,900

3 bd · 2.0 ba · 825 sqft · SingleFamily public records · 27 Days on market

Built 1954 5,663 sqft lot Est $146k · 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 +13.2/30.0
• ARV discount +6.3/15.0
• DSCR +4.0/10.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Step into contemporary elegance with this impeccably remodeled home featuring three spacious bedrooms and 1.5 beautifully designed bathrooms. You’ll be greeted by gleaming new flooring and fresh paint that brightens every room. The kitchen is a chef’s paradise with new stainless-steel appliances, granite countertops, and a kitchen island—ideal for meal prep, casual dining, and entertaining guests. Thoughtful updates include modern fixtures, vanities, ceiling fans, and new windows that flood the home with abundant natural light. The expansive fenced backyard and front yard offer privacy and ample space for outdoor activities, playtime, and gatherings. Fresh exterior paint enhances the home’s curb appeal. Conveniently located minutes from Walmart, Sam's Club, Amazon Warehouse, and just 10 minutes from Fort Liberty. Don’t miss out on this exceptional home where modern design seamlessly meets comfort and convenience.

Key facts

• New flooring
• Granite countertops
• New roof

Tags

• RECENTLY REMODELED HOME
• NEW ROOF
• NEW FLOORING
• CHEF'S PARADISE KITCHEN
• NEW STAINLESS-STEEL APPLIANCES
• GRANITE COUNTERTOPS

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Zoned MR5 (Mixed Residential)
• Construction: Frame construction; Crawl space foundation
• Exterior features: Front porch; Fenced yard; Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Stainless steel appliances; Granite counters; Kitchen island
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Laminate; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump; Central air; Ceiling fans; Electric cooling
• Interior features: Ceiling fans; Granite counters; Kitchen island; Open floor plan; Smoke detectors
• Laundry & utility: Washer and dryer in unit; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-3 ($-40/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (15.3% below list).
• Recommended offer: $127k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.9% in Fayetteville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: R Max Abbott Middle (math 31% / reading 45%, grade F, #251 of 475 statewide, top 54%, 759 students, 99% 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 (+3.0%/yr); 280 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $126,906 (15.3% 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. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.85% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $146,025
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Gertrude St	0.02mi	3/1.0	806 (-2%)	17mo	$142,800	$177	77
433 Ferrell Dr	0.16mi	2/1.0 (-1)	784 (-5%)	22mo	$119,800	$153	57
5218 Gavins St	0.44mi	2/2.0 (-1)	760 (-8%)	11mo	$120,000	$158	52
5003 Higgins St	0.55mi	2/1.0 (-1)	768 (-7%)	9mo	$136,000	$177	46
117 Grooms St	0.42mi	2/1.0 (-1)	744 (-10%)	11mo	$119,000	$160	46
113 Grooms St	0.42mi	2/1.0 (-1)	750 (-9%)	20mo	$137,000	$183	39

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: -16.5%
• Equity multiple: 0.42×
• Total profit: $-24,489
• Equity at exit: $22,351

10-year hold

• IRR: -8.2%
• Equity multiple: 0.49×
• Total profit: $-21,542
• Equity at exit: $12,961

Cash invested: $41,972 (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: 280
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,269 high
• Mortgage (P&I): −$786
• Tax from tax record: −$157 /mo · $1,888/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $-3

Break-even live

Break-even rent $1,273

Max offer price $149,312

Occupancy floor 95%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4916 Schmidt St Fayetteville, NC	2.0	1.0	801	$945	$1.18	23d	1	0.08mi
421 Squirrel St Unit A Fayetteville, NC	2.0	1.0	780	$900	$1.15	23d	1	0.24mi
4981 Galveston Dr Fayetteville, NC	2.0	1.5	750	$1,050	$1.40	23d	1	0.35mi
622 Dashland Dr Unit B Fayetteville, NC	2.0	1.5	750	$940	$1.25	13d	1	0.41mi
5112 Cannon St Fayetteville, NC	2.0	1.0	750	$949	$1.27	13d	1	0.57mi
5109 Higgins St Fayetteville, NC	2.0	1.0	862	$1,000	$1.16	23d	1	0.58mi
1000 Antietam Crk Dr Fayetteville, NC	3.0	1.0–2.0	1059	$1,700	$1.61	23d	14	0.74mi
710 Villagio Pl Fayetteville, NC	1.0–2.0	1.0–2.0	984	$1,686	$1.71	13d	9	0.81mi
1909 Tryon Dr #7 Fayetteville, NC	2.0	2.0	1060	$1,050	$0.99	23d	1	0.88mi
4420 Blanton Rd Unit 4420-H Fayetteville, NC	2.0	1.5	990	$1,025	$1.04	13d	1	0.89mi
1130 Annondale Way Fayetteville, NC	1.0–3.0	1.0–2.5	1180	$2,495	$2.11	13d	6	0.93mi
3050 Plantation Garden Blvd Fayetteville, NC	1.0–3.0	1.0–2.0	1158	$1,781	$1.54	13d	58	0.95mi
1025 Hirschfeld Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,935	$1.74	13d	17	0.96mi
1849 Tryon Dr Fayetteville, NC	2.0	2.0	1061	$998	$0.94	23d	2	0.97mi
1882 Tryon Dr #4 Fayetteville, NC	2.0	2.0	1063	$1,100	$1.03	13d	1	0.98mi
1861 Tryon Dr Unit 3 Fayetteville, NC	2.0	2.0	1050	$995	$0.95	23d	1	1.00mi
844 Anita Rd Fayetteville, NC	2.0	1.0	850	$850	$1.00	13d	1	1.04mi
513 Lumberly Ln Fayetteville, NC	2.0	2.0	1124	$1,295	$1.15	23d	1	1.04mi
5414 Plateau Rd Fayetteville, NC	3.0	2.0	1116	$1,595	$1.43	23d	1	1.05mi
117 N Helen St Unit 117 Fayetteville, NC	2.0	1.0	600	$1,500	$2.50	23d	1	1.05mi
1808 Tryon Dr Fayetteville, NC	2.0	2.0	1066	$995	$0.93	23d	1	1.10mi
230 Sawtooth Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1040	$1,550	$1.49	13d	14	1.41mi
1914 King George Dr Fayetteville, NC	2.0	1.0	800	$850	$1.06	23d	1	1.45mi
246 Partners Way Fayetteville, NC	2.0	2.0	1100	$1,295	$1.18	23d	1	1.45mi
1615 Morehead Ave Fayetteville, NC	3.0	2.0	1073	$1,400	$1.30	23d	1	1.47mi

Listing history 28 events

1. 2026-06-18
   days on market $149,900 Active 27 DOM
2. 2026-06-17
   days on market $149,900 Active 26 DOM
3. 2026-06-16
   days on market $149,900 Active 25 DOM
4. 2026-06-15
   days on market $149,900 Active 24 DOM
5. 2026-06-14
   days on market $149,900 Active 22 DOM
6. 2026-06-13
   days on market $149,900 Active 21 DOM
7. 2026-06-10
   days on market $149,900 Active 19 DOM
8. 2026-06-09
   days on market $149,900 Active 18 DOM
9. 2026-06-08
   days on market $149,900 Active 17 DOM
10. 2026-06-07
    days on market $149,900 Active 16 DOM
11. 2026-06-03
    days on market $149,900 Active 12 DOM
12. 2026-06-02
    days on market $149,900 Active 11 DOM
13. 2026-06-01
    days on market $149,900 Active 10 DOM
14. 2026-05-31
    days on market $149,900 Active 9 DOM
15. 2026-05-30
    days on market $149,900 Active 8 DOM
16. 2026-05-22
    listed $149,900 Active
17. 2025-04-04
    price $154,900
18. 2025-02-20
    price $159,900
19. 2025-01-15
    listed $164,900 Active
20. 2024-10-11
    soldstatus $148,000 Closed 956-char remark

    Show marketing remark (956 chars)

    Step into contemporary elegance with this impeccably remodeled home featuring three spacious bedrooms and 1.5 beautifully designed bathrooms. You’ll be greeted by gleaming new flooring and fresh paint that brightens every room. The kitchen is a chef’s paradise with new stainless-steel appliances, granite countertops, and a kitchen island—ideal for meal prep, casual dining, and entertaining guests. Thoughtful updates include modern fixtures, vanities, ceiling fans, and new windows that flood the home with abundant natural light. The expansive fenced backyard and front yard offer privacy and ample space for outdoor activities, playtime, and gatherings. Fresh exterior paint enhances the home’s curb appeal. Conveniently located minutes from Walmart, Sam's Club, Amazon Warehouse, and just 10 minutes from Fort Liberty. Don’t miss out on this exceptional home where modern design seamlessly meets comfort and convenience.

21. 2024-09-26
    status Pending 956-char remark

    Show marketing remark (956 chars)

    Step into contemporary elegance with this impeccably remodeled home featuring three spacious bedrooms and 1.5 beautifully designed bathrooms. You’ll be greeted by gleaming new flooring and fresh paint that brightens every room. The kitchen is a chef’s paradise with new stainless-steel appliances, granite countertops, and a kitchen island—ideal for meal prep, casual dining, and entertaining guests. Thoughtful updates include modern fixtures, vanities, ceiling fans, and new windows that flood the home with abundant natural light. The expansive fenced backyard and front yard offer privacy and ample space for outdoor activities, playtime, and gatherings. Fresh exterior paint enhances the home’s curb appeal. Conveniently located minutes from Walmart, Sam's Club, Amazon Warehouse, and just 10 minutes from Fort Liberty. Don’t miss out on this exceptional home where modern design seamlessly meets comfort and convenience.

22. 2024-09-11
    listed $158,500 Active 956-char remark

    Show marketing remark (956 chars)

    Step into contemporary elegance with this impeccably remodeled home featuring three spacious bedrooms and 1.5 beautifully designed bathrooms. You’ll be greeted by gleaming new flooring and fresh paint that brightens every room. The kitchen is a chef’s paradise with new stainless-steel appliances, granite countertops, and a kitchen island—ideal for meal prep, casual dining, and entertaining guests. Thoughtful updates include modern fixtures, vanities, ceiling fans, and new windows that flood the home with abundant natural light. The expansive fenced backyard and front yard offer privacy and ample space for outdoor activities, playtime, and gatherings. Fresh exterior paint enhances the home’s curb appeal. Conveniently located minutes from Walmart, Sam's Club, Amazon Warehouse, and just 10 minutes from Fort Liberty. Don’t miss out on this exceptional home where modern design seamlessly meets comfort and convenience.

23. 2024-07-19
    soldstatus $72,000 Sold
24. 2024-06-26
    status Pending
25. 2024-05-07
    status Active
26. 2024-04-27
    status Pending
27. 2024-04-16
    price $79,999
28. 2024-03-30
    listed $89,999 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: $1,888 · $157/mo
• Projected year-2 tax: $1,888 · $157/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 ≥107°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: $15,229
• − Mortgage interest: −$8,397
• − Property taxes: −$1,888
• − Insurance: −$750
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$4,361
• Taxable loss: −$2,603
• Est. tax savings @ 24.0%: +$625
• After-tax cash flow: $585/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

+66.6% since first listed

13 events — show timeline

• 2026-05-22 Listed $149,900 LPRMLS
• 2025-04-04 Price Changed $154,900 LPRMLS
• 2025-02-20 Price Changed $159,900 LPRMLS
• 2025-01-15 Listed $164,900 LPRMLS
• 2024-10-11 Sold (MLS) $148,000 LPRMLS
• 2024-09-26 Pending — LPRMLS
• 2024-09-11 Listed $158,500 LPRMLS
• 2024-07-19 Sold (MLS) $72,000 TMLS
• 2024-06-26 Pending — TMLS
• 2024-05-07 Relisted — TMLS
• 2024-04-27 Pending — TMLS
• 2024-04-16 Price Changed $79,999 TMLS
• 2024-03-30 Listed $89,999 TMLS

Property tax history

+12.0%/yr

Latest (2025): $1,888 · +99.2% YoY. Source: county tax records.