7353 April Dr · Fayetteville, NC 28314

$165,000

3 bd · 3.0 ba · 1,620 sqft · Manufactured public records · 55 Days on market

Built 1996 Est $165k · at est.

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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 +21.2/30.0
• ARV discount +7.6/15.0
• DSCR +6.8/10.0
• 1% rule +5.4/10.0
• 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

Beautifully refreshed 3BR/2BA manufactured home in established Colony Village offering over 1,600 SF of comfortable living space. Spacious living area features a cozy fireplace and flows seamlessly into the kitchen and dining area, creating an inviting space for everyday living and entertaining. Primary suite includes a private bath and ample closet space. Two additional bedrooms provide flexibility for guests, home office, or additional living needs. Major updates include a NEW roof, NEW HVAC system, fresh interior paint, and brand-new carpet, providing peace of mind and true move-in ready appeal. Exterior features include a fenced backyard and deck for outdoor enjoyment Conveniently locat

Key facts

• Private bath
• Cozy fireplace
• Brand new carpet

Tags

• FENCED BACKYARD
• COZY FIREPLACE
• PRIVATE BATH
• FRESH INTERIOR PAINT
• BRAND NEW CARPET
• DECK FOR OUTDOOR ENJOYMENT

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: E E Miller Elementary (math 28% / reading 43%, grade F, #817 of 1,410 statewide, top 58%, 625 students, 100% FRL); 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 90% FRL vs 55% district-wide (35 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 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 33% of the median local income ($62k/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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $74k; list at $165k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $165,240
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7353 April Dr	0.00mi	3/2.0	1,619 (-0%)	1mo	$165,000	$102	95
7350 April Dr	0.03mi	3/2.0	1,620 (0%)	8mo	$170,000	$105	88
7325 April Dr	0.11mi	3/2.0	1,512 (-7%)	22mo	$146,000	$97	62

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-11,269
• Equity at exit: $24,602

10-year hold

• IRR: 3.2%
• Equity multiple: 1.23×
• Total profit: $10,661
• Equity at exit: $14,266

Cash invested: $46,200 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,709 high
• Mortgage (P&I): −$865
• Tax from tax record: −$176 /mo · $2,118/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $240

Break-even live

Break-even rent $1,406

Max offer price $165,000

Occupancy floor 81%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
581 Abbotts Landing Dr Fayetteville, NC	1.0–3.0	1.0–2.0	918	$1,525	$1.66	13d	6	0.20mi
5101 ParcStone Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1029	$1,755	$1.71	13d	12	0.34mi
8250 Cliffdale Rd Fayetteville, NC	3.0–4.0	2.0–2.5	1405	$1,875	$1.33	23d	4	0.38mi
7023 Salinas Ct Fayetteville, NC	3.0	2.0	1308	$1,495	$1.14	13d	1	0.43mi
1308 Braybrooke Pl Fayetteville, NC	3.0	2.5	1810	$1,900	$1.05	23d	1	0.46mi
7903 Cliffdale Rd Fayetteville, NC	1.0–2.0	1.0–2.0	900	$1,350	$1.50	13d	2	0.46mi
8245 Frenchorn Ln Fayetteville, NC	4.0	3.0	2100	$2,200	$1.05	13d	1	0.58mi
1120 Braybrooke Pl Fayetteville, NC	3.0	2.5	1806	$1,800	$1.00	23d	1	0.60mi
7212 Reedy Creek Dr Fayetteville, NC	3.0	2.0	1401	$1,600	$1.14	23d	1	0.68mi
735 Prestige Blvd Fayetteville, NC	3.0	2.0	1462	$1,500	$1.03	23d	1	0.77mi
7311 Bass Dr Fayetteville, NC	3.0	2.0	1220	$1,495	$1.23	23d	1	0.77mi
7281 Pebblebrook Dr Fayetteville, NC	3.0	2.0	1405	$1,700	$1.21	23d	1	0.83mi
6764 Saint Julian Way Fayetteville, NC	3.0	2.0	1216	$1,775	$1.46	23d	1	0.91mi
1274 Arailia Dr Fayetteville, NC	3.0	2.0	1230	$1,575	$1.28	23d	1	0.94mi
1267 Exeter Ln Fayetteville, NC	3.0	2.0	1228	$1,545	$1.26	13d	1	0.95mi
6794 Saint Julian Way Fayetteville, NC	3.0	2.0	1345	$1,800	$1.34	23d	1	1.02mi
9330 Castle Falls Cir Fayetteville, NC	3.0	2.0	1120	$1,600	$1.43	21d	1	1.05mi
6824 Saint Julian Way Fayetteville, NC	3.0	2.5	1591	$1,850	$1.16	23d	1	1.08mi
892 Kingscote Dr Fayetteville, NC	3.0	2.5	1566	$1,795	$1.15	23d	1	1.16mi
905 Kingscote Dr Fayetteville, NC	3.0	2.5	1566	$1,795	$1.15	23d	1	1.17mi
4811 Cellner Dr Fayetteville, NC	2.0–3.0	2.0	1100	$1,375	$1.25	13d	5	1.19mi
910 Kingscote Dr Fayetteville, NC	3.0	2.5	1566	$1,795	$1.15	23d	1	1.19mi
6811 Mangrove Dr Fayetteville, NC	4.0	2.5	1859	$1,895	$1.02	23d	1	1.19mi
7312 Navarro St Fayetteville, NC	3.0	2.0	1448	$1,650	$1.14	23d	1	1.21mi
6837 Woodmark Dr Fayetteville, NC	3.0	2.0	1450	$1,700	$1.17	13d	1	1.22mi
6413 Brookshire St Fayetteville, NC	3.0	2.0	1780	$1,800	$1.01	23d	1	1.24mi
6605 Omni Ct Fayetteville, NC	3.0	2.0	1542	$1,550	$1.01	23d	1	1.25mi
1011 Kingscote Dr Fayetteville, NC	4.0	2.5	1566	$1,945	$1.24	23d	1	1.28mi
6440 Brookshire St Fayetteville, NC	3.0	2.0	1289	$1,525	$1.18	23d	1	1.29mi
5346 Greystoke Pl Fayetteville, NC	3.0	2.5	1566	$1,795	$1.15	23d	1	1.31mi
6864 Big Wood Rd Fayetteville, NC	3.0	2.0	1634	$1,650	$1.01	23d	1	1.36mi
1328 Butterwood Cir Fayetteville, NC	3.0	2.0	1302	$1,395	$1.07	23d	1	1.36mi
6901 Woodmark Dr Fayetteville, NC	3.0	2.0	1300	$1,550	$1.19	13d	1	1.36mi
7126 Kearny Ave Fayetteville, NC	3.0	2.0	1337	$1,600	$1.20	23d	1	1.36mi
1108 Patrick Dr Fayetteville, NC	3.0	2.0	1132	$1,800	$1.59	23d	1	1.42mi
604 Bangor Ct Fayetteville, NC	3.0	2.0	1464	$1,600	$1.09	23d	1	1.46mi
6916 Kizer Dr Fayetteville, NC	3.0	2.0	1088	$1,375	$1.26	23d	1	1.46mi
1215 Patrick Dr Fayetteville, NC	3.0	2.5	1760	$1,795	$1.02	23d	1	1.48mi
1113 Oakstone Dr Fayetteville, NC	4.0	2.5	1760	$1,750	$0.99	23d	1	1.49mi
6758 Seaford Dr Fayetteville, NC	3.0	2.0	1284	$1,450	$1.13	23d	1	1.49mi

Listing history 4 events

1. 2026-04-19
   status Pending
2. 2026-04-17
   price $165,000
3. 2026-02-23
   listed $160,000 Active
4. 2007-02-05
   soldstatus $74,000

ⓘ 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: $2,118 · $176/mo
• Projected year-2 tax: $2,118 · $176/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 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $20,510
• − Mortgage interest: −$9,243
• − Property taxes: −$2,118
• − Insurance: −$825
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$4,800
• Taxable income: $244
• Est. tax owed @ 24.0%: −$58
• After-tax cash flow: $2,819/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

+123.0% since first listed

4 events — show timeline

• 2026-04-19 Pending — LPRMLS
• 2026-04-17 Price Changed $165,000 LPRMLS
• 2026-02-23 Listed $160,000 LPRMLS
• 2007-02-05 Sold (Public Records) $74,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,118 · +55.1% YoY. Source: county tax records.