2525 Vestal Ave · Fayetteville, NC 28301

$145,900

3 bd · 2.0 ba · 1,014 sqft · SingleFamily public records · 132 Days on market

Built 1971 Est $127k · 15% 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 +18.6/30.0
• DSCR +5.8/10.0
• 1% rule +4.7/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom bath and half brick ranch close to base and shopping with new appliances, counter tops and backsplash.

Key facts

• Built 1971
• Listed 132 days

Property features AI

Finance

• Other: Paved road access; Directions: Take Country Club Dr to Lakecrest; go to stop sign and take left; 2nd house on left

Exterior

• Parking: No garage
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Zoned SF10 (Single Family Res 10); Subdivision: ECCLES PARK
• Construction: Brick veneer; Crawl space foundation; Has home warranty
• Exterior features: Front porch

Interior

• Kitchen: Refrigerator; Cooktop; Range; Range hood; Electric water heater
• Bedrooms: Total rooms: 5 (includes bedrooms and living spaces)
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump (heating)
• Interior features: Storage; Walk-in closets; Window coverings and blinds; Smoke detector(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $146k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/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 $142k (2.7% below list).
• Recommended offer: $128k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 43% 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 132 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 9627% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $45k; list at $146k implies a 224% gain — meaningful room to come down on a strong offer.

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 $128,392 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 7.45%
• Cash-on-cash: 4.14%
• DSCR: 1.18
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $126,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
745 Rustland Dr	0.17mi	3/1.5	1,014 (0%)	1mo	$110,500	$109	89
2342 Lake Ave	0.17mi	3/1.5	1,066 (+5%)	8mo	$86,000	$81	75
2558 Sourwood Dr	0.23mi	3/2.0	1,137 (+12%)	2mo	$193,000	$170	68
205 Waddell Dr	0.48mi	3/1.0	990 (-2%)	10mo	$125,500	$127	61
704 Wilma St	0.58mi	2/2.0 (-1)	1,008 (-1%)	8mo	$49,500	$49	60
1661 Veanna Dr	0.29mi	3/2.0	1,163 (+15%)	3mo	$145,000	$125	60
722 Hilton Dr	0.63mi	3/1.5	1,054 (+4%)	5mo	$137,000	$130	58
2313 Lake Ave	0.28mi	3/1.0	1,153 (+14%)	7mo	$149,900	$130	54
2221 Nicky Ave	0.54mi	3/1.5	1,004 (-1%)	20mo	$52,000	$52	54
2022 Newark Ave	0.71mi	3/1.0	972 (-4%)	11mo	$75,000	$77	47
216 Jasper St	0.66mi	3/1.0	1,052 (+4%)	20mo	$85,000	$81	42
719 Wilma St	0.61mi	2/2.0 (-1)	903 (-11%)	13mo	$181,000	$200	37

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: -9.3%
• Equity multiple: 0.66×
• Total profit: $-13,952
• Equity at exit: $21,754

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $2,349
• Equity at exit: $12,615

Cash invested: $40,852 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,419 high
• Mortgage (P&I): −$765
• Tax from tax record: −$154 /mo · $1,849/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $141

Break-even live

Break-even rent $1,241

Max offer price $145,900

Occupancy floor 85%

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: $36,475
• Closing costs: $4,377
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
733 Ashburton Dr Fayetteville, NC	3.0	1.5	1118	$1,300	$1.16	23d	1	0.43mi
715 Ashburton Dr Fayetteville, NC	3.0	2.0	1278	$1,600	$1.25	23d	1	0.50mi
1216 Superior Pointe Pl Fayetteville, NC	3.0	2.5	1288	$1,450	$1.13	23d	1	0.53mi
3446 Sandystone Cir Fayetteville, NC	3.0	2.5	1489	$1,700	$1.14	23d	1	0.62mi
3523 Rosehill Rd Fayetteville, NC	4.0	1.0	1448	$1,450	$1.00	13d	1	0.85mi
1014 Enclave Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,685	$1.52	13d	19	0.94mi
633 Elk Ct Fayetteville, NC	2.0	1.5	1000	$1,000	$1.00	23d	1	0.98mi
3613 Pine Lake Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1116	$1,645	$1.47	13d	31	1.00mi
1704 Newark Ave Fayetteville, NC	2.0	1.0	1100	$850	$0.77	23d	1	1.06mi
1261 Thelbert Dr Fayetteville, NC	2.0	1.0	768	$1,100	$1.43	13d	1	1.09mi
848 Tamarack Dr Fayetteville, NC	1.0–2.0	1.0	705	$1,171	$1.66	13d	49	1.23mi
1156 Acorn St Fayetteville, NC	2.0	1.0	800	$1,000	$1.25	23d	1	1.27mi
806 Lakeland St Fayetteville, NC	3.0	1.0	864	$1,400	$1.62	23d	1	1.41mi
3963 Loufield Dr Fayetteville, NC	3.0	2.0	1446	$1,500	$1.04	23d	1	1.43mi
2061 Osceola Dr Fayetteville, NC	3.0	1.0	928	$1,300	$1.40	23d	1	1.47mi
4202 S Dowfield Dr Fayetteville, NC	2.0	1.0	800	$930	$1.16	23d	1	1.47mi
4206 S Dowfield Dr Fayetteville, NC	2.0	1.0	900	$895	$0.99	23d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $145,900 Active 132 DOM
2. 2026-06-17
   days on market $145,900 Active 131 DOM
3. 2026-06-16
   days on market $145,900 Active 130 DOM
4. 2026-06-15
   days on market $145,900 Active 129 DOM
5. 2026-06-14
   days on market $145,900 Active 127 DOM
6. 2026-06-13
   days on market $145,900 Active 126 DOM
7. 2026-06-10
   pricedays on market $145,900 Active 124 DOM
8. 2026-06-09
   days on market $149,900 Active 123 DOM
9. 2026-06-08
   days on market $149,900 Active 122 DOM
10. 2026-06-07
    days on market $149,900 Active 121 DOM
11. 2026-06-03
    days on market $149,900 Active 117 DOM
12. 2026-06-02
    days on market $149,900 Active 116 DOM
13. 2026-06-01
    days on market $149,900 Active 115 DOM
14. 2026-05-31
    days on market $149,900 Active 114 DOM
15. 2026-05-30
    days on market $149,900 Active 113 DOM
16. 2026-05-21
    price $1,400
17. 2026-02-25
    price $149,900
18. 2026-02-14
    listed $1,500
19. 2026-02-14
    historical $1,500
20. 2026-02-06
    price $155,000
21. 2026-02-06
    listed $15,500 Active
22. 2026-01-12
    listed $1,500
23. 2009-07-07
    soldstatus $45,000

ⓘ 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: $1,849 · $154/mo
• Projected year-2 tax: $1,849 · $154/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 3/10 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: $17,029
• − Mortgage interest: −$8,173
• − Property taxes: −$1,849
• − Insurance: −$730
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$4,244
• Taxable loss: −$692
• Est. tax savings @ 24.0%: +$166
• After-tax cash flow: $1,859/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

-96.9% since first listed

8 events — show timeline

• 2026-05-21 Price Changed $1,400 LPRMLS
• 2026-02-25 Price Changed $149,900 LPRMLS
• 2026-02-14 Listed for Rent $1,500 LPRMLS
• 2026-02-14 Rental Removed $1,500 TMLS
• 2026-02-06 Price Changed $155,000 LPRMLS
• 2026-02-06 Listed $15,500 LPRMLS
• 2026-01-12 Listed for Rent $1,500 TMLS
• 2009-07-07 Sold (Public Records) $45,000 Public Records

Property tax history

+7.0%/yr

Latest (2025): $1,849 · +60.1% YoY. Source: county tax records.