3340 Harbour Pointe Pl #4 · Fayetteville, NC 28314

$180,000

3 bd · 3.0 ba · 1,574 sqft · Condo public records · 13 Days on market

Built 2005 $255/mo HOA · 15% of rent

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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).

• Cash flow +11.4/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well maintained first floor condo available now!! 2 bedrooms and 2 full bathrooms! Primary features a garden tub with separate shower and walk in closet off of the bathroom!! Patio opens to private porch area with outdoor storage space. Peripheral view of McFayden Lake! Community pool and dock space!

Key facts

• Outdoor storage
• Private porch
• Separate shower

Tags

• GARDEN TUB
• SEPARATE SHOWER
• WALK IN CLOSET
• PRIVATE PORCH
• OUTDOOR STORAGE
• VIEW OF MCFAYDEN LAKE

Property features AI

Finance

• HOA & community: Homeowners association with a $255 monthly fee covering grounds maintenance; Community pool; Sidewalks

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Residential condominium
• Construction: Vinyl siding
• Exterior features: Storage; Covered patio and porch

Interior

• Kitchen: Dishwasher; Free-standing electric oven; Free-standing electric range; Free-standing refrigerator; Microwave
• Bedrooms: Total rooms: 5
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Ceiling fan cooling
• Interior features: Ceiling fans; Walk-in closet(s); Gas log fireplace (1)
• Laundry & utility: Washer hookup on main level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-62 ($-738/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (6.9% below list).
• Recommended offer: $168k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.8% in Fayetteville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Westover Middle (math 20% / reading 30%, grade F, #396 of 475 statewide, top 84%, 784 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 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 32% 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.

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 $167,667 (6.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.93
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -18.5%
• Equity multiple: 0.35×
• Total profit: $-32,788
• Equity at exit: $26,839

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-32,375
• Equity at exit: $15,563

Cash invested: $50,400 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,677 high
• Mortgage (P&I): −$944
• Tax from tax record: −$112 /mo · $1,346/yr
• Insurance: −$75
• HOA: −$255
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-62

Break-even live

Break-even rent $1,755

Max offer price $169,132

Occupancy floor 99%

Sensitivity live

Price	-10% $40	-5% $-11	+0% $-62	+5% $-112	+10% $-163
Rent	-10% $-194	-5% $-128	+0% $-62	+5% $5	+10% $71
Rate	-1.0pp $29	-0.5pp $-16	base $-62	+0.5pp $-108	+1.0pp $-156

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3330 Harbour Pointe Pl #12 Fayetteville, NC	3.0	2.0	1401	$1,700	$1.21	15d	1	0.06mi
457 Lands End Rd Fayetteville, NC	3.0	3.0	1545	$1,895	$1.23	24d	1	0.18mi
508 Georgetown Cir Fayetteville, NC	3.0	2.5	1936	$1,700	$0.88	24d	1	0.20mi
3374 Starboard Way Fayetteville, NC	3.0	2.5	1481	$2,150	$1.45	15d	1	0.22mi
500 Runnymede Ct Fayetteville, NC	4.0	2.0	2087	$1,950	$0.93	24d	1	0.25mi
5761 Waterwood Dr Fayetteville, NC	3.0	2.0	1452	$1,600	$1.10	22d	1	0.27mi
5713 Waterwood Dr Fayetteville, NC	3.0	2.0	1440	$1,650	$1.15	22d	1	0.28mi
5817 Horton Pl Fayetteville, NC	3.0	2.0	1680	$1,650	$0.98	24d	1	0.36mi
5831 Waters Edge Dr Fayetteville, NC	3.0	2.0	1344	$1,545	$1.15	24d	1	0.41mi
419 Georgetown Cir Fayetteville, NC	2.0	2.5	1648	$1,500	$0.91	24d	1	0.42mi
420 Mangum Ct Fayetteville, NC	3.0	2.0	1127	$1,550	$1.38	24d	1	0.43mi
812 Crescent Commons Way Fayetteville, NC	1.0–2.0	1.0–2.0	963	$1,385	$1.44	15d	10	0.46mi
5800 Lagu Pl Fayetteville, NC	3.0	2.5	1722	$1,850	$1.07	15d	1	0.50mi
5591 Bellflower St Fayetteville, NC	3.0	2.0	1273	$1,575	$1.24	15d	1	0.55mi
5508 Faith Dr Fayetteville, NC	1.0–3.0	1.5–3.0	1106	$1,439	$1.30	15d	10	0.57mi
5508 Faith Dr Fayetteville, NC	1.0–3.0	1.5–3.0	1106	$1,439	$1.30	22d	16	0.57mi
321 Bahama Loop Fayetteville, NC	3.0	2.0	1759	$2,100	$1.19	15d	1	0.61mi
417 Watergap Dr Fayetteville, NC	3.0	3.0	1648	$1,950	$1.18	24d	1	0.62mi
405 Windermere Dr Fayetteville, NC	4.0	2.5	2006	$2,100	$1.05	24d	1	0.63mi
564 Jennings Farm Rd Fayetteville, NC	3.0	2.0	1540	$1,400	$0.91	24d	1	0.63mi
5725 Ivanhoe Ct Fayetteville, NC	1.0–3.0	1.0–2.0	962	$1,300	$1.35	15d	6	0.69mi
3500 Carlson Bay Ct Fayetteville, NC	1.0–3.0	1.0–2.0	850	$1,350	$1.59	15d	4	0.79mi
3311 Woodhill Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1195	$1,730	$1.45	15d	42	0.79mi
202 Bertram Pl Fayetteville, NC	3.0	2.0	1175	$1,300	$1.11	15d	1	0.83mi
3119 Wisteria Ln Unit 102 Fayetteville, NC	3.0	2.0	1415	$1,550	$1.10	15d	1	0.84mi
600 Scotia Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1070	$1,380	$1.29	15d	29	0.85mi
7298 Ryan St Fayetteville, NC	4.0	1.5	1315	$1,400	$1.06	24d	1	0.86mi
349 Waterdown Dr #5 Fayetteville, NC	3.0	2.0	1307	$1,350	$1.03	24d	1	0.87mi
495 Stiles Pl Fayetteville, NC	3.0	2.0	1300	$1,250	$0.96	15d	1	0.89mi
7252 Ainsley St Fayetteville, NC	3.0	1.0	1265	$1,299	$1.03	24d	1	0.90mi
679 Bartons Landing Pl Fayetteville, NC	2.0	2.0	1145	$1,150	$1.00	24d	1	0.94mi
679 Bartons Landing Pl Unit 6 Fayetteville, NC	2.0	2.0	1145	$1,200	$1.05	24d	1	0.94mi
5650 Netherfield Pl Fayetteville, NC	1.0–3.0	1.0–2.0	1025	$1,410	$1.37	15d	38	0.94mi
672 Bartons Landing Pl Fayetteville, NC	2.0	2.0	1145	$1,100	$0.96	15d	1	0.99mi
663 Bartons Landing Pl Unit 2 Fayetteville, NC	2.0	2.0	1150	$1,200	$1.04	15d	1	1.00mi
698 Bartons Landing Pl #5 Fayetteville, NC	2.0	2.0	1136	$1,100	$0.97	24d	1	1.00mi
6590 Cliffdale Rd Fayetteville, NC	4.0	1.0	1880	$1,485	$0.79	24d	1	1.03mi
6132 Dandy Loop Rd Fayetteville, NC	3.0	1.0	1456	$1,325	$0.91	24d	1	1.04mi
246 Partners Way Fayetteville, NC	2.0	2.0	1100	$1,295	$1.18	24d	1	1.06mi
230 Sawtooth Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1040	$1,550	$1.49	15d	14	1.07mi

HOA detail condo

• Monthly dues: $255 · $3,060/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-06-21
   days on market $180,000 Active 13 DOM
2. 2026-06-18
   days on market $180,000 Active 10 DOM
3. 2026-06-17
   days on market $180,000 Active 9 DOM
4. 2026-06-16
   days on market $180,000 Active 8 DOM
5. 2026-06-15
   days on market $180,000 Active 7 DOM
6. 2026-06-14
   days on market $180,000 Active 5 DOM
7. 2026-06-13
   days on market $180,000 Active 4 DOM
8. 2026-06-10
   days on market $180,000 Active 2 DOM
9. 2026-06-09
   days on marketlisting id $180,000 Active 1 DOM
10. 2026-06-08
    days on market $180,000 Active 3 DOM
11. 2026-06-07
    remarks 304-char remark
12. 2026-06-07
    listed $180,000 Active 2 DOM

ⓘ 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: $1,346 · $112/mo
• Projected year-2 tax: $1,476 · $123/mo
• Expected delta: +$130/yr (+$11/mo · 9.7%)

ⓘ 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 1/10 Low
• 🌡 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: $20,120
• − Mortgage interest: −$10,083
• − Property taxes: −$1,346
• − Insurance: −$900
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − HOA: −$3,060
• − Depreciation: −$5,236
• Taxable loss: −$3,724
• Est. tax savings @ 24.0%: +$894
• After-tax cash flow: $156/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

+14900.0% since first listed

5 events — show timeline

• 2026-06-05 Listed $180,000 LPRMLS
• 2024-04-23 Rental Removed $1,200 APPFOLIO
• 2024-04-12 Listed for Rent $1,200 APPFOLIO
• 2023-11-07 Rental Removed $1,200 APPFOLIO
• 2023-10-27 Listed for Rent $1,200 APPFOLIO

Property tax history

-4.4%/yr

Latest (2019): $1,346 · +0.0% YoY. Source: county tax records.