841 Fresno Dr · Fayetteville, NC 28303

$180,000

3 bd · 2.0 ba · 1,318 sqft · SingleFamily public records · 10 Days on market

Built 1972 Est $210k · 14% under ↓ 14% since listing

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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).

• ARV discount +13.8/15.0
• Cash flow +12.0/30.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• 1% rule +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

Welcome to 841 Fresno Drive in Fayetteville, NC—a 3 bedroom, 3 bathroom property with over 1,600 square feet of potential. Whether you're an investor looking to maximize returns or a buyer eager to build equity through improvements, with a little TLC and vision, this home is a perfect opportunity. Outside, you'll find multiple carports providing ample covered parking, along with a spacious backyard shed—perfect for storage, a workshop, or additional utility space. Conveniently located just minutes from Fort Bragg, as well as a variety of shopping and dining options, this home combines location and opportunity. With the right updates, this property will truly shine! Don’t m

Key facts

• Multiple carports
• 3 parking spots
• Built 1972

Tags

• MULTIPLE CARPORTS
• SPACIOUS BACKYARD SHED
• MINUTES FROM FORT BRAGG

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $-43 ($-511/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (16.6% below list).
• Recommended offer: $150k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Ponderosa Elementary (math 17% / reading 22%, grade F, #1,242 of 1,410 statewide, top 90%, 366 students, 99% FRL); Westover Middle (math 20% / reading 30%, grade F, #396 of 475 statewide, top 84%, 784 students, 100% FRL); Westover High (math 42% / reading 39%, grade F, #387 of 535 statewide, top 73%, 1,202 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 (+3.0%/yr); 285 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 31% of the median local income ($58k/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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $155k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $150,067 (16.6% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.83% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.01%
• DSCR: 0.95
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $209,562
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
843 Bedrock Dr	0.03mi	3/2.0	1,370 (+4%)	1mo	$180,000	$131	91
301 Summer Hill Rd	0.45mi	3/2.0	1,316 (-0%)	3mo	$217,900	$166	77
714 Bronco Ln	0.29mi	3/1.5	1,380 (+5%)	0mo	$199,900	$145	76
814 Maverick Ct	0.06mi	3/1.5	1,188 (-10%)	7mo	$177,500	$149	73
5512 Mesa Dr	0.61mi	3/2.0	1,328 (+1%)	3mo	$140,000	$105	68
342 Summer Hill Rd	0.47mi	3/1.5	1,409 (+7%)	2mo	$210,000	$149	63
834 Abilene Rd	0.28mi	4/2.0 (+1)	1,476 (+12%)	3mo	$235,000	$159	60
5701 Comstock Ct	0.61mi	3/2.0	1,400 (+6%)	6mo	$227,500	$163	56
284 Bonanza Dr	0.53mi	3/1.5	1,164 (-12%)	1mo	$184,800	$159	53
6345 Hawfield Dr	0.69mi	3/2.0	1,230 (-7%)	6mo	$201,000	$163	51
321 Summer Hill Rd	0.47mi	4/2.0 (+1)	1,482 (+12%)	3mo	$215,000	$145	50
524 Killeen Rd	0.72mi	3/2.0	1,473 (+12%)	1mo	$262,000	$178	46

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 · 3.01% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-31,853
• Equity at exit: $26,839

10-year hold

• IRR: -10.1%
• Equity multiple: 0.38×
• Total profit: $-31,116
• 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 28303

• Home prices YoY: -25.4%
• Rents YoY: 3.0%
• Active inventory: 285
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,501 high
• Mortgage (P&I): −$944
• Tax from tax record: −$209 /mo · $2,510/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-43

Break-even live

Break-even rent $1,555

Max offer price $172,475

Occupancy floor 98%

Sensitivity live

Price	-10% $59	-5% $8	+0% $-43	+5% $-94	+10% $-144
Rent	-10% $-161	-5% $-102	+0% $-43	+5% $17	+10% $76
Rate	-1.0pp $48	-0.5pp $3	base $-43	+0.5pp $-89	+1.0pp $-137

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
833 Fresno Dr Fayetteville, NC	3.0	1.5	1512	$1,300	$0.86	25d	1	0.04mi
6033 Santa Fe Dr Fayetteville, NC	3.0	1.5	1325	$1,500	$1.13	25d	1	0.21mi
890 Bedrock Dr Fayetteville, NC	4.0	2.5	1484	$1,650	$1.11	25d	1	0.24mi
6213 Sabine Dr Fayetteville, NC	3.0	1.5	1092	$1,175	$1.08	25d	1	0.33mi
338 Summer Hill Rd Fayetteville, NC	4.0	2.0	1474	$1,550	$1.05	25d	1	0.47mi
390 Summer Hill Rd Fayetteville, NC	3.0	2.5	1535	$1,990	$1.30	25d	1	0.65mi
425 Dunmore Rd Fayetteville, NC	3.0	2.0	1724	$1,800	$1.04	25d	1	0.66mi
3639 Dornoch Dr Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	25d	1	0.71mi
3633 Dornoch Dr Apt E Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	25d	1	0.73mi
513 Roundtree Dr Fayetteville, NC	3.0	2.0	1337	$1,775	$1.33	25d	1	0.74mi
3627 Dornoch Dr Apt A Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	25d	1	0.75mi
3627 Dornoch Dr Apt E Fayetteville, NC	2.0	2.0	1000	$950	$0.95	25d	1	0.75mi
3619 Dornoch Dr Apt A Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	16d	1	0.78mi
726 Windy Hill Cir Unit 726-C Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	25d	1	0.79mi
5408 Cardigan Ct Fayetteville, NC	4.0	2.0	1700	$1,800	$1.06	25d	1	0.79mi
709 Windy Hill Cir Unit 709-D Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	25d	1	0.81mi
716 Windy Hill Cir Unit 716-A Fayetteville, NC	2.0	1.5	1100	$1,025	$0.93	25d	1	0.85mi
718 Windy Hill Cir Unit 718-B Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	16d	1	0.85mi
5414 Plateau Rd Fayetteville, NC	3.0	2.0	1116	$1,595	$1.43	25d	1	0.87mi
111 Grande Oaks Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1205	$1,645	$1.37	16d	46	0.92mi
422 Jamestown Ave Fayetteville, NC	3.0	2.5	1409	$1,650	$1.17	16d	1	0.92mi
422 Jamestown Ave Fayetteville, NC	3.0	2.5	1409	$2,000	$1.42	25d	1	0.92mi
6471 Yadkin Rd Fayetteville, NC	2.0	1.5	900	$750	$0.83	25d	1	0.92mi
6467 Yadkin Rd Fayetteville, NC	2.0	1.5	900	$850	$0.94	25d	1	0.94mi
5410 Laramie Ct Fayetteville, NC	3.0	2.0	1446	$1,600	$1.11	16d	1	0.96mi
5650 Netherfield Pl Fayetteville, NC	1.0–3.0	1.0–2.0	1025	$1,410	$1.37	16d	38	0.97mi
1429 Bozeman Loop Fayetteville, NC	1.0–3.0	1.0–2.0	1001	$1,500	$1.50	16d	24	1.01mi
246 Partners Way Fayetteville, NC	2.0	2.0	1100	$1,295	$1.18	25d	1	1.02mi
230 Sawtooth Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1040	$1,550	$1.49	16d	14	1.05mi
824 Danish Dr Fayetteville, NC	3.0	2.5	1310	$1,400	$1.07	25d	1	1.05mi
3050 Plantation Garden Blvd Fayetteville, NC	1.0–3.0	1.0–2.0	1158	$1,781	$1.54	16d	58	1.10mi
6445 Independence Pl Dr Fayetteville, NC	1.0–3.0	1.0–3.0	1106	$1,779	$1.61	16d	18	1.11mi
643 Wakefield Dr Fayetteville, NC	3.0	2.0	1794	$1,575	$0.88	16d	1	1.12mi
7115 Enfield Dr Fayetteville, NC	3.0	2.0	1700	$1,500	$0.88	23d	1	1.13mi
307 Family Lodge Dr Unit 5 Fayetteville, NC	2.0	2.5	1200	$1,100	$0.92	16d	1	1.15mi
6466 Kelmscot Ct Fayetteville, NC	3.0	3.0	1409	$1,635	$1.16	25d	1	1.16mi
1000 Antietam Crk Dr Fayetteville, NC	3.0	1.0–2.0	1059	$1,700	$1.61	25d	14	1.18mi
6510 Cissna Dr Fayetteville, NC	3.0	1.5	1100	$1,095	$1.00	16d	1	1.20mi
513 Lumberly Ln Fayetteville, NC	2.0	2.0	1124	$1,295	$1.15	25d	1	1.23mi
7176 Fillyaw Rd Fayetteville, NC	2.0	2.0	900	$925	$1.03	25d	1	1.23mi

Listing history 3 events

1. 2026-05-05
   soldstatus $155,000
2. 2026-04-17
   status Pending
3. 2026-04-07
   listed $180,000 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: $2,510 · $209/mo
• Projected year-2 tax: $2,510 · $209/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 1/10 Low
• 🌡 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 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,008
• − Mortgage interest: −$10,083
• − Property taxes: −$2,510
• − Insurance: −$900
• − Repairs & maintenance: −$1,441
• − Management: −$1,441
• − Depreciation: −$5,236
• Taxable loss: −$3,603
• Est. tax savings @ 24.0%: +$865
• After-tax cash flow: $353/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): 30,965
• Household income: $58,223
• Rent vs Own: 52.9% rent · 47.1% own
• Severe rent burden: 1370.0

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 0.70)
• Race & ethnicity: White 39% Black 37% Two or more races 11% Hispanic / Latino 10% Asian 4% Pacific Islander 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 3% Serbian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea, Vietnam
• Languages at home: 86% English-only · Spanish 7% Other Asian/Pacific 2% Korean 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: ▼ -77.14%
• Current HPI: 226.5097
• Rent YoY: ▲ 3.01%
• 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

-13.9% since first listed

3 events — show timeline

• 2026-05-05 Sold (Public Records) $155,000 Public Records
• 2026-04-17 Pending — LPRMLS
• 2026-04-07 Listed $180,000 LPRMLS

Property tax history

+5.4%/yr

Latest (2025): $2,510 · +36.8% YoY. Source: county tax records.