804 Brewer St · Fayetteville, NC 28301

$150,000

3 bd · 1.0 ba · 992 sqft · SingleFamily public records · 140 Days on market

Built 1972 7,405 sqft lot Est $139k · 8% over

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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 +13.1/30.0
• DSCR +3.9/10.0
• ARV discount +3.9/15.0
• Livability +3.8/5.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

DON'T MISS OUT!! Completely renovated home!! Beautiful brand new Kitchen with quartz countertop, NEW Tile floors, NEW paint, NEW HVAC system installed, NEW windows, and much MORE!! Minutes away from Fayetteville State University as well as Downtown Fayetteville. THIS IS A MUST SEE. Seller is also including washer & dryer as gift!!

Key facts

• Quartz counters
• Hvac
• Eat in kitchen

Tags

• GREAT ROOM
• EAT IN KITCHEN
• QUARTZ COUNTERS
• STAINLESS APPLIANCES
• HVAC
• CONVENIENT TO SHOPPING

Property features AI

Finance

• Other: Interior lot on paved road; Zoned SF6 (Single Family Res 6); Lot approximately 0.17 acres

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Brick veneer construction
• Exterior features: Front porch; Porch

Interior

• Kitchen: Microwave; Cooktop; Range; Refrigerator
• Flooring: Laminate floors
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air; Ceiling fan(s) for cooling
• Interior features: Ceiling fans; Eat-in kitchen; 6 total rooms; Crawl space basement
• Laundry & utility: Washer hookup in unit; Washer/Dryer stacked; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-6 ($-76/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (16.3% below list).
• Recommended offer: $126k (16.3% 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: 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: Ferguson-Easley Elementary (math 8% / reading 22%, grade F, #1,325 of 1,410 statewide, top 94%, 342 students, 99% 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 (+3.5%/yr); 132 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 38% of the median local income ($39k/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

• It's been on market 140 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $125,604 (16.3% 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. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 6.24%
• Cash-on-cash: -0.18%
• DSCR: 0.99
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $138,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2022 Newark Ave	0.24mi	3/1.0	972 (-2%)	11mo	$75,000	$77	77
704 Wilma St	0.12mi	2/2.0 (-1)	1,008 (+2%)	8mo	$49,500	$49	76
745 Rustland Dr	0.59mi	3/1.5	1,014 (+2%)	1mo	$110,500	$109	66
719 Wilma St	0.07mi	2/2.0 (-1)	903 (-9%)	13mo	$181,000	$200	61
529 Spaulding St	0.55mi	3/1.0	1,029 (+4%)	11mo	$129,000	$125	59
1810 Murchison Rd	0.50mi	3/1.0	1,059 (+7%)	9mo	$135,000	$127	58
2342 Lake Ave	0.51mi	3/1.5	1,066 (+8%)	8mo	$86,000	$81	56
1087 Torrey Dr	0.71mi	3/1.5	1,115 (+12%)	3mo	$156,000	$140	42
1908 Corrinna St	0.49mi	3/2.0	1,114 (+12%)	14mo	$204,900	$184	41
1601 Minurva Dr	0.61mi	3/1.0	864 (-13%)	14mo	$135,000	$156	38
2558 Sourwood Dr	0.74mi	3/2.0	1,137 (+15%)	2mo	$193,000	$170	36
805 Minurva Ct	0.66mi	3/1.0	864 (-13%)	14mo	$150,000	$174	36

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-24,093
• Equity at exit: $22,365

10-year hold

• IRR: -6.9%
• Equity multiple: 0.55×
• Total profit: $-18,940
• Equity at exit: $12,969

Cash invested: $42,000 (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 28301

• Home prices YoY: -12.5%
• Rents YoY: 3.5%
• Active inventory: 132
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$787
• Tax from tax record: −$150 /mo · $1,794/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-6

Break-even live

Break-even rent $1,264

Max offer price $148,877

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2212 Murchison Rd Fayetteville, NC	2.0	1.0	564	$1,250	$2.22	23d	1	0.30mi
2212 Murchison Rd Unit B Fayetteville, NC	2.0	1.0	564	$1,099	$1.95	13d	1	0.30mi
1704 Newark Ave Fayetteville, NC	2.0	1.0	1100	$850	$0.77	23d	1	0.50mi
1261 Thelbert Dr Fayetteville, NC	2.0	1.0	768	$1,100	$1.43	13d	1	0.69mi
733 Ashburton Dr Fayetteville, NC	3.0	1.5	1118	$1,300	$1.16	23d	1	0.75mi
806 Lakeland St Fayetteville, NC	3.0	1.0	864	$1,400	$1.62	23d	1	0.89mi
1014 Enclave Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,685	$1.52	13d	19	1.04mi
2061 Osceola Dr Fayetteville, NC	3.0	1.0	928	$1,300	$1.40	23d	1	1.07mi
633 Elk Ct Fayetteville, NC	2.0	1.5	1000	$1,000	$1.00	23d	1	1.13mi
112 Quincy St Fayetteville, NC	3.0	1.0	1080	$1,320	$1.22	13d	1	1.17mi
307 Hawthorne Rd Fayetteville, NC	3.0	1.0	886	$1,125	$1.27	13d	1	1.18mi
110 Facility Dr #2015 Fayetteville, NC	2.0	1.0	700	$995	$1.42	23d	1	1.25mi
2015 Blake St Fayetteville, NC	2.0	1.0	700	$995	$1.42	23d	1	1.26mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	23d	1	1.28mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	13d	1	1.28mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	13d	1	1.33mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	23d	1	1.33mi
1156 Acorn St Fayetteville, NC	2.0	1.0	800	$1,000	$1.25	23d	1	1.35mi
282 Windsor Dr Fayetteville, NC	3.0	1.0	855	$1,000	$1.17	23d	1	1.40mi
398 Bainbridge Ct Fayetteville, NC	3.0	2.0	900	$990	$1.10	13d	1	1.42mi
398 Bainbridge Ct Fayetteville, NC	3.0	2.0	900	$990	$1.10	23d	1	1.42mi
122 Kensington Cir Fayetteville, NC	3.0	1.0	856	$1,250	$1.46	23d	1	1.43mi
1000a Elm St Fayetteville, NC	1.0–2.0	1.0–2.0	675	$1,403	$2.08	13d	23	1.45mi
113 Mullins Ave Fayetteville, NC	2.0	1.0	1000	$1,025	$1.02	23d	1	1.46mi
302 Brookwood Ave Fayetteville, NC	2.0	1.0	979	$1,250	$1.28	13d	1	1.47mi
536 Pearl St Fayetteville, NC	2.0	1.0	1101	$1,349	$1.23	13d	1	1.48mi

Listing history 25 events

1. 2026-06-18
   days on market $150,000 Active 140 DOM
2. 2026-06-17
   days on market $150,000 Active 139 DOM
3. 2026-06-16
   days on market $150,000 Active 138 DOM
4. 2026-06-15
   days on market $150,000 Active 137 DOM
5. 2026-06-14
   days on market $150,000 Active 135 DOM
6. 2026-06-13
   days on market $150,000 Active 134 DOM
7. 2026-06-10
   days on market $150,000 Active 132 DOM
8. 2026-06-09
   days on market $150,000 Active 131 DOM
9. 2026-06-08
   days on market $150,000 Active 130 DOM
10. 2026-06-07
    days on market $150,000 Active 129 DOM
11. 2026-06-03
    days on market $150,000 Active 125 DOM
12. 2026-06-02
    days on market $150,000 Active 124 DOM
13. 2026-06-01
    days on market $150,000 Active 123 DOM
14. 2026-05-31
    days on market $150,000 Active 122 DOM
15. 2026-05-30
    days on market $150,000 Active 121 DOM
16. 2026-04-19
    price $150,000
17. 2026-02-16
    price $155,000
18. 2026-01-29
    listed $159,999 Active
19. 2023-04-19
    soldstatus $142,000 Closed 338-char remark

    Show marketing remark (338 chars)

    DON'T MISS OUT!! Completely renovated home!! Beautiful brand new Kitchen with quartz countertop, NEW Tile floors, NEW paint, NEW HVAC system installed, NEW windows, and much MORE!! Minutes away from Fayetteville State University as well as Downtown Fayetteville. THIS IS A MUST SEE. Seller is also including washer & dryer as gift!!

20. 2023-04-19
    soldstatus $142,000

    Show marketing remark (338 chars)

    DON'T MISS OUT!! Completely renovated home!! Beautiful brand new Kitchen with quartz countertop, NEW Tile floors, NEW paint, NEW HVAC system installed, NEW windows, and much MORE!! Minutes away from Fayetteville State University as well as Downtown Fayetteville. THIS IS A MUST SEE. Seller is also including washer & dryer as gift!!

21. 2023-03-27
    status Pending 338-char remark

    Show marketing remark (338 chars)

    DON'T MISS OUT!! Completely renovated home!! Beautiful brand new Kitchen with quartz countertop, NEW Tile floors, NEW paint, NEW HVAC system installed, NEW windows, and much MORE!! Minutes away from Fayetteville State University as well as Downtown Fayetteville. THIS IS A MUST SEE. Seller is also including washer & dryer as gift!!

22. 2023-03-22
    listed $141,800 Active 338-char remark

    Show marketing remark (338 chars)

    DON'T MISS OUT!! Completely renovated home!! Beautiful brand new Kitchen with quartz countertop, NEW Tile floors, NEW paint, NEW HVAC system installed, NEW windows, and much MORE!! Minutes away from Fayetteville State University as well as Downtown Fayetteville. THIS IS A MUST SEE. Seller is also including washer & dryer as gift!!

23. 2021-10-05
    soldstatus $46,500
24. 2021-10-04
    soldstatus $46,500 433-char remark

    Show marketing remark (433 chars)

    Great potential in this 3 bed 1 bath home in quiet area close to Fayetteville State University. How has served as rental for over 30 years. Would be an ideal rental or perfect starter home. Home is sold as is where is. No repairs. Utilities are not connected and seller will not be connecting. Inspection can be performed during DD period. No contracts will be accepted without DD fee. Please submit all offers to [email protected]

25. 2021-09-01
    listed $49,000 433-char remark

    Show marketing remark (433 chars)

    Great potential in this 3 bed 1 bath home in quiet area close to Fayetteville State University. How has served as rental for over 30 years. Would be an ideal rental or perfect starter home. Home is sold as is where is. No repairs. Utilities are not connected and seller will not be connecting. Inspection can be performed during DD period. No contracts will be accepted without DD fee. Please submit all offers to [email protected]

ⓘ 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: $1,794 · $150/mo
• Projected year-2 tax: $1,794 · $150/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 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: $15,072
• − Mortgage interest: −$8,402
• − Property taxes: −$1,794
• − Insurance: −$750
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$4,364
• Taxable loss: −$2,649
• Est. tax savings @ 24.0%: +$636
• After-tax cash flow: $560/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

+206.1% since first listed

10 events — show timeline

• 2026-04-19 Price Changed $150,000 LPRMLS
• 2026-02-16 Price Changed $155,000 LPRMLS
• 2026-01-29 Listed $159,999 LPRMLS
• 2023-04-19 Sold (Public Records) $142,000 Public Records
• 2023-04-19 Sold (MLS) $142,000 LPRMLS
• 2023-03-27 Pending — LPRMLS
• 2023-03-22 Listed $141,800 LPRMLS
• 2021-10-05 Sold (Public Records) $46,500 Public Records
• 2021-10-04 Sold (MLS) $46,500 LPRMLS
• 2021-09-01 Listed $49,000 LPRMLS

Property tax history

+8.8%/yr

Latest (2025): $1,794 · +32.2% YoY. Source: county tax records.