2809 Coronada Pkwy · Fayetteville, NC 28312

$185,000

3 bd · 1.0 ba · 912 sqft · SingleFamily public records · 38 Days on market

Built 1963 0.32 ac lot Est $156k · 19% 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).

• Appreciation +10.0/10.0
• Cash flow +9.2/30.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks

This beautifully updated ranch-style home offers the perfect blend of comfort and modern convenience. Featuring 4 spacious bedrooms and 2 full bathrooms, the layout is designed for easy living. The open kitchen and dining area create a welcoming space for gatherings, complete with sleek granite countertops and stainless steel appliances. A dedicated laundry room adds everyday practicality. Enjoy relaxing mornings on the covered front porch or unwind in the private, fenced-in backyard with a rear patio--ideal for entertaining or quiet evenings outdoors. Situated on a generous 0.32-acre lot, this home provides plenty of space both inside and out. * The preferred lender is willing to give back

Key facts

• Covered front porch
• Granite countertops
• 0.32 acre lot

Tags

• UPDATED RANCH-STYLE HOME
• OPEN KITCHEN AND DINING AREA
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• DEDICATED LAUNDRY ROOM
• COVERED FRONT PORCH

Property features AI

Finance

• Other: Lot size approximately 0.32 acres; Publicly maintained road access; County: Cumberland
• HOA & community: No homeowners association; Not a senior community

Exterior

• Parking: 2 open parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story house; Facing direction not specified; Entry level not specified
• Construction: House construction; Built with brick and vinyl siding
• Exterior features: Shingle roof; Brick and vinyl siding

Interior

• Bedrooms: 4 bedrooms (all on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Crawl space basement; Carpet and laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-139 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (27.5% below list).
• Recommended offer: $134k (27.5% 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: Douglas Byrd Middle (math 13% / reading 30%, grade F, #422 of 475 statewide, top 89%, 935 students, 100% FRL); Douglas Byrd High (math 22% / reading 42%, grade F, #445 of 535 statewide, top 84%, 940 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: 222 active listings in the ZIP; 11 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).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y ago 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.
• Current owner paid $115k; list at $185k implies a 61% 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 $134,053 (27.5% 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 38 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — 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: 0.72% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.22%
• DSCR: 0.86
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $155,952
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3205 Bolton St	0.70mi	3/1.0	960 (+5%)	10mo	$133,000	$139	51
718 W Mountain Dr	0.69mi	3/1.0	874 (-4%)	14mo	$110,000	$126	50
2111 Dillon Dr	0.49mi	3/1.0	1,025 (+12%)	14mo	$175,000	$171	45
3301 Madison Ave	0.75mi	3/1.5	995 (+9%)	22mo	$180,000	$181	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.0%
• Equity multiple: 2.77×
• Total profit: $91,879
• Equity at exit: $166,663

10-year hold

• IRR: 19.8%
• Equity multiple: 6.36×
• Total profit: $277,467
• Equity at exit: $359,414

Cash invested: $51,800 (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 28312

• Home prices YoY: 6.9%
• Active inventory: 222
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,341 high
• Mortgage (P&I): −$970
• Tax from tax record: −$151 /mo · $1,808/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-139

Break-even live

Break-even rent $1,516

Max offer price $160,459

Occupancy floor —

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 Briar Cir Fayetteville, NC	1.0–2.0	1.0–1.5	765	$1,283	$1.68	14d	36	0.41mi
2123 Burnett Ave Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	23d	1	0.82mi
1347 Levy Dr Fayetteville, NC	3.0	1.0	999	$1,000	$1.00	23d	1	0.99mi
1805 Wayne Ln Fayetteville, NC	3.0	1.0	975	$2,400	$2.46	23d	1	1.19mi
3918 Donna St Fayetteville, NC	3.0	1.0	1000	$1,350	$1.35	23d	1	1.19mi
3526 Furman Dr Fayetteville, NC	3.0	1.5	1050	$1,500	$1.43	23d	1	1.23mi
1100 Marlborough Rd Fayetteville, NC	2.0	2.0	1025	$1,198	$1.17	21d	5	1.30mi
1100 Marlborough Rd Fayetteville, NC	2.0	2.0	1025	$1,198	$1.17	14d	5	1.30mi
1031 Ancestry Dr Fayetteville, NC	2.0	2.0	950	$935	$0.98	23d	1	1.44mi
1005 Ancestry Dr #2 Fayetteville, NC	2.0	2.0	950	$995	$1.05	14d	1	1.47mi
479 McBain Dr Fayetteville, NC	2.0	1.0	858	$1,200	$1.40	23d	1	1.49mi

Listing history 18 events

1. 2026-05-18
   status Pending
2. 2026-05-02
   price $185,000
3. 2026-04-10
   listed $190,000 Active
4. 2026-02-02
   historical
5. 2025-09-03
   listed $214,500 Active
6. 2025-08-25
   historical
7. 2025-06-04
   listed $214,990 Active
8. 2025-05-29
   historical
9. 2025-05-19
   price $217,499
10. 2025-03-19
    price $217,500
11. 2025-02-17
    listed $220,000 Active
12. 2024-12-31
    historical
13. 2024-12-05
    price $220,000
14. 2024-10-25
    listed $225,000 Active
15. 2024-06-14
    soldstatus $115,000 Sold
16. 2024-06-14
    soldstatus $115,000
17. 2024-05-21
    status Pending
18. 2024-05-09
    listed $130,000 Active

ⓘ 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: $1,808 · $151/mo
• Projected year-2 tax: $1,808 · $151/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 4/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,086
• − Mortgage interest: −$10,363
• − Property taxes: −$1,808
• − Insurance: −$925
• − Repairs & maintenance: −$1,287
• − Management: −$1,287
• − Depreciation: −$5,382
• Taxable loss: −$4,966
• Est. tax savings @ 24.0%: +$1,192
• After-tax cash flow: $-475/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
• City population: 226,118
• Population (ZIP): 19,889

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 0.61)
• Race & ethnicity: White 55% Black 29% Two or more races 8% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% 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: ▲ 19.75%
• Current HPI: 306.7749
• Rent YoY: —
• Metro: —
• 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

+42.3% since first listed

18 events — show timeline

• 2026-05-18 Pending — TMLS
• 2026-05-02 Price Changed $185,000 TMLS
• 2026-04-10 Listed $190,000 TMLS
• 2026-02-02 Listing Removed — TMLS
• 2025-09-03 Listed $214,500 TMLS
• 2025-08-25 Listing Removed — TMLS
• 2025-06-04 Listed $214,990 TMLS
• 2025-05-29 Listing Removed — TMLS
• 2025-05-19 Price Changed $217,499 TMLS
• 2025-03-19 Price Changed $217,500 TMLS
• 2025-02-17 Listed $220,000 TMLS
• 2024-12-31 Listing Removed — TMLS
• 2024-12-05 Price Changed $220,000 TMLS
• 2024-10-25 Listed $225,000 TMLS
• 2024-06-14 Sold (Public Records) $115,000 Public Records
• 2024-06-14 Sold (MLS) $115,000 TMLS
• 2024-05-21 Pending — TMLS
• 2024-05-09 Listed $130,000 TMLS

Property tax history

+8.0%/yr

Latest (2025): $1,808 · +56.0% YoY. Source: county tax records.