6222 Timberland Dr · Fayetteville, NC 28314

$199,900

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 44 Days on market

Built 1969 Est $218k · 8% under

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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).

• ARV discount +11.2/15.0
• Cash flow +10.8/30.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• DSCR +3.1/10.0
• Schools +3.1/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully renovated home that blends modern style with everyday comfort. This move-in-ready property features a stunning updated kitchen complete with sleek stainless steel appliances, elegant quartz countertops, and a spacious island with a statement hood vent positioned over the cooktop perfect for both cooking and entertaining. Throughout the home, you’ll find durable and stylish luxury vinyl plank flooring, adding warmth and continuity to every room. The thoughtful renovations continue with contemporary finishes that create a fresh, inviting atmosphere. Step outside to enjoy a fully fenced yard, ideal for pets, gatherings, or simply relaxing in your own private s

Key facts

• Spacious island
• Quartz countertops
• Updated kitchen

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• QUARTZ COUNTERTOPS
• SPACIOUS ISLAND
• STATEMENT HOOD VENT
• LUXURY VINYL PLANK FLOORING

Property features AI

Exterior

• Parking: 1 covered parking space; 1-car carport
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Brick veneer construction
• Exterior features: Front porch; Porch; Fenced yard; Cleared, level lot; Paved road access

Interior

• Kitchen: Refrigerator; Dishwasher; Range; Range hood
• Bedrooms: 6 total rooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Whole house fan
• Interior features: Eat-in kitchen; Kitchen island; Crawl space basement
• Laundry & utility: Washer hookup; In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-93 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (23.5% below list).
• Recommended offer: $153k (23.5% 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: Cliffdale Elementary (math 19% / reading 27%, grade F, #1,168 of 1,410 statewide, top 83%, 658 students, 100% FRL); Anne Chesnutt Middle (math 22% / reading 42%, grade F, #317 of 475 statewide, top 68%, 443 students, 99% FRL); Westover High (math 42% / reading 39%, grade F, #387 of 535 statewide, top 73%, 1,202 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 435 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $152,921 (23.5% 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. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.76% ✗
• Cap rate: 5.73%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $217,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6207 Glenlea Cir	0.24mi	3/2.0	1,471 (+5%)	8mo	$270,000	$184	74
6313 Lynette Cir	0.36mi	3/1.5	1,446 (+3%)	3mo	$215,000	$149	74
6310 Glenlea Cir	0.26mi	3/1.5	1,275 (-9%)	1mo	$165,000	$129	69
6004 Dunbridge Dr	0.50mi	3/2.0	1,295 (-8%)	4mo	$192,500	$149	61
5811 Waters Edge Dr	0.68mi	3/2.0	1,356 (-3%)	3mo	$180,600	$133	60
6526 Lark Dr	0.51mi	3/2.0	1,534 (+9%)	2mo	$185,000	$121	59
6493 Portsmouth Dr	0.28mi	3/2.0	1,200 (-14%)	5mo	$193,500	$161	59
525 Offing Dr	0.53mi	3/2.0	1,265 (-10%)	3mo	$220,000	$174	56
6341 Cliffdale Rd	0.41mi	3/1.0	1,258 (-10%)	6mo	$134,500	$107	55
521 Offing Dr	0.54mi	3/2.5	1,610 (+15%)	2mo	$267,000	$166	47
419 Offing Dr	0.73mi	3/2.5	1,572 (+12%)	1mo	$243,000	$155	43
314 Narwhal Ct	0.73mi	3/2.0	1,598 (+14%)	5mo	$256,000	$160	39

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-38,174
• Equity at exit: $29,806

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-40,280
• Equity at exit: $17,284

Cash invested: $55,972 (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 28314

• Home prices YoY: -15.7%
• Rents YoY: 3.1%
• Active inventory: 435
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,529 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$170 /mo · $2,034/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-93

Break-even live

Break-even rent $1,647

Max offer price $183,467

Occupancy floor —

Sensitivity live

Price	-10% $20	-5% $-36	+0% $-93	+5% $-150	+10% $-206
Rent	-10% $-214	-5% $-153	+0% $-93	+5% $-33	+10% $28
Rate	-1.0pp $8	-0.5pp $-42	base $-93	+0.5pp $-145	+1.0pp $-198

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
564 Jennings Farm Rd Fayetteville, NC	3.0	2.0	1540	$1,400	$0.91	25d	1	0.29mi
6309 Lynette Cir Fayetteville, NC	3.0	1.5	1014	$1,300	$1.28	25d	1	0.33mi
3500 Carlson Bay Ct Fayetteville, NC	1.0–3.0	1.0–2.0	850	$1,350	$1.59	16d	4	0.38mi
6517 Portsmouth Dr Fayetteville, NC	3.0	1.5	1125	$1,250	$1.11	25d	1	0.44mi
3119 Wisteria Ln Unit 102 Fayetteville, NC	3.0	2.0	1415	$1,550	$1.10	16d	1	0.49mi
944 Lark Dr Fayetteville, NC	3.0	2.0	1100	$1,395	$1.27	16d	1	0.51mi
812 Crescent Commons Way Fayetteville, NC	1.0–2.0	1.0–2.0	963	$1,385	$1.44	16d	10	0.51mi
6132 Dandy Loop Rd Fayetteville, NC	3.0	1.0	1456	$1,325	$0.91	25d	1	0.52mi
6340 Ginger Cir Fayetteville, NC	3.0	1.5	1052	$1,400	$1.33	25d	1	0.56mi
420 Mangum Ct Fayetteville, NC	3.0	2.0	1127	$1,550	$1.38	25d	1	0.56mi
5817 Horton Pl Fayetteville, NC	3.0	2.0	1680	$1,650	$0.98	25d	1	0.61mi
698 Bartons Landing Pl #5 Fayetteville, NC	2.0	2.0	1136	$1,100	$0.97	25d	1	0.63mi
5761 Waterwood Dr Fayetteville, NC	3.0	2.0	1452	$1,600	$1.10	23d	1	0.65mi
5831 Waters Edge Dr Fayetteville, NC	3.0	2.0	1344	$1,545	$1.15	25d	1	0.66mi
5713 Waterwood Dr Fayetteville, NC	3.0	2.0	1440	$1,650	$1.15	23d	1	0.66mi
417 Watergap Dr Fayetteville, NC	3.0	3.0	1648	$1,950	$1.18	25d	1	0.66mi
663 Bartons Landing Pl Unit 2 Fayetteville, NC	2.0	2.0	1150	$1,200	$1.04	16d	1	0.68mi
672 Bartons Landing Pl Fayetteville, NC	2.0	2.0	1145	$1,100	$0.96	16d	1	0.76mi
679 Bartons Landing Pl Unit 6 Fayetteville, NC	2.0	2.0	1145	$1,200	$1.05	25d	1	0.76mi
679 Bartons Landing Pl Fayetteville, NC	2.0	2.0	1145	$1,150	$1.00	25d	1	0.76mi
3325 Oak Forest Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,745	$1.57	16d	66	0.79mi
495 Stiles Pl Fayetteville, NC	3.0	2.0	1300	$1,250	$0.96	16d	1	0.86mi
3330 Harbour Pointe Pl #12 Fayetteville, NC	3.0	2.0	1401	$1,700	$1.21	16d	1	0.86mi
600 Scotia Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1070	$1,380	$1.29	16d	29	0.87mi
425 Woodstream Trl Fayetteville, NC	1.0–2.0	1.0–1.5	810	$1,330	$1.64	25d	12	0.91mi
457 Lands End Rd Fayetteville, NC	3.0	3.0	1545	$1,895	$1.23	25d	1	0.96mi
202 Bertram Pl Fayetteville, NC	3.0	2.0	1175	$1,300	$1.11	16d	1	0.97mi
567 Cutchen Ln Fayetteville, NC	1.0–3.0	1.0–2.0	975	$1,425	$1.46	16d	61	0.98mi
1070 Rulnick St Fayetteville, NC	3.0	1.0	1014	$1,200	$1.18	25d	1	1.02mi
321 Bahama Loop Fayetteville, NC	3.0	2.0	1759	$2,100	$1.19	16d	1	1.02mi
3374 Starboard Way Fayetteville, NC	3.0	2.5	1481	$2,150	$1.45	16d	1	1.03mi
6793 Candlewood Dr Fayetteville, NC	3.0	2.0	1240	$1,475	$1.19	16d	1	1.07mi
1131 Capeharbor Ct Fayetteville, NC	2.0	2.0	1100	$1,345	$1.22	16d	14	1.08mi
7298 Ryan St Fayetteville, NC	4.0	1.5	1315	$1,400	$1.06	25d	1	1.08mi
419 Georgetown Cir Fayetteville, NC	2.0	2.5	1648	$1,500	$0.91	25d	1	1.08mi
540 Auburndale Ln Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	16d	1	1.10mi
604 Raven Pl Fayetteville, NC	3.0	2.0	1624	$1,750	$1.08	25d	1	1.11mi
7252 Ainsley St Fayetteville, NC	3.0	1.0	1265	$1,299	$1.03	25d	1	1.15mi
1066 Strickland Bridge Rd Fayetteville, NC	3.0	2.0	1427	$2,050	$1.44	16d	1	1.17mi
425 Windermere Dr Fayetteville, NC	2.0	1.0	900	$950	$1.06	25d	1	1.19mi

Listing history 14 events

1. 2026-06-13
   statusdays on market $199,900 Pending 44 DOM
2. 2026-06-10
   days on market $199,900 Active 43 DOM
3. 2026-06-09
   days on market $199,900 Active 42 DOM
4. 2026-06-08
   days on market $199,900 Active 41 DOM
5. 2026-06-07
   days on market $199,900 Active 40 DOM
6. 2026-06-03
   days on market $199,900 Active 36 DOM
7. 2026-06-02
   days on market $199,900 Active 35 DOM
8. 2026-06-01
   days on market $199,900 Active 34 DOM
9. 2026-05-31
   days on market $199,900 Active 33 DOM
10. 2026-05-30
    days on market $199,900 Active 32 DOM
11. 2026-05-12
    price $199,900
12. 2026-04-28
    listed $205,000 Active
13. 2025-08-27
    historical $1,350
14. 2025-08-12
    listed $1,350

ⓘ 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: $2,034 · $170/mo
• Projected year-2 tax: $2,034 · $170/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $18,351
• − Mortgage interest: −$11,198
• − Property taxes: −$2,034
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$5,815
• Taxable loss: −$4,632
• Est. tax savings @ 24.0%: +$1,112
• After-tax cash flow: $-5/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): 55,834
• Household income: $62,249
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2511.0

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: Black 49% White 25% Hispanic / Latino 16% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6% Dominican 1%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 10% Korean 1% Other Asian/Pacific 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: ▼ -43.20%
• Current HPI: 231.873
• Rent YoY: ▲ 3.11%
• 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

+14707.4% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $199,900 LPRMLS
• 2026-04-28 Listed $205,000 LPRMLS
• 2025-08-27 Rental Removed $1,350 TMLS
• 2025-08-12 Listed for Rent $1,350 TMLS

Property tax history

+15.1%/yr

Latest (2025): $2,034 · +53.7% YoY. Source: county tax records.