801 Darlington Dr · Fayetteville, NC 28311

$128,000

3 bd · 2.0 ba · 1,066 sqft · SingleFamily public records · 41 Days on market

Built 1984 Est $149k · 14% under ↓ 9% since listing

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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 +22.0/30.0
• ARV discount +13.9/15.0
• DSCR +7.0/10.0
• 1% rule +5.9/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors! Great opportunity for value add. Home is in need of updates and most likely repairs. Great area on the North Side of town. Corner lot going into a cul de sac. As is.

Key facts

• Cul de sac
• Corner lot
• Parking

Tags

• CORNER LOT
• CUL DE SAC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $124k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Spring Lake Middle (math 15% / reading 31%, grade F, #406 of 475 statewide, top 86%, 512 students, 99% FRL); E E Smith High (math 42% / reading 41%, grade F, #381 of 535 statewide, top 72%, 1,004 students, 99% FRL) — zoned schools average 99% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 360 active listings in the ZIP; 24 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 $885 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($124k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $124,160 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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: 1.09% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.82%
• DSCR: 1.30
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $149,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 Darlington Dr	0.00mi	3/2.0	1,066 (0%)	1mo	$100,000	$94	99
683 Dowfield Dr	0.69mi	3/2.0	1,066 (0%)	3mo	$175,999	$165	66
1526 Argon Ave	0.52mi	3/2.0	1,116 (+5%)	9mo	$189,000	$169	60
319 Nugget Ct	0.55mi	3/1.5	1,132 (+6%)	2mo	$195,000	$172	60
698 Dowfield Dr	0.65mi	3/2.0	1,111 (+4%)	3mo	$128,000	$115	60
842 Shaw Mill Rd	0.16mi	2/1.0 (-1)	910 (-15%)	4mo	$99,900	$110	56
927 Fiske Dr	0.67mi	3/1.0	1,012 (-5%)	4mo	$127,000	$125	52
758 Amber Dr	0.44mi	3/1.5	1,195 (+12%)	6mo	$150,000	$126	52
707 Zircon Ct	0.69mi	3/2.0	1,099 (+3%)	14mo	$175,000	$159	51
735 Amber Dr	0.38mi	3/1.5	1,184 (+11%)	13mo	$160,000	$135	51
901 Drew Ct	0.73mi	3/2.0	1,137 (+7%)	6mo	$190,000	$167	50
739 Hedgelawn Way	0.69mi	2/2.0 (-1)	965 (-10%)	13mo	$135,000	$140	36

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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.78×
• Total profit: $-7,990
• Equity at exit: $19,085

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $8,839
• Equity at exit: $11,067

Cash invested: $35,840 (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 28311

• Home prices YoY: -18.4%
• Rents YoY: 2.8%
• Active inventory: 360
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,397 high
• Mortgage (P&I): −$671
• Tax from tax record: −$176 /mo · $2,106/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $204

Break-even live

Break-even rent $1,139

Max offer price $128,000

Occupancy floor 80%

Sensitivity live

Price	-10% $276	-5% $240	+0% $204	+5% $167	+10% $131
Rent	-10% $93	-5% $149	+0% $204	+5% $259	+10% $314
Rate	-1.0pp $268	-0.5pp $236	base $204	+0.5pp $171	+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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4310 Coolidge St Fayetteville, NC	3.0	1.5	1212	$1,250	$1.03	14d	1	0.14mi
4206 S Dowfield Dr Fayetteville, NC	2.0	1.0	900	$895	$0.99	24d	1	0.36mi
4202 S Dowfield Dr Fayetteville, NC	2.0	1.0	800	$930	$1.16	24d	1	0.37mi
848 Tamarack Dr Fayetteville, NC	1.0–2.0	1.0	705	$1,171	$1.66	14d	49	0.53mi
909 Southview Cir Unit B Fayetteville, NC	2.0	1.5	923	$945	$1.02	24d	1	0.55mi
318 Nugget Ct Fayetteville, NC	4.0	2.0	1425	$1,650	$1.16	14d	1	0.60mi
927 Fiske Dr Fayetteville, NC	3.0	1.0	926	$1,200	$1.30	24d	1	0.65mi
3963 Loufield Dr Fayetteville, NC	3.0	2.0	1446	$1,500	$1.04	24d	1	0.66mi
4736 Rosehill Rd Fayetteville, NC	3.0	2.0	1000	$1,240	$1.24	24d	1	0.68mi
5523 Livingston Dr Fayetteville, NC	4.0	1.5	1305	$1,600	$1.23	24d	1	0.71mi
3613 Pine Lake Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1116	$1,645	$1.47	14d	31	0.75mi
790 Arthington St Fayetteville, NC	2.0	2.5	1000	$1,350	$1.35	24d	1	1.04mi
2523 Mulranny Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,589	$1.43	14d	9	1.07mi
3523 Rosehill Rd Fayetteville, NC	4.0	1.0	1448	$1,450	$1.00	14d	1	1.14mi
1003 Madiera Ct Fayetteville, NC	2.0	2.0	950	$1,275	$1.34	24d	1	1.15mi
3446 Sandystone Cir Fayetteville, NC	3.0	2.5	1489	$1,700	$1.14	24d	1	1.20mi
2641 McArthur Landing Cir Fayetteville, NC	3.0	2.0	1450	$1,500	$1.03	24d	1	1.32mi
2641 McArthur Landing Cir #102 Fayetteville, NC	3.0	2.0	1400	$1,375	$0.98	24d	1	1.32mi
2641 McArthur Landing Cir Fayetteville, NC	3.0	2.0	1450	$1,400	$0.97	21d	1	1.32mi
2500 McArthur Landing Cir Fayetteville, NC	2.0–3.0	2.0	1226	$1,420	$1.16	14d	13	1.34mi
1404 Hibiscus Rd Fayetteville, NC	3.0	1.5	1418	$1,350	$0.95	21d	1	1.35mi
1350 Shaw Rd Fayetteville, NC	3.0	2.0	1339	$1,399	$1.04	14d	1	1.39mi
5745 Holland St Fayetteville, NC	3.0	1.0	1140	$1,650	$1.45	24d	1	1.44mi
5327 Chesapeake Rd Fayetteville, NC	3.0	2.0	1400	$1,600	$1.14	14d	1	1.47mi

Listing history 3 events

1. 2026-04-14
   status Pending
2. 2026-03-23
   price $128,000
3. 2026-03-03
   listed $140,000 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: $2,106 · $176/mo
• Projected year-2 tax: $2,106 · $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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°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: $16,766
• − Mortgage interest: −$7,170
• − Property taxes: −$2,106
• − Insurance: −$640
• − Repairs & maintenance: −$1,341
• − Management: −$1,341
• − Depreciation: −$3,724
• Taxable income: $444
• Est. tax owed @ 24.0%: −$107
• After-tax cash flow: $2,338/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): 36,629
• Household income: $62,170
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 1645.0

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 42% White 38% Hispanic / Latino 9% Two or more races 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 1% Other Indo-European 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: ▼ -45.88%
• Current HPI: 203.0731
• Rent YoY: ▲ 2.82%
• 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

-8.6% since first listed

3 events — show timeline

• 2026-04-14 Pending — LPRMLS
• 2026-03-23 Price Changed $128,000 LPRMLS
• 2026-03-03 Listed $140,000 LPRMLS

Property tax history

+7.0%/yr

Latest (2025): $2,106 · +55.0% YoY. Source: county tax records.