6322 Aladdin Dr · Hope Mills, NC 28348

$130,000

3 bd · 2.0 ba · 1,732 sqft · Manufactured public records · 19 Days on market

Built 2001

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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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Come live in Grays creek. When you enter the front door of this home you instantly know you have room to grow. This beautiful home offers 3 bedrooms 2 full baths. Open floor plan to allow for entertaining. Closed in porch just off the living room. Eat-in Kitchen, Formal Dining and Living Room. Situated on a corner lot. The home is equipped with a Reverse Osmosis. Home is being sold AS IS.

Key facts

• Open floor plan
• Formal dining
• Closed in porch

Tags

• OPEN FLOOR PLAN
• CLOSED IN PORCH
• EAT-IN KITCHEN
• FORMAL DINING
• CORNER LOT

Property features AI

Finance

• Other: Located in the Twin Oaks subdivision

Exterior

• Parking: No garage
• Utilities: Water from spring and well; Septic and holding tank for sewer
• Home design: Single-family residence; Residential zoning (A1A - Residential District)
• Construction: Vinyl siding; Home warranty included
• Exterior features: Porch with screened area; Corner lot

Interior

• Kitchen: Electric range
• Flooring: Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Heating present
• Interior features: Eat-in kitchen; Kitchen island; Open floorplan; Storage; Factory-built fireplace (1)
• Laundry & utility: Washer hookup on main level; In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $477 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: Alderman Road Elementary (math 33% / reading 36%, grade F, #835 of 1,410 statewide, top 62%, 628 students, 100% FRL); Gray'S Creek Middle (math 33% / reading 48%, grade F, #215 of 475 statewide, top 46%, 1,126 students, 50% FRL); Gray'S Creek High (math 61% / reading 58%, grade C+, #216 of 535 statewide, top 43%, 1,395 students, 44% FRL).
• Market conditions: Rents rising fast (+4.3%/yr); 317 active listings in the ZIP; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 31% of the median local income ($66k/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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major 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 $128,050 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 1.30% ✓
• Cap rate: 10.69%
• Cash-on-cash: 15.71%
• DSCR: 1.70
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $27,712
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1619 Barmack Ct	0.09mi	3/2.0	1,608 (-7%)	21mo	$25,500	$16	67

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 · 4.28% rent growth · sell at horizon

5-year hold

• IRR: 7.9%
• Equity multiple: 1.32×
• Total profit: $11,491
• Equity at exit: $19,383

10-year hold

• IRR: 18.3%
• Equity multiple: 2.60×
• Total profit: $58,381
• Equity at exit: $11,240

Cash invested: $36,400 (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 28348

• Home prices YoY: -14.0%
• Rents YoY: 4.3%
• Active inventory: 317
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,691 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$123 /mo · $1,478/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $477

Break-even live

Break-even rent $1,087

Max offer price $130,000

Occupancy floor 67%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-13
   status $130,000 Pending 19 DOM
2. 2026-06-10
   days on market $130,000 Active 19 DOM
3. 2026-06-09
   days on market $130,000 Active 18 DOM
4. 2026-06-09
   price $130,000 Active 17 DOM
5. 2026-06-08
   days on market $139,900 Active 17 DOM
6. 2026-06-07
   remarks 391-char remark
7. 2026-06-07
   days on market $139,900 Active 16 DOM
8. 2026-06-03
   days on market $139,900 Active 12 DOM
9. 2026-06-02
   days on market $139,900 Active 11 DOM
10. 2026-06-01
    days on market $139,900 Active 10 DOM
11. 2026-05-31
    days on market $139,900 Active 9 DOM
12. 2026-05-30
    days on market $139,900 Active 8 DOM
13. 2026-05-19
    listed $139,900 Active
14. 2021-09-10
    soldstatus $116,000
15. 2009-01-23
    soldstatus $48,000
16. 2008-05-18
    historical
17. 2008-04-23
    historical
18. 2008-04-22
    listed $55,000
19. 2008-01-23
    listed $55,000
20. 2008-01-02
    historical
21. 2007-08-21
    listed $60,000
22. 1995-04-07
    soldstatus $12,000
23. 1994-04-19
    soldstatus $12,000

ⓘ 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: $1,478 · $123/mo
• Projected year-2 tax: $1,478 · $123/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°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: $20,287
• − Mortgage interest: −$7,282
• − Property taxes: −$1,478
• − Insurance: −$650
• − Repairs & maintenance: −$1,623
• − Management: −$1,623
• − Depreciation: −$3,782
• Taxable income: $3,850
• Est. tax owed @ 24.0%: −$924
• After-tax cash flow: $4,794/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): 39,196
• Household income: $66,129
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 746.0

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: White 49% Black 27% Hispanic / Latino 13% Two or more races 11% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5%
• Common ancestry: Romanian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 90% English-only · Spanish 8% 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: ▼ -37.14%
• Current HPI: 228.3122
• Rent YoY: ▲ 4.28%
• 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

+1065.8% since first listed

11 events — show timeline

• 2026-05-19 Listed $139,900 LPRMLS
• 2021-09-10 Sold (Public Records) $116,000 Public Records
• 2009-01-23 Sold (Public Records) $48,000 Public Records
• 2008-05-18 Listing Removed — TMLS
• 2008-04-23 Listing Removed — TMLS
• 2008-04-22 Listed $55,000 TMLS
• 2008-01-23 Listed $55,000 TMLS
• 2008-01-02 Listing Removed — TMLS
• 2007-08-21 Listed $60,000 TMLS
• 1995-04-07 Sold (Public Records) $12,000 Public Records
• 1994-04-19 Sold (Public Records) $12,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,478 · +58.5% YoY. Source: county tax records.