6055 Louise St · Fayetteville, NC 28314

$65,000

3 bd · 1.0 ba · 1,014 sqft · SingleFamily public records · 47 Days on market

Built 1964 0.82 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Amazing investment opportunity in the Hollywood Heights neighborhood. Located on a large lot, this brick home has 3 bedrooms, 1 bathroom, living room, eat-in kitchen and single carport. Short distance to Cross Creek Mall, entertainment and other venues. Please be aware this sale is subject to NCGS Chapter 1 Article 29A and the procedures for private partition sales. An accepted offer will be treated as a starting bid and will begin the 10 day upset bid period. The buyers due diligence period will not begin until the upset bid period expires. If the buyers bid is upset, all due diligence and earnest money will be refunded. CURRENT UPSET PERIOD DATE IS OCTOBER 7, 2024. UPSET BIDS ARE REQUIRE

Key facts

• 0.82 acre lot
• Parking
• Built 1964

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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: Lewis Chapel Middle (math 15% / reading 27%, grade F, #424 of 475 statewide, top 90%, 578 students, 100% FRL); Seventy-First High (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,366 students, 70% FRL) — zoned schools average 85% FRL vs 55% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 429 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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $18k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 2.08% ✓
• Cap rate: 17.92%
• Cash-on-cash: 41.53%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $143,988
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6110 Conaway Dr	0.37mi	3/2.0	1,014 (0%)	1mo	$186,500	$184	78
943 Louise Cir	0.19mi	3/2.0	1,082 (+7%)	11mo	$180,000	$166	67
1026 Revere St	0.34mi	3/1.0	1,045 (+3%)	16mo	$148,000	$142	66
334 Richmond Dr	0.75mi	3/1.0	1,047 (+3%)	0mo	$140,400	$134	60
1020 Revere St	0.32mi	3/1.0	1,120 (+10%)	12mo	$152,000	$136	58
6319 Lynette Cir	0.59mi	3/1.5	1,092 (+8%)	2mo	$115,000	$105	56
1028 Crayton Cir	0.58mi	3/1.5	1,092 (+8%)	9mo	$159,700	$146	51
5405 Williamsburgh Dr	0.64mi	3/1.0	930 (-8%)	7mo	$67,000	$72	50
339 Richmond Dr	0.75mi	3/1.0	1,053 (+4%)	10mo	$150,000	$142	50
5486 Maplewood Ct	0.62mi	3/2.0	1,056 (+4%)	21mo	$190,000	$180	43
5320 Williamsburgh Dr	0.74mi	3/1.5	1,134 (+12%)	10mo	$159,900	$141	36
6116 Tiree Dr	0.73mi	3/1.0	1,161 (+14%)	14mo	$189,900	$164	30

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: 4.0%
• Equity multiple: 1.16×
• Total profit: $2,845
• Equity at exit: $9,692

10-year hold

• IRR: 14.0%
• Equity multiple: 2.15×
• Total profit: $20,892
• Equity at exit: $5,620

Cash invested: $18,200 (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: 429
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$341
• Tax from tax record: −$71 /mo · $846/yr
• Insurance: −$27
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $203

Break-even live

Break-even rent $1,095

Max offer price $65,000

Occupancy floor 80%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6132 Dandy Loop Rd Fayetteville, NC	3.0	1.0	1456	$1,325	$0.91	23d	1	0.25mi
3119 Wisteria Ln Unit 102 Fayetteville, NC	3.0	2.0	1415	$1,550	$1.10	14d	1	0.43mi
1070 Rulnick St Fayetteville, NC	3.0	1.0	1014	$1,200	$1.18	23d	1	0.43mi
6340 Ginger Cir Fayetteville, NC	3.0	1.5	1052	$1,400	$1.33	23d	1	0.46mi
6309 Lynette Cir Fayetteville, NC	3.0	1.5	1014	$1,300	$1.28	23d	1	0.53mi
600 Scotia Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1070	$1,380	$1.29	14d	29	0.58mi
4809 Belford Rd Fayetteville, NC	3.0	1.5	1459	$1,300	$0.89	23d	1	0.73mi
1216 Weeping Willow Way Unit 229 Fayetteville, NC	3.0	2.0	960	$969	$1.01	14d	1	0.76mi
425 Woodstream Trl Fayetteville, NC	1.0–2.0	1.0–1.5	810	$1,330	$1.64	23d	12	0.80mi
812 Crescent Commons Way Fayetteville, NC	1.0–2.0	1.0–2.0	963	$1,385	$1.44	14d	10	0.83mi
5876 Aftonshire Dr Fayetteville, NC	2.0	1.5	1024	$1,015	$0.99	23d	1	0.83mi
855 King Arthur Dr Fayetteville, NC	1.0–2.0	1.0–2.0	810	$1,182	$1.46	14d	9	0.83mi
5864 Aftonshire Dr Fayetteville, NC	2.0	2.0	1100	$1,100	$1.00	23d	1	0.84mi
944 Lark Dr Fayetteville, NC	3.0	2.0	1100	$1,395	$1.27	14d	1	0.84mi
1406 Tangora Ln Fayetteville, NC	2.0	2.5	1192	$1,015	$0.85	23d	1	0.86mi
5713 Aftonshire Dr Fayetteville, NC	2.0	2.5	1025	$995	$0.97	14d	1	0.87mi
600 Ashbrook Ct Fayetteville, NC	2.0–3.0	1.5	1050	$1,299	$1.24	21d	6	0.87mi
613 Ashbrook Ct Fayetteville, NC	3.0	1.5	1103	$1,299	$1.18	23d	1	0.88mi
1413 Tangora Ln Fayetteville, NC	2.0	1.5	945	$979	$1.04	14d	1	0.88mi
3325 Oak Forest Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,745	$1.57	14d	66	0.89mi
5842 Aftonshire Dr Fayetteville, NC	2.0	1.5	1010	$1,000	$0.99	23d	1	0.89mi
609 Ashbrook Ct Fayetteville, NC	2.0	1.5	997	$1,049	$1.05	23d	1	0.91mi
5744 Aftonshire Dr Fayetteville, NC	2.0	1.5	945	$999	$1.06	23d	1	0.92mi
6324 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	792	$900	$1.14	23d	1	0.95mi
6332 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	925	$1,150	$1.24	23d	1	0.96mi
4547 Chambersburg Rd Fayetteville, NC	3.0	1.5	1198	$1,500	$1.25	23d	1	0.97mi
6400 Starbrook Dr #1 Fayetteville, NC	2.0	2.0	860	$1,000	$1.16	23d	1	0.98mi
6408 Starbrook Dr #5 Fayetteville, NC	2.0	2.0	860	$995	$1.16	23d	1	1.00mi
5713 Waterwood Dr Fayetteville, NC	3.0	2.0	1440	$1,650	$1.15	21d	1	1.01mi
6333 Marykirk Dr Unit A Fayetteville, NC	2.0	1.5	1080	$1,075	$1.00	23d	1	1.01mi
6517 Portsmouth Dr Fayetteville, NC	3.0	1.5	1125	$1,250	$1.11	23d	1	1.02mi
1437 Artesian Ct Fayetteville, NC	2.0	1.5	850	$1,000	$1.18	14d	1	1.06mi
1401 Carnsmore Dr Fayetteville, NC	3.0	2.5	1450	$1,575	$1.09	23d	1	1.08mi
5761 Waterwood Dr Fayetteville, NC	3.0	2.0	1452	$1,600	$1.10	21d	1	1.09mi
1222 Southwood Dr Fayetteville, NC	2.0	1.5	801	$875	$1.09	23d	1	1.10mi
3500 Carlson Bay Ct Fayetteville, NC	1.0–3.0	1.0–2.0	850	$1,350	$1.59	14d	4	1.11mi
425 Windermere Dr Fayetteville, NC	2.0	1.0	900	$950	$1.06	23d	1	1.12mi
420 Mangum Ct Fayetteville, NC	3.0	2.0	1127	$1,550	$1.38	23d	1	1.12mi
5200 Cypress Rd Fayetteville, NC	3.0	1.0	1210	$1,250	$1.03	23d	1	1.16mi
1443 Larkhall Dr Fayetteville, NC	4.0	2.0	1382	$1,600	$1.16	23d	1	1.17mi

Listing history 2 events

1. 2024-11-02
   status Pending
2. 2024-09-14
   listed $65,000 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: $846 · $71/mo
• Projected year-2 tax: $846 · $71/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 9/10 Extreme FEMA zone AE · 99% 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 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: $16,228
• − Mortgage interest: −$3,641
• − Property taxes: −$846
• − Insurance: −$5,444
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$1,891
• Taxable income: $1,810
• Est. tax owed @ 24.0%: −$434
• After-tax cash flow: $2,006/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

2 events — show timeline

• 2024-11-02 Pending — LPRMLS
• 2024-09-14 Listed $65,000 LPRMLS

Property tax history

+0.2%/yr

Latest (2025): $846 · +12.3% YoY. Source: county tax records.