310 Nugget Ct · Fayetteville, NC 28311

$173,900

3 bd · 2.0 ba · 1,077 sqft · SingleFamily public records · 228 Days on market

Built 2007 Est $178k · 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 +12.9/30.0
• ARV discount +8.5/15.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great investment property, wonderful tenant and great price! $$500.00 BONUS IF SOLD BEFORE 12/01/2017

Key facts

• Built 2007
• Listed 228 days

Property features AI

Finance

• Other: Zoned SF10 (Single Family Res 10); Subdivision: TIFFANY PIN

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding construction
• Exterior features: Front covered porch

Interior

• Kitchen: Refrigerator
• Bedrooms: Total of 5 rooms (bedrooms included)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central electric air conditioning
• Interior features: Refrigerator included; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $174k.

Deal economics

• At list price, monthly cash flow is $-12 ($-139/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $147k (15.6% below list).
• Recommended offer: $147k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: schools C-, 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.
• Market conditions: Rents rising (+2.8%/yr); 360 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $821k (83%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $57k; list at $174k implies a 205% 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; moderate 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 $146,778 (15.6% 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. It's been on market 228 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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: 0.84% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.29%
• DSCR: 0.99
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $177,705
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
319 Nugget Ct	0.08mi	3/1.5	1,132 (+5%)	2mo	$195,000	$172	84
707 Zircon Ct	0.14mi	3/2.0	1,099 (+2%)	14mo	$175,000	$159	79
725 Mosswood Ln	0.37mi	3/2.0	1,105 (+3%)	2mo	$210,000	$190	77
674 Walker St	0.27mi	3/2.0	1,092 (+1%)	14mo	$180,000	$165	73
1526 Argon Ave	0.29mi	3/2.0	1,116 (+4%)	9mo	$189,000	$169	73
801 Darlington Dr	0.63mi	3/2.0	1,066 (-1%)	1mo	$100,000	$94	68
873 Kaywood Dr	0.48mi	3/1.5	1,088 (+1%)	14mo	$169,500	$156	62
758 Amber Dr	0.32mi	3/1.5	1,195 (+11%)	6mo	$150,000	$126	60
735 Amber Dr	0.30mi	3/1.5	1,184 (+10%)	13mo	$160,000	$135	57
595 Sheringham Dr	0.64mi	3/2.0	1,149 (+7%)	4mo	$200,000	$174	55
601 Ryder St	0.45mi	3/2.0	1,225 (+14%)	13mo	$235,500	$192	45
556 Waterbury Dr	0.74mi	3/2.0	1,236 (+15%)	5mo	$195,000	$158	37

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.40×
• Total profit: $-29,180
• Equity at exit: $25,929

10-year hold

• IRR: -9.2%
• Equity multiple: 0.44×
• Total profit: $-27,433
• Equity at exit: $15,036

Cash invested: $48,692 (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 28311

• Home prices YoY: -18.4%
• Rents YoY: 2.8%
• Active inventory: 360
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,468 high
• Mortgage (P&I): −$912
• Tax from tax record: −$187 /mo · $2,241/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-12

Break-even live

Break-even rent $1,482

Max offer price $171,850

Occupancy floor 96%

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: $43,475
• Closing costs: $5,217
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 Nugget Ct Fayetteville, NC	4.0	2.0	1425	$1,650	$1.16	13d	1	0.04mi
4736 Rosehill Rd Fayetteville, NC	3.0	2.0	1000	$1,240	$1.24	23d	1	0.52mi
909 Southview Cir Unit B Fayetteville, NC	2.0	1.5	923	$945	$1.02	23d	1	0.56mi
1003 Madiera Ct Fayetteville, NC	2.0	2.0	950	$1,275	$1.34	23d	1	0.57mi
790 Arthington St Fayetteville, NC	2.0	2.5	1000	$1,350	$1.35	23d	1	0.63mi
2523 Mulranny Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,589	$1.43	13d	9	0.69mi
4310 Coolidge St Fayetteville, NC	3.0	1.5	1212	$1,250	$1.03	13d	1	0.76mi
4206 S Dowfield Dr Fayetteville, NC	2.0	1.0	900	$895	$0.99	23d	1	0.76mi
4202 S Dowfield Dr Fayetteville, NC	2.0	1.0	800	$930	$1.16	23d	1	0.76mi
3963 Loufield Dr Fayetteville, NC	3.0	2.0	1446	$1,500	$1.04	23d	1	0.84mi
5327 Chesapeake Rd Fayetteville, NC	3.0	2.0	1400	$1,600	$1.14	13d	1	0.86mi
2500 McArthur Landing Cir Fayetteville, NC	2.0–3.0	2.0	1226	$1,420	$1.16	13d	13	0.89mi
2641 McArthur Landing Cir Fayetteville, NC	3.0	2.0	1450	$1,500	$1.03	23d	1	0.89mi
2641 McArthur Landing Cir #102 Fayetteville, NC	3.0	2.0	1400	$1,375	$0.98	23d	1	0.89mi
2641 McArthur Landing Cir Fayetteville, NC	3.0	2.0	1450	$1,400	$0.97	21d	1	0.89mi
848 Tamarack Dr Fayetteville, NC	1.0–2.0	1.0	705	$1,171	$1.66	13d	49	1.02mi
927 Fiske Dr Fayetteville, NC	3.0	1.0	926	$1,200	$1.30	23d	1	1.22mi
3613 Pine Lake Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1116	$1,645	$1.47	13d	31	1.25mi
5523 Livingston Dr Fayetteville, NC	4.0	1.5	1305	$1,600	$1.23	23d	1	1.26mi
319 Idlewild Dr Fayetteville, NC	2.0	2.0–2.5	1080	$1,340	$1.24	13d	9	1.37mi
319 Idlewild Dr Fayetteville, NC	2.0	2.0–2.5	1080	$1,350	$1.25	23d	3	1.37mi
1547 Center St Fayetteville, NC	2.0	1.0	802	$850	$1.06	23d	1	1.37mi
417 Nottingham Dr Fayetteville, NC	3.0	2.0	1024	$1,400	$1.37	23d	1	1.43mi
3523 Rosehill Rd Fayetteville, NC	4.0	1.0	1448	$1,450	$1.00	13d	1	1.47mi
1527 McArthur Rd Fayetteville, NC	3.0	1.0	864	$925	$1.07	23d	1	1.47mi

Listing history 29 events

1. 2026-06-18
   days on market $173,900 Active 228 DOM
2. 2026-06-17
   days on market $173,900 Active 227 DOM
3. 2026-06-16
   days on market $173,900 Active 226 DOM
4. 2026-06-15
   days on market $173,900 Active 225 DOM
5. 2026-06-14
   days on market $173,900 Active 223 DOM
6. 2026-06-13
   days on market $173,900 Active 222 DOM
7. 2026-06-10
   days on market $173,900 Active 220 DOM
8. 2026-06-09
   days on market $173,900 Active 219 DOM
9. 2026-06-08
   days on market $173,900 Active 218 DOM
10. 2026-06-07
    days on market $173,900 Active 217 DOM
11. 2026-06-03
    days on market $173,900 Active 213 DOM
12. 2026-06-02
    days on market $173,900 Active 212 DOM
13. 2026-06-01
    days on market $173,900 Active 211 DOM
14. 2026-05-31
    days on market $173,900 Active 210 DOM
15. 2026-05-30
    days on market $173,900 Active 209 DOM
16. 2026-05-01
    price $173,900
17. 2026-04-03
    price $184,900
18. 2026-03-03
    price $189,000
19. 2026-02-13
    price $195,000
20. 2026-02-13
    price $957,000
21. 2025-10-29
    listed $995,000 Active
22. 2018-01-05
    soldstatus $57,000 103-char remark

    Show marketing remark (103 chars)

    Great investment property, wonderful tenant and great price! $$500.00 BONUS IF SOLD BEFORE 12/01/2017

23. 2017-09-18
    listed $59,990 103-char remark

    Show marketing remark (103 chars)

    Great investment property, wonderful tenant and great price! $$500.00 BONUS IF SOLD BEFORE 12/01/2017

24. 2017-08-09
    historical
25. 2016-09-25
    historical
26. 2016-03-28
    listed $74,900
27. 2015-02-01
    listed $74,990
28. 1986-07-17
    soldstatus $54,000
29. 1984-07-01
    soldstatus $47,000

ⓘ 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: $2,241 · $187/mo
• Projected year-2 tax: $2,241 · $187/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°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: $17,613
• − Mortgage interest: −$9,741
• − Property taxes: −$2,241
• − Insurance: −$870
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − Depreciation: −$5,059
• Taxable loss: −$3,115
• Est. tax savings @ 24.0%: +$748
• After-tax cash flow: $608/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): 36,629
• Household income: $62,170
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 1645.0

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: Black 42% White 38% Hispanic / Latino 9% Two or more races 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 1% 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: ▼ -45.88%
• Current HPI: 203.0731
• Rent YoY: ▲ 2.82%
• 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

+270.0% since first listed

14 events — show timeline

• 2026-05-01 Price Changed $173,900 LPRMLS
• 2026-04-03 Price Changed $184,900 LPRMLS
• 2026-03-03 Price Changed $189,000 LPRMLS
• 2026-02-13 Price Changed $195,000 LPRMLS
• 2026-02-13 Price Changed $957,000 LPRMLS
• 2025-10-29 Listed $995,000 LPRMLS
• 2018-01-05 Sold (MLS) $57,000 TMLS
• 2017-09-18 Listed $59,990 TMLS
• 2017-08-09 Listing Removed — TMLS
• 2016-09-25 Listing Removed — TMLS
• 2016-03-28 Listed $74,900 TMLS
• 2015-02-01 Listed $74,990 TMLS
• 1986-07-17 Sold (Public Records) $54,000 Public Records
• 1984-07-01 Sold (Public Records) $47,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,241 · +49.4% YoY. Source: county tax records.