1314 Stansfield Dr · Fayetteville, NC 28303

$145,000

3 bd · 2.0 ba · 1,768 sqft · SingleFamily public records · 3 Days on market

Built 1959 0.51 ac lot Est $239k · 39% under

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Why this score? — see what drove the B- 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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +7.3/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

One owner rambling ranch on large corner lot ready for rehab. This fantastic fixer features mature landscaping, beautiful oasis like private back yard with fish pond, overlooked by a covered patio and covered deck. Check out the oversized kitchen, formal living room, cozy den with woodstove insert. Bonus features includes an attached 2 car garage and an additional detached 2 car garage with high ceilings and separate entryway to accommodate an RV. This home is sold "as is". A great deal for a house flipper, investor or savvy home buyer.

Key facts

• Fish pond
• Covered deck
• Large corner lot

Tags

• LARGE CORNER LOT
• MATURE LANDSCAPING
• PRIVATE BACK YARD
• FISH POND
• COVERED PATIO
• COVERED DECK

Property features AI

Exterior

• Parking: Attached garage; 4 covered parking spaces / 4-car garage; Detached carport; RV access/parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Level topography; Corner lot; Paved road access
• Construction: Frame construction
• Exterior features: Storage; Deck, covered patio; Storm doors; Workshop (other structure)

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning (electric); Electric heating; Forced air; Wood stove
• Interior features: Double vanity; Storage; Wood-burning stove fireplace (1)
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Cap rate 9.3% 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: Westarea Elementary (math 12% / reading 27%, grade F, #1,242 of 1,410 statewide, top 90%, 559 students, 100% FRL); Luther Nick Jeralds Middle (math 13% / reading 24%, grade F, #436 of 475 statewide, top 93%, 616 students, 100% FRL); E E Smith High (math 42% / reading 41%, grade F, #381 of 535 statewide, top 72%, 1,004 students, 99% FRL) — zoned schools average 99% 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 37% 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 $4k 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

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% 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 $145,000

Questions for the listing agent

1. Built in 1959 — 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. 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. 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.
5. 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.
6. 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: 1.23% ✓
• Cap rate: 9.26%
• Cash-on-cash: 10.58%
• DSCR: 1.47
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $238,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1520 Palmer Dr	0.34mi	3/2.0	1,780 (+1%)	1mo	$240,000	$135	83
1520 Maggie St	0.35mi	3/2.0	1,710 (-3%)	6mo	$220,000	$129	73
1605 Snead Ave	0.49mi	3/2.5	1,775 (+0%)	3mo	$130,000	$73	72
529 Dale Dr	0.17mi	3/2.5	1,905 (+8%)	7mo	$219,000	$115	71
514 Helen St	0.15mi	3/2.0	1,536 (-13%)	4mo	$244,000	$159	68
1519 Palmer Dr	0.31mi	3/2.0	1,573 (-11%)	3mo	$212,000	$135	65
202 Spivey St	0.33mi	3/2.0	1,520 (-14%)	3mo	$201,000	$132	59
1534 Trevino Dr	0.54mi	4/2.5 (+1)	1,871 (+6%)	2mo	$217,000	$116	57
1716 Boros Dr	0.61mi	3/2.0	1,637 (-7%)	4mo	$249,000	$152	56
1613 Morehead Ave	0.46mi	4/2.0 (+1)	1,605 (-9%)	5mo	$200,000	$125	54
1649 Boros Dr	0.66mi	3/2.0	1,597 (-10%)	6mo	$220,000	$138	48
1601 Brisby Ct	0.58mi	3/2.0	1,530 (-14%)	6mo	$215,000	$141	46

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: -0.4%
• Equity multiple: 0.98×
• Total profit: $-617
• Equity at exit: $21,620

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $29,122
• Equity at exit: $12,537

Cash invested: $40,600 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$760
• Tax from tax record: −$225 /mo · $2,696/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $358

Break-even live

Break-even rent $1,323

Max offer price $145,000

Occupancy floor 75%

Sensitivity live

Price	-10% $440	-5% $399	+0% $358	+5% $317	+10% $276
Rent	-10% $218	-5% $288	+0% $358	+5% $428	+10% $498
Rate	-1.0pp $431	-0.5pp $395	base $358	+0.5pp $321	+1.0pp $282

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1907 Eichelberger Dr Fayetteville, NC	3.0	2.0	1463	$1,650	$1.13	25d	1	0.15mi
1733 Swann St Fayetteville, NC	4.0	2.5	1894	$1,850	$0.98	25d	1	0.29mi
1712 Scampton Dr Fayetteville, NC	3.0	1.5	1814	$2,000	$1.10	25d	1	0.42mi
1712 Scampton Dr Unit NA Fayetteville, NC	3.0	2.0	1814	$1,900	$1.05	15d	1	0.42mi
1526 Trevino Dr Fayetteville, NC	3.0	2.0	1629	$1,800	$1.10	25d	1	0.49mi
1651 Baysden Ct Fayetteville, NC	4.0	2.5	2042	$2,150	$1.05	25d	1	0.68mi
3374 Galleria Dr Fayetteville, NC	3.0	2.0	1350	$1,200	$0.89	25d	1	0.69mi
1547 Londonderry Pl Fayetteville, NC	3.0	2.5	1636	$1,750	$1.07	25d	1	0.85mi
1404 Hibiscus Rd Fayetteville, NC	3.0	1.5	1418	$1,350	$0.95	22d	1	0.88mi
3527 Scottywood Dr Fayetteville, NC	4.0	2.0	1454	$1,775	$1.22	25d	1	0.89mi
1350 Shaw Rd Fayetteville, NC	3.0	2.0	1339	$1,399	$1.04	15d	1	0.92mi
3318 Rogers Dr Fayetteville, NC	3.0	2.0	1392	$1,750	$1.26	15d	1	1.00mi
853 Shannon Dr Fayetteville, NC	3.0	1.5	1820	$1,650	$0.91	25d	1	1.02mi
1014 Enclave Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,685	$1.52	15d	19	1.05mi
1216 Superior Pointe Pl Fayetteville, NC	3.0	2.5	1288	$1,450	$1.13	25d	1	1.14mi
1820 McGougan Rd Fayetteville, NC	3.0	2.5	1967	$1,850	$0.94	25d	1	1.41mi
5523 Livingston Dr Fayetteville, NC	4.0	1.5	1305	$1,600	$1.23	25d	1	1.42mi
1817 McGougan Rd Fayetteville, NC	3.0	2.0	1811	$2,100	$1.16	15d	1	1.44mi

Listing history 3 events

1. 2026-06-21
   days on market $145,000 Active 3 DOM
2. 2026-06-18
   remarks 542-char remark
3. 2026-06-18
   listed $145,000 Active 1 DOM

ⓘ 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: $2,696 · $225/mo
• Projected year-2 tax: $2,696 · $225/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 74% 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: $21,320
• − Mortgage interest: −$8,122
• − Property taxes: −$2,696
• − Insurance: −$725
• − Repairs & maintenance: −$1,706
• − Management: −$1,706
• − Depreciation: −$4,218
• Taxable income: $2,148
• Est. tax owed @ 24.0%: −$515
• After-tax cash flow: $3,782/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

1 event — show timeline

• 2026-06-18 Listed $145,000 LPRMLS

Property tax history

+5.6%/yr

Latest (2025): $2,696 · +58.4% YoY. Source: county tax records.