3460 Sunnydale Dr · Fayetteville, NC 28312

$304,900

4 bd · 3.0 ba · 1,944 sqft · Manufactured public records · 12 Days on market

Built 1995 5.30 ac lot Est $216k · 41% over

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks

Recently updated home in the Cedar Creek area situated on 5.3 acres, with access less than one mile from the Cape Fear River. This move-in-ready property features a completely renovated kitchen and bathrooms with new cabinetry, granite countertops, and ceramic tile finishes. Additional updates include refinished hardwood floors, new carpet and luxury vinyl plank flooring, fresh interior paint, updated lighting, switches, and outlets, plus a new rear patio perfect for outdoor entertaining. Outside, you'll find a fenced yard and a detached shop, offering plenty of space for hobbies, storage, or a workshop. With acreage, modern updates, and a desirable location, this property offers the perfec

Key facts

• Renovated bathrooms
• 5.3 acres
• New cabinetry

Tags

• 5.3 ACRES
• COMPLETELY RENOVATED KITCHEN
• RENOVATED BATHROOMS
• NEW CABINETRY
• GRANITE COUNTERTOPS
• CERAMIC TILE FINISHES

Property features AI

Finance

• Other: Lot is level and wooded; Approximately 5.3 acres; Zoned A1 (Agricultural District); Subdivision: Cedar Creek

Exterior

• Security: Smoke detectors
• Utilities: Water from spring and well; Septic tank and holding tank for sewer
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding
• Exterior features: Storage; Porch and front porch; Patio; Storm doors; Partial backyard fencing; Workshop

Interior

• Kitchen: Refrigerator; Dishwasher; Microwave; Range
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Ceramic tile; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Ceiling fan cooling
• Interior features: Ceiling fans; Cathedral and vaulted ceilings; Granite countertops; Walk-in closets; Storm windows; Wood-burning fireplace
• Laundry & utility: Washer hookup in unit; Crawl space

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $305k.

Deal economics

• At list price, monthly cash flow is $-349 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (37.1% below list).
• Recommended offer: $192k (37.1% below list) — sets the bar for 1% rule.

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: Mac Williams Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 1,151 students, 58% FRL); Cape Fear High (math 75% / reading 47%, grade C+, #202 of 535 statewide, top 39%, 1,529 students, 50% FRL) — zoned schools at 54% FRL track the district average.
• Zoned-school proficiency averages 53% at this address vs 36% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 222 active listings in the ZIP; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $191,830 (37.1% 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. 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: 0.63% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.91%
• DSCR: 0.78
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $215,784
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3526 Sunny Dale Dr	0.11mi	3/2.0 (-1)	1,707 (-12%)	15mo	$190,000	$111	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.8%
• Equity multiple: 2.68×
• Total profit: $143,695
• Equity at exit: $274,678

10-year hold

• IRR: 18.9%
• Equity multiple: 6.16×
• Total profit: $440,411
• Equity at exit: $592,354

Cash invested: $85,372 (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 28312

• Home prices YoY: 6.9%
• Active inventory: 222
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $1,918 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$139 /mo · $1,664/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $-349

Break-even live

Break-even rent $2,360

Max offer price $243,211

Occupancy floor —

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: $76,225
• Closing costs: $9,147
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $304,900 Active 12 DOM
2. 2026-06-17
   days on market $304,900 Active 11 DOM
3. 2026-06-16
   days on market $304,900 Active 10 DOM
4. 2026-06-15
   days on market $304,900 Active 9 DOM
5. 2026-06-14
   days on market $304,900 Active 7 DOM
6. 2026-06-13
   days on market $304,900 Active 6 DOM
7. 2026-06-10
   days on market $304,900 Active 4 DOM
8. 2026-06-09
   days on market $304,900 Active 3 DOM
9. 2026-06-08
   days on market $304,900 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $304,900 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: $1,664 · $139/mo
• Projected year-2 tax: $2,500 · $208/mo
• Expected delta: +$836/yr (+$70/mo · 50.2%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,020
• − Mortgage interest: −$17,079
• − Property taxes: −$1,664
• − Insurance: −$1,524
• − Repairs & maintenance: −$1,842
• − Management: −$1,842
• − Depreciation: −$8,870
• Taxable loss: −$9,801
• Est. tax savings @ 24.0%: +$2,352
• After-tax cash flow: $-1,838/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

• City population: 226,118
• Population (ZIP): 19,889

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 0.61)
• Race & ethnicity: White 55% Black 29% Two or more races 8% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% 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: ▲ 19.75%
• Current HPI: 306.7749
• Rent YoY: —
• Metro: —
• 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

• 2026-06-06 Listed $304,900 LPRMLS

Property tax history

+5.8%/yr

Latest (2025): $1,664 · +49.4% YoY. Source: county tax records.