618 Dashland Dr · Fayetteville, NC 28303

$172,500

3 bd · 3.0 ba · 1,568 sqft · Other public records · 127 Days on market

Built 1981

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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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Calling all investors. Tenant occupied duplex located minutes from the All American Gate. Situated at the end of a cul-de-sac. Unit A features 1 bed and 1 bath with eat-in kitchen overlooking living area, 670 sqft. Unit B features 2 bed, 1.5 bath with eat-in kitchen and nice sized living room, 903 sqft. Properties offer hard flooring throughout and ductless air units. Unit A Tenant occupied with a lease ending May 2027 and monthly rental rate of $780. Unit B Tenant occupied with a lease ending March 2027 and monthly rent rate of $900.

Key facts

• Ductless air units
• Hard flooring
• Eat-in kitchen

Tags

• MOVE IN READY
• CUL-DE-SAC
• EAT-IN KITCHEN
• HARD FLOORING
• DUCTLESS AIR UNITS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Duplex; Residential income property
• Construction: Vinyl siding
• Exterior features: Front porch; Porch; Patio

Interior

• Flooring: Laminate
• Heating & cooling: Ductless heating
• Interior features: Laminate flooring; Ductless heating

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $172k.

Deal economics

• At list price, monthly cash flow is $40 ($485/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (7.8% below list).
• Recommended offer: $152k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.9% in Fayetteville — 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 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: R Max Abbott Middle (math 31% / reading 45%, grade F, #251 of 475 statewide, top 54%, 759 students, 99% FRL); Terry Sanford High (math 49% / reading 52%, grade D+, #306 of 535 statewide, top 57%, 1,224 students, 59% FRL) — zoned schools average 79% FRL vs 55% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.0%/yr); 280 active listings in the ZIP; 37 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).
• This rent runs 33% of the median local income ($58k/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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 5y ago; this cycle's ask is 18251% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $135k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $151,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
5. 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?
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: 0.92% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.48×
• Total profit: $-25,322
• Equity at exit: $25,720

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-18,511
• Equity at exit: $14,915

Cash invested: $48,300 (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 28303

• Home prices YoY: -25.4%
• Rents YoY: 3.0%
• Active inventory: 280
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,590 high
• Mortgage (P&I): −$905
• Tax from tax record: −$239 /mo · $2,867/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $40

Break-even live

Break-even rent $1,538

Max offer price $172,500

Occupancy floor 92%

Sensitivity live

Price	-10% $138	-5% $89	+0% $40	+5% $-8	+10% $-57
Rent	-10% $-85	-5% $-22	+0% $40	+5% $103	+10% $166
Rate	-1.0pp $127	-0.5pp $84	base $40	+0.5pp $-4	+1.0pp $-50

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: $43,125
• Closing costs: $5,175
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2056 Wheeling St Fayetteville, NC	3.0	2.5	1401	$1,595	$1.14	24d	1	0.16mi
1981 Wheeling St Fayetteville, NC	3.0	2.0	1400	$1,500	$1.07	24d	1	0.37mi
1000 Antietam Crk Dr Fayetteville, NC	3.0	1.0–2.0	1059	$1,700	$1.61	24d	14	0.43mi
5410 Laramie Ct Fayetteville, NC	3.0	2.0	1446	$1,600	$1.11	14d	1	0.47mi
5414 Plateau Rd Fayetteville, NC	3.0	2.0	1116	$1,595	$1.43	24d	1	0.58mi
513 Lumberly Ln Fayetteville, NC	2.0	2.0	1124	$1,295	$1.15	24d	1	0.62mi
5503 Dodge Dr Fayetteville, NC	4.0	1.5	2050	$1,480	$0.72	24d	1	0.66mi
3050 Plantation Garden Blvd Fayetteville, NC	1.0–3.0	1.0–2.0	1158	$1,781	$1.54	14d	58	0.69mi
1025 Hirschfeld Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,935	$1.74	14d	17	0.80mi
5408 Cardigan Ct Fayetteville, NC	4.0	2.0	1700	$1,800	$1.06	24d	1	0.83mi
1160 Windham Ct Fayetteville, NC	2.0	2.5	1200	$1,250	$1.04	24d	1	0.84mi
1276 N Forest Dr Fayetteville, NC	2.0	2.5	1200	$1,295	$1.08	24d	1	0.87mi
267 Waterdown Dr Fayetteville, NC	3.0	2.0	1307	$1,325	$1.01	24d	1	0.88mi
5200 Mawood St Fayetteville, NC	3.0	2.0	1300	$1,500	$1.15	14d	1	0.88mi
1198 Windham Ct Fayetteville, NC	2.0	2.5	1200	$1,100	$0.92	14d	1	0.89mi
1199 Wrenwood Ct Fayetteville, NC	2.0	2.5	1224	$1,345	$1.10	24d	1	0.90mi
295 Warton Ln Fayetteville, NC	3.0	2.0	1307	$1,325	$1.01	14d	1	0.90mi
230 Sawtooth Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1040	$1,550	$1.49	14d	14	0.96mi
246 Partners Way Fayetteville, NC	2.0	2.0	1100	$1,295	$1.18	24d	1	1.00mi
1130 Annondale Way Fayetteville, NC	1.0–3.0	1.0–2.5	1180	$2,495	$2.11	14d	6	1.03mi
1937 Sardonyx Rd Fayetteville, NC	2.0	2.0	1200	$1,150	$0.96	24d	1	1.08mi
349 Waterdown Dr #5 Fayetteville, NC	3.0	2.0	1307	$1,350	$1.03	24d	1	1.11mi
425 Dunmore Rd Fayetteville, NC	3.0	2.0	1724	$1,800	$1.04	24d	1	1.18mi
710 Villagio Pl Fayetteville, NC	1.0–2.0	1.0–2.0	984	$1,686	$1.71	14d	9	1.19mi
3311 Woodhill Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1195	$1,730	$1.45	14d	42	1.20mi
5650 Netherfield Pl Fayetteville, NC	1.0–3.0	1.0–2.0	1025	$1,410	$1.37	14d	38	1.21mi
6033 Santa Fe Dr Fayetteville, NC	3.0	1.5	1325	$1,500	$1.13	24d	1	1.29mi
741 Galloway Dr Fayetteville, NC	4.0	2.0	1551	$1,750	$1.13	14d	1	1.31mi
5725 Ivanhoe Ct Fayetteville, NC	1.0–3.0	1.0–2.0	962	$1,300	$1.35	14d	6	1.32mi
1909 Tryon Dr #7 Fayetteville, NC	2.0	2.0	1060	$1,050	$0.99	24d	1	1.34mi
1849 Tryon Dr Fayetteville, NC	2.0	2.0	1061	$998	$0.94	24d	2	1.43mi
1882 Tryon Dr #4 Fayetteville, NC	2.0	2.0	1063	$1,100	$1.03	14d	1	1.45mi
5591 Bellflower St Fayetteville, NC	3.0	2.0	1273	$1,575	$1.24	14d	1	1.45mi
3374 Galleria Dr Fayetteville, NC	3.0	2.0	1350	$1,200	$0.89	24d	1	1.46mi
833 Fresno Dr Fayetteville, NC	3.0	1.5	1512	$1,300	$0.86	24d	1	1.46mi
1861 Tryon Dr Unit 3 Fayetteville, NC	2.0	2.0	1050	$995	$0.95	24d	1	1.47mi
5800 Lagu Pl Fayetteville, NC	3.0	2.5	1722	$1,850	$1.07	14d	1	1.49mi

Listing history 25 events

1. 2026-06-07
   statusdays on market $172,500 Pending 127 DOM
2. 2026-06-03
   days on market $172,500 Active 126 DOM
3. 2026-06-02
   days on market $172,500 Active 125 DOM
4. 2026-06-01
   days on market $172,500 Active 124 DOM
5. 2026-05-31
   days on market $172,500 Active 123 DOM
6. 2026-05-30
   days on market $172,500 Active 122 DOM
7. 2026-04-25
   historical $835
8. 2026-03-16
   historical $835
9. 2026-03-04
   price $835
10. 2026-02-02
    listed $940
11. 2026-01-28
    listed $172,500 Active
12. 2025-11-17
    listed $174,900 Active
13. 2025-10-26
    historical $940
14. 2025-10-25
    listed $940
15. 2025-10-25
    listed $830
16. 2025-10-24
    price $176,900
17. 2025-07-29
    listed $179,900 Active
18. 2025-06-21
    price $165,000
19. 2025-06-16
    price $169,000
20. 2025-06-13
    price $174,000
21. 2025-06-03
    listed $175,000 Active
22. 2025-05-22
    historical $835
23. 2025-05-01
    listed $835
24. 2022-05-16
    soldstatus $135,000
25. 2021-09-08
    listed $139,999

ⓘ 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: $2,867 · $239/mo
• Projected year-2 tax: $2,867 · $239/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 ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $19,076
• − Mortgage interest: −$9,663
• − Property taxes: −$2,867
• − Insurance: −$862
• − Repairs & maintenance: −$1,526
• − Management: −$1,526
• − Depreciation: −$5,018
• Taxable loss: −$2,386
• Est. tax savings @ 24.0%: +$573
• After-tax cash flow: $1,058/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): 30,965
• Household income: $58,223
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1370.0

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 0.70)
• Race & ethnicity: White 39% Black 37% Two or more races 11% Hispanic / Latino 10% Asian 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 3% Serbian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Spanish 7% Other Asian/Pacific 2% Korean 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: ▼ -77.14%
• Current HPI: 226.5097
• Rent YoY: ▲ 3.01%
• 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

+23.2% since first listed

19 events — show timeline

• 2026-04-25 Rental Removed $835 APPFOLIO
• 2026-03-16 Rental Removed $835 APPFOLIO
• 2026-03-04 Price Changed $835 APPFOLIO
• 2026-02-02 Listed for Rent $940 APPFOLIO
• 2026-01-28 Listed $172,500 LPRMLS
• 2025-11-17 Listed $174,900 LPRMLS
• 2025-10-26 Rental Removed $940 APPFOLIO
• 2025-10-25 Listed for Rent $940 APPFOLIO
• 2025-10-25 Listed for Rent $830 APPFOLIO
• 2025-10-24 Price Changed $176,900 LPRMLS
• 2025-07-29 Listed $179,900 LPRMLS
• 2025-06-21 Price Changed $165,000 CANOPYMLS as Distributed by MLS Grid
• 2025-06-16 Price Changed $169,000 CANOPYMLS as Distributed by MLS Grid
• 2025-06-13 Price Changed $174,000 CANOPYMLS as Distributed by MLS Grid
• 2025-06-03 Listed $175,000 CANOPYMLS as Distributed by MLS Grid
• 2025-05-22 Rental Removed $835 APPFOLIO
• 2025-05-01 Listed for Rent $835 APPFOLIO
• 2022-05-16 Sold (Public Records) $135,000 Public Records
• 2021-09-08 Listed $139,999 LPRMLS

Property tax history

+9.3%/yr

Latest (2025): $2,867 · +64.2% YoY. Source: county tax records.