3335 State St · Hope Mills, NC 28306

$145,000

3 bd · 2.0 ba · 1,352 sqft · Manufactured public records · 106 Days on market

Built 1995 0.28 ac lot

---

Why this score? — see what drove the C+ 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 +26.1/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Double-wide with large detached garage/workshop off Camden Road. Close to the heart of Hope Mills & Millstone movie theater. Large front porch and rear deck for relaxing or entertaining. Living room and den, eat-in kitchen. Take a look today. REDUCED!! Double-wide with large detached garage/workshop off Camden Road. Close to the heart of Hope Mills, Millstone movie theater. Large front porch and rear deck for relaxing or entertaining. Living room and den, eat-in kitchen. Take a look today

Key facts

• Roof 2022
• Large front porch
• Eat-in kitchen

Tags

• DETACHED GARAGE
• LARGE FRONT PORCH
• REAR DECK
• EAT-IN KITCHEN
• ROOF 2022
• HVAC 2022

Property features AI

Exterior

• Parking: Detached garage (1 covered/garage space)
• Utilities: Well / spring water source; Public sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Deck; Covered front porch; Patio; Fenced back yard

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air (electric); Ceiling fans; Other heating
• Interior features: Ceiling fans; Eat-in kitchen; Window coverings and blinds; Factory-built fireplace
• Laundry & utility: Washer hookup; Crawl space basement

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $366 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.8% in Hope Mills — 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 67/100 on livability (#234 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D-, amenities F, commute F.
• 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: C Wayne Collier Elementary (math 26% / reading 27%, grade F, #1,073 of 1,410 statewide, top 77%, 526 students, 99% FRL); South View Middle (math 20% / reading 34%, grade F, #374 of 475 statewide, top 80%, 661 students, 99% FRL); South View High (math 60% / reading 43%, grade D+, #299 of 535 statewide, top 56%, 1,502 students, 66% FRL) — zoned schools average 88% FRL vs 55% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 401 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 106 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $23k; list at $145k implies a 524% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% 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 $131,950 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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. 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: 1.13% ✓
• Cap rate: 9.33%
• Cash-on-cash: 10.83%
• DSCR: 1.48
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.9% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-3,575
• Equity at exit: $21,620

10-year hold

• IRR: 5.0%
• Equity multiple: 1.33×
• Total profit: $13,493
• 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 28306

• Home prices YoY: -17.7%
• Rents YoY: 0.9%
• Active inventory: 401
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,642 high
• Mortgage (P&I): −$760
• Tax from tax record: −$110 /mo · $1,317/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $366

Break-even live

Break-even rent $1,178

Max offer price $145,000

Occupancy floor 73%

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1514 Aristo Pl Hope Mills, NC	2.0	2.0	1000	$1,050	$1.05	13d	1	0.53mi
3511 Birchfield Ct Fayetteville, NC	2.0–3.0	2.0	1270	$1,685	$1.33	13d	5	0.53mi
3506 Shipstone Pl Hope Mills, NC	2.0	2.0	1280	$1,380	$1.08	13d	3	0.59mi
3541 Rittenour Dr Hope Mills, NC	3.0	2.0	1552	$1,825	$1.18	13d	1	0.67mi
3462 Marty Cir Hope Mills, NC	3.0	2.0	1120	$1,250	$1.12	23d	1	0.77mi
2935 Chillingworth Dr Fayetteville, NC	3.0	2.0	1403	$1,750	$1.25	13d	1	0.77mi
3636 Metric Dr Hope Mills, NC	3.0	1.5	1100	$1,400	$1.27	13d	1	0.85mi
3332 Kenmont Ln Unit E Hope Mills, NC	2.0	2.5	1100	$1,150	$1.05	23d	1	1.02mi
5959 Rehoboth Rd Hope Mills, NC	3.0	2.0	1667	$1,795	$1.08	13d	1	1.03mi
6258 Stoney Point Loop Fayetteville, NC	3.0	2.5	1799	$2,300	$1.28	13d	1	1.03mi
3766 Colonial Cv Hope Mills, NC	3.0	1.5	1475	$1,445	$0.98	13d	1	1.29mi
2517 Forest Lodge Dr Fayetteville, NC	3.0	2.0	1670	$1,800	$1.08	23d	1	1.33mi
2579 Gotts Ln Fayetteville, NC	2.0	2.0	1200	$1,295	$1.08	21d	1	1.45mi
5629 Thackeray Dr Fayetteville, NC	3.0	2.0	1536	$1,725	$1.12	23d	1	1.48mi

Listing history 22 events

1. 2026-06-18
   days on market $145,000 Active 106 DOM
2. 2026-06-17
   days on market $145,000 Active 105 DOM
3. 2026-06-16
   days on market $145,000 Active 104 DOM
4. 2026-06-15
   days on market $145,000 Active 103 DOM
5. 2026-06-14
   days on market $145,000 Active 101 DOM
6. 2026-06-13
   days on market $145,000 Active 100 DOM
7. 2026-06-10
   days on market $145,000 Active 98 DOM
8. 2026-06-09
   days on market $145,000 Active 97 DOM
9. 2026-06-08
   days on market $145,000 Active 96 DOM
10. 2026-06-07
    days on market $145,000 Active 95 DOM
11. 2026-06-03
    days on market $145,000 Active 91 DOM
12. 2026-06-02
    days on market $145,000 Active 90 DOM
13. 2026-06-01
    days on market $145,000 Active 89 DOM
14. 2026-05-31
    days on market $145,000 Active 88 DOM
15. 2026-05-30
    days on market $145,000 Active 87 DOM
16. 2026-03-28
    price $145,000
17. 2026-03-24
    price $150,000
18. 2026-03-04
    listed $175,000 Active
19. 2019-07-27
    listed $95,000
20. 2019-04-23
    soldstatus $23,250 499-char remark

    Show marketing remark (499 chars)

    Double-wide with large detached garage/workshop off Camden Road. Close to the heart of Hope Mills & Millstone movie theater. Large front porch and rear deck for relaxing or entertaining. Living room and den, eat-in kitchen. Take a look today. REDUCED!! Double-wide with large detached garage/workshop off Camden Road. Close to the heart of Hope Mills, Millstone movie theater. Large front porch and rear deck for relaxing or entertaining. Living room and den, eat-in kitchen. Take a look today

21. 2018-08-21
    listed $29,900 499-char remark

    Show marketing remark (499 chars)

    Double-wide with large detached garage/workshop off Camden Road. Close to the heart of Hope Mills & Millstone movie theater. Large front porch and rear deck for relaxing or entertaining. Living room and den, eat-in kitchen. Take a look today. REDUCED!! Double-wide with large detached garage/workshop off Camden Road. Close to the heart of Hope Mills, Millstone movie theater. Large front porch and rear deck for relaxing or entertaining. Living room and den, eat-in kitchen. Take a look today

22. 1998-12-16
    soldstatus $10,000

ⓘ 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: $1,317 · $110/mo
• Projected year-2 tax: $1,317 · $110/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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $19,701
• − Mortgage interest: −$8,122
• − Property taxes: −$1,317
• − Insurance: −$725
• − Repairs & maintenance: −$1,576
• − Management: −$1,576
• − Depreciation: −$4,218
• Taxable income: $2,167
• Est. tax owed @ 24.0%: −$520
• After-tax cash flow: $3,877/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 — Hope Mills

• Score: 67/100
• State rank: #234
• US rank: #10761

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D- Housing A+ Health & safety B+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cumberland County · 265,314 people
• City population: 39,196
• Metro: Fayetteville, NC
• Population (ZIP): 43,042
• Household income: $67,544
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1386.0

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 0.68)
• Race & ethnicity: White 44% Black 33% Hispanic / Latino 13% Two or more races 8% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% 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: ▼ -51.69%
• Current HPI: 239.7281
• Rent YoY: ▲ 0.90%
• 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

+1350.0% since first listed

7 events — show timeline

• 2026-03-28 Price Changed $145,000 LPRMLS
• 2026-03-24 Price Changed $150,000 LPRMLS
• 2026-03-04 Listed $175,000 LPRMLS
• 2019-07-27 Listed $95,000 LPRMLS
• 2019-04-23 Sold (MLS) $23,250 LPRMLS
• 2018-08-21 Listed $29,900 LPRMLS
• 1998-12-16 Sold (Public Records) $10,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,317 · +79.6% YoY. Source: county tax records.