981 Odom Dr · Fayetteville, NC 28304

$94,900

2 bd · 2.0 ba · 1,088 sqft · Townhouse public records · 82 Days on market

Built 1986

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Why this score? — see what drove the C+ 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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• 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 MLS

-affordable and well maintained townhome. currently leased at 575 per month. desirable end unit. nice deck overlooking private parklike yard. ideal investment property. present manager will stay on. 10 cap rate.

Key facts

• Storage room
• Small deck
• Driveway parking

Tags

• INVESTMENT OPPORTUNITY
• DRIVEWAY PARKING
• SMALL DECK
• STORAGE ROOM
• PRIME LOCATION

Property features AI

Finance

• Other: Zoning: SF10 - Single Family Res 10
• HOA & community: Subdivision: ODOMPLACE TWNHS

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Residential townhouse; Frame construction
• Construction: Frame construction
• Exterior features: Deck

Interior

• Kitchen: Includes refrigerator, dishwasher, range
• Bedrooms: Total of 4 rooms
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning (electric); Electric forced air heating
• Interior features: Refrigerator, Dishwasher, Range; No fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $95k.

Deal economics

• At list price, monthly cash flow is $263 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: J W Coon Elementary (math 32% / reading 32%, grade F, #908 of 1,410 statewide, top 67%, 199 students, 98% FRL); 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 (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.2%/yr); 302 active listings in the ZIP; 40 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

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.2% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $95k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.86%
• DSCR: 1.53
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.17% rent growth · sell at horizon

5-year hold

• IRR: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,600
• Equity at exit: $14,150

10-year hold

• IRR: 11.4%
• Equity multiple: 1.90×
• Total profit: $23,969
• Equity at exit: $8,205

Cash invested: $26,572 (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 28304

• Home prices YoY: -21.7%
• Rents YoY: 3.2%
• Active inventory: 302
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,217 high
• Mortgage (P&I): −$498
• Tax from tax record: −$162 /mo · $1,940/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $263

Break-even live

Break-even rent $885

Max offer price $94,900

Occupancy floor 73%

Sensitivity live

Price	-10% $316	-5% $289	+0% $263	+5% $236	+10% $209
Rent	-10% $166	-5% $215	+0% $263	+5% $311	+10% $359
Rate	-1.0pp $310	-0.5pp $287	base $263	+0.5pp $238	+1.0pp $213

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4909 Walnut Dr Fayetteville, NC	3.0	2.0	1188	$1,500	$1.26	24d	1	0.34mi
4935 Walnut Dr Fayetteville, NC	3.0	1.5	1024	$1,200	$1.17	14d	1	0.42mi
4101 Coventry Rd Fayetteville, NC	3.0	1.0	1132	$1,150	$1.02	14d	1	0.44mi
910 Miller Ave Unit 910 Fayetteville, NC	2.0	2.0	1000	$1,250	$1.25	24d	1	0.51mi
1437 Ireland Dr Unit C Fayetteville, NC	1.0	1.0	950	$875	$0.92	24d	1	0.53mi
4810 Alamance Rd Fayetteville, NC	1.0–2.0	1.0–2.0	827	$1,200	$1.45	24d	1	0.56mi
1425 Ireland Dr Unit B Fayetteville, NC	1.0	1.0	950	$875	$0.92	24d	1	0.56mi
821 Sandalwood Dr Fayetteville, NC	3.0	1.0	1204	$1,200	$1.00	14d	1	0.59mi
1409 Ireland Dr Unit D Fayetteville, NC	1.0	1.0	950	$850	$0.89	14d	1	0.60mi
1313 Ireland Dr Unit B Fayetteville, NC	2.0	1.5	900	$1,000	$1.11	24d	1	0.63mi
909 Sandalwood Dr Fayetteville, NC	3.0	1.0	1346	$1,595	$1.18	24d	1	0.64mi
1309 Ireland Dr Fayetteville, NC	2.0	1.5	900	$1,000	$1.11	14d	1	0.64mi
5200 Cypress Rd Fayetteville, NC	3.0	1.0	1210	$1,250	$1.03	24d	1	0.69mi
3526 Furman Dr Fayetteville, NC	3.0	1.5	1050	$1,500	$1.43	24d	1	0.88mi
400 Roxie Ave Fayetteville, NC	2.0	2.0	1162	$1,700	$1.46	14d	1	0.89mi
5632 Birch Rd Fayetteville, NC	3.0	1.0	1228	$1,250	$1.02	24d	1	0.92mi
1805 Wayne Ln Fayetteville, NC	3.0	1.0	975	$2,400	$2.46	24d	1	0.92mi
4630 Canterbury Rd Fayetteville, NC	3.0	2.0	1250	$1,350	$1.08	24d	1	1.11mi
1401 Carnsmore Dr Fayetteville, NC	3.0	2.5	1450	$1,575	$1.09	24d	1	1.15mi
5842 Aftonshire Dr Fayetteville, NC	2.0	1.5	1010	$1,000	$0.99	24d	1	1.19mi
5864 Aftonshire Dr Fayetteville, NC	2.0	2.0	1100	$1,100	$1.00	24d	1	1.23mi
1413 Tangora Ln Fayetteville, NC	2.0	1.5	945	$979	$1.04	14d	1	1.24mi
5876 Aftonshire Dr Fayetteville, NC	2.0	1.5	1024	$1,015	$0.99	24d	1	1.24mi
4809 Belford Rd Fayetteville, NC	3.0	1.5	1459	$1,300	$0.89	24d	1	1.27mi
1406 Tangora Ln Fayetteville, NC	2.0	2.5	1192	$1,015	$0.85	24d	1	1.28mi
3411 Lainey Ln Fayetteville, NC	2.0	2.0	1142	$1,300	$1.14	24d	1	1.29mi
5713 Aftonshire Dr Fayetteville, NC	2.0	2.5	1025	$995	$0.97	14d	1	1.30mi
5744 Aftonshire Dr Fayetteville, NC	2.0	1.5	945	$999	$1.06	24d	1	1.30mi
1216 Weeping Willow Way Unit 229 Fayetteville, NC	3.0	2.0	960	$969	$1.01	14d	1	1.30mi
613 Ashbrook Ct Fayetteville, NC	3.0	1.5	1103	$1,299	$1.18	24d	1	1.38mi
600 Ashbrook Ct Fayetteville, NC	2.0–3.0	1.5	1050	$1,049	$1.00	22d	6	1.39mi
609 Ashbrook Ct Fayetteville, NC	2.0	1.5	997	$1,049	$1.05	24d	1	1.40mi
855 King Arthur Dr Fayetteville, NC	1.0–2.0	1.0–2.0	810	$1,182	$1.46	14d	9	1.42mi
1008 Ancestry Dr Fayetteville, NC	2.0	2.5	1200	$1,045	$0.87	24d	1	1.44mi
1005 Ancestry Dr #2 Fayetteville, NC	2.0	2.0	950	$995	$1.05	14d	1	1.46mi
5721 Randleman St Fayetteville, NC	3.0	2.0	1050	$1,575	$1.50	24d	1	1.47mi
1031 Ancestry Dr Fayetteville, NC	2.0	2.0	950	$935	$0.98	24d	1	1.48mi
3212 Tallywood Dr Unit 03 Fayetteville, NC	2.0	1.0	900	$900	$1.00	24d	1	1.49mi
3211 Tallywood Dr Fayetteville, NC	1.0–3.0	1.0–1.5	925	$812	$0.88	24d	1	1.49mi
1707 Owen Dr Fayetteville, NC	1.0	1.0	615	$1,150	$1.87	14d	15	1.50mi

Listing history 16 events

1. 2026-06-09
   status $94,900 Pending 82 DOM
2. 2026-06-08
   days on market $94,900 Active 82 DOM
3. 2026-06-07
   days on market $94,900 Active 81 DOM
4. 2026-06-03
   days on market $94,900 Active 77 DOM
5. 2026-06-02
   pricedays on market $94,900 Active 76 DOM
6. 2026-06-01
   days on market $99,900 Active 75 DOM
7. 2026-05-31
   days on market $99,900 Active 74 DOM
8. 2026-05-30
   days on market $99,900 Active 73 DOM
9. 2026-05-07
   price $99,900
10. 2026-04-09
    price $104,900
11. 2026-03-18
    listed $109,900 Active
12. 2024-01-27
    historical $925
13. 2024-01-10
    listed $925
14. 2016-11-23
    soldstatus $37,500 211-char remark

    Show marketing remark (211 chars)

    -affordable and well maintained townhome. currently leased at 575 per month. desirable end unit. nice deck overlooking private parklike yard. ideal investment property. present manager will stay on. 10 cap rate.

15. 2016-10-25
    listed $37,500 211-char remark

    Show marketing remark (211 chars)

    -affordable and well maintained townhome. currently leased at 575 per month. desirable end unit. nice deck overlooking private parklike yard. ideal investment property. present manager will stay on. 10 cap rate.

16. 2005-11-02
    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: $1,940 · $162/mo
• Projected year-2 tax: $1,940 · $162/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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $14,605
• − Mortgage interest: −$5,316
• − Property taxes: −$1,940
• − Insurance: −$474
• − Repairs & maintenance: −$1,168
• − Management: −$1,168
• − Depreciation: −$2,761
• Taxable income: $1,777
• Est. tax owed @ 24.0%: −$426
• After-tax cash flow: $2,725/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): 37,140
• Household income: $58,563
• Rent vs Own: 44.6% rent · 55.4% own
• Severe rent burden: 1667.0

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: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 39% White 36% Hispanic / Latino 14% Two or more races 12% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Slovak 2% Italian 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Vietnam
• Languages at home: 87% English-only · Spanish 9% Tagalog/Filipino 1% 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: ▼ -59.90%
• Current HPI: 215.927
• Rent YoY: ▲ 3.17%
• 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

+122.0% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $99,900 LPRMLS
• 2026-04-09 Price Changed $104,900 LPRMLS
• 2026-03-18 Listed $109,900 LPRMLS
• 2024-01-27 Rental Removed $925 RENTLY
• 2024-01-10 Listed for Rent $925 RENTLY
• 2016-11-23 Sold (MLS) $37,500 LPRMLS
• 2016-10-25 Listed $37,500 LPRMLS
• 2005-11-02 Sold (Public Records) $45,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $1,940 · +74.5% YoY. Source: county tax records.