582 Ohmer Dr · Fayetteville, NC 28314

$139,999

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 47 Days on market

Built 1985 0.35 ac lot Est $130k · 8% over

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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 +20.7/30.0
• DSCR +6.6/10.0
• 1% rule +5.3/10.0
• ARV discount +4.0/15.0
• 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 MLS

Manufactured Home on . 35 acre lot located on a Cul-de-sac~Buyers and Investors GREAT Opportunity to put your Stamp on this Home and Move In or Start Rental Potential~Open Concept Kitchen and Family Room w/ Eat in Area~Separate Formal Dining Room~Master Bedroom w/ Master Bathroom to include a Large Tub/Shower Surround and Walk in Closet~2 Guest Bedrooms w/ Great Closet Space and Guest Bathroom on Separate Wing of Home~Large Lot w/ Mature Trees~Covered Back Porch Area Perfect for Hosting those Spring/Summer BBQ's~Detachable Double Car Garage w/ Side Door Entry~Single Car Detachable Garage w/ Ramp~Roof June 2020, HVAC (Trane System) August 2015, Garage Roof 2010, Garage Door Opener Installed 2014~Schedule Your Showing Today!

Key facts

• 0.35 acre lot
• 2 garage spots
• Built 1985

Property features AI

Exterior

• Parking: Detached 2-car garage; 2 covered parking spaces
• Utilities: Public water; Septic tank and holding tank for sewer
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding
• Exterior features: Located on a cul-de-sac

Interior

• Kitchen: Refrigerator included
• Bedrooms: Total of 5 rooms (bedroom count not explicitly stated)
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric air conditioning; Ceiling fans
• Interior features: Ceiling fans; Eat-in kitchen; Walk-in closet(s); Window coverings and blinds
• Laundry & utility: In-unit laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.8% 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: Cliffdale Elementary (math 19% / reading 27%, grade F, #1,168 of 1,410 statewide, top 83%, 658 students, 100% FRL); Anne Chesnutt Middle (math 22% / reading 42%, grade F, #317 of 475 statewide, top 68%, 443 students, 99% 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 (+3.1%/yr); 435 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $8k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,799 (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. 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. 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?
5. 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.
6. 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.
7. 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: 1.03% ✓
• Cap rate: 7.92%
• Cash-on-cash: 5.81%
• DSCR: 1.26
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $129,792
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
582 Ohmer Dr	0.00mi	3/2.0	1,248 (0%)	1mo	$130,000	$104	99

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: -7.2%
• Equity multiple: 0.73×
• Total profit: $-10,428
• Equity at exit: $20,874

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $7,175
• Equity at exit: $12,105

Cash invested: $39,200 (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: 435
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,436 high
• Mortgage (P&I): −$734
• Tax from tax record: −$152 /mo · $1,826/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $190

Break-even live

Break-even rent $1,196

Max offer price $139,999

Occupancy floor 82%

Sensitivity live

Price	-10% $269	-5% $229	+0% $190	+5% $150	+10% $111
Rent	-10% $76	-5% $133	+0% $190	+5% $247	+10% $303
Rate	-1.0pp $260	-0.5pp $225	base $190	+0.5pp $154	+1.0pp $117

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
698 Bartons Landing Pl #5 Fayetteville, NC	2.0	2.0	1136	$1,100	$0.97	24d	1	0.25mi
663 Bartons Landing Pl Unit 2 Fayetteville, NC	2.0	2.0	1150	$1,200	$1.04	15d	1	0.28mi
672 Bartons Landing Pl Fayetteville, NC	2.0	2.0	1145	$1,100	$0.96	15d	1	0.35mi
567 Cutchen Ln Fayetteville, NC	1.0–3.0	1.0–2.0	975	$1,425	$1.46	15d	61	0.36mi
679 Bartons Landing Pl Unit 6 Fayetteville, NC	2.0	2.0	1145	$1,200	$1.05	24d	1	0.41mi
679 Bartons Landing Pl Fayetteville, NC	2.0	2.0	1145	$1,150	$1.00	24d	1	0.41mi
3500 Carlson Bay Ct Fayetteville, NC	1.0–3.0	1.0–2.0	850	$1,350	$1.59	15d	4	0.49mi
1131 Capeharbor Ct Fayetteville, NC	2.0	2.0	1100	$1,345	$1.22	15d	14	0.49mi
540 Auburndale Ln Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	15d	1	0.52mi
6517 Portsmouth Dr Fayetteville, NC	3.0	1.5	1125	$1,250	$1.11	24d	1	0.53mi
495 Stiles Pl Fayetteville, NC	3.0	2.0	1300	$1,250	$0.96	15d	1	0.53mi
6793 Candlewood Dr Fayetteville, NC	3.0	2.0	1240	$1,475	$1.19	15d	1	0.58mi
6407 Wallaby Ct Fayetteville, NC	2.0	1.5	1100	$1,200	$1.09	15d	1	0.67mi
202 Bertram Pl Fayetteville, NC	3.0	2.0	1175	$1,300	$1.11	15d	1	0.71mi
7298 Ryan St Fayetteville, NC	4.0	1.5	1315	$1,400	$1.06	24d	1	0.81mi
944 Lark Dr Fayetteville, NC	3.0	2.0	1100	$1,395	$1.27	15d	1	0.81mi
420 Mangum Ct Fayetteville, NC	3.0	2.0	1127	$1,550	$1.38	24d	1	0.82mi
338 Milburn Dr Fayetteville, NC	3.0	1.5	1128	$1,550	$1.37	24d	1	0.83mi
5831 Waters Edge Dr Fayetteville, NC	3.0	2.0	1344	$1,545	$1.15	24d	1	0.84mi
605 S Reilly Rd Fayetteville, NC	1.0–3.0	1.0–2.0	992	$1,349	$1.36	15d	1	0.86mi
7252 Ainsley St Fayetteville, NC	3.0	1.0	1265	$1,299	$1.03	24d	1	0.86mi
625 Marshtree Ln Fayetteville, NC	2.0–3.0	2.0	1170	$1,275	$1.09	15d	2	0.94mi
621 Marshtree Ln #305 Fayetteville, NC	2.0	2.0	1140	$1,500	$1.32	24d	1	0.96mi
5761 Waterwood Dr Fayetteville, NC	3.0	2.0	1452	$1,600	$1.10	22d	1	1.01mi
6309 Lynette Cir Fayetteville, NC	3.0	1.5	1014	$1,300	$1.28	24d	1	1.02mi
812 Crescent Commons Way Fayetteville, NC	1.0–2.0	1.0–2.0	963	$1,385	$1.44	15d	10	1.05mi
916 Glen Reilly Dr Fayetteville, NC	3.0	2.0	1071	$1,400	$1.31	24d	1	1.05mi
3325 Oak Forest Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,745	$1.57	15d	66	1.09mi
5713 Waterwood Dr Fayetteville, NC	3.0	2.0	1440	$1,650	$1.15	22d	1	1.09mi
6340 Ginger Cir Fayetteville, NC	3.0	1.5	1052	$1,400	$1.33	24d	1	1.13mi
6734 Winchester St Fayetteville, NC	3.0	2.0	1068	$3,195	$2.99	15d	1	1.15mi
3119 Wisteria Ln Unit 102 Fayetteville, NC	3.0	2.0	1415	$1,550	$1.10	15d	1	1.19mi
3330 Harbour Pointe Pl #12 Fayetteville, NC	3.0	2.0	1401	$1,700	$1.21	15d	1	1.20mi
3374 Starboard Way Fayetteville, NC	3.0	2.5	1481	$2,150	$1.45	15d	1	1.23mi
6132 Dandy Loop Rd Fayetteville, NC	3.0	1.0	1456	$1,325	$0.91	24d	1	1.23mi
6848 Torrance Ln Fayetteville, NC	3.0	2.5	1290	$3,295	$2.55	15d	1	1.24mi
6855 Shawcross Ln Fayetteville, NC	3.0	2.0	1100	$1,495	$1.36	24d	1	1.25mi
1001 Brookhollow Dr #4 Fayetteville, NC	3.0	2.0	1311	$1,550	$1.18	24d	1	1.29mi
244 Wickford Ct Unit 6 Fayetteville, NC	2.0	1.5	1141	$995	$0.87	24d	1	1.30mi
1002 Brookhollow Dr #5 Fayetteville, NC	3.0	2.0	1311	$1,290	$0.98	22d	1	1.32mi

Listing history 9 events

1. 2026-05-12
   status Pending
2. 2026-04-23
   price $139,999
3. 2026-03-26
   listed $148,000 Active
4. 2023-05-26
   soldstatus $94,750 Closed 732-char remark

   Show marketing remark (732 chars)

   Manufactured Home on . 35 acre lot located on a Cul-de-sac~Buyers and Investors GREAT Opportunity to put your Stamp on this Home and Move In or Start Rental Potential~Open Concept Kitchen and Family Room w/ Eat in Area~Separate Formal Dining Room~Master Bedroom w/ Master Bathroom to include a Large Tub/Shower Surround and Walk in Closet~2 Guest Bedrooms w/ Great Closet Space and Guest Bathroom on Separate Wing of Home~Large Lot w/ Mature Trees~Covered Back Porch Area Perfect for Hosting those Spring/Summer BBQ's~Detachable Double Car Garage w/ Side Door Entry~Single Car Detachable Garage w/ Ramp~Roof June 2020, HVAC (Trane System) August 2015, Garage Roof 2010, Garage Door Opener Installed 2014~Schedule Your Showing Today!

5. 2023-05-25
   soldstatus $95,000
6. 2023-04-24
   status Pending 732-char remark

   Show marketing remark (732 chars)

   Manufactured Home on . 35 acre lot located on a Cul-de-sac~Buyers and Investors GREAT Opportunity to put your Stamp on this Home and Move In or Start Rental Potential~Open Concept Kitchen and Family Room w/ Eat in Area~Separate Formal Dining Room~Master Bedroom w/ Master Bathroom to include a Large Tub/Shower Surround and Walk in Closet~2 Guest Bedrooms w/ Great Closet Space and Guest Bathroom on Separate Wing of Home~Large Lot w/ Mature Trees~Covered Back Porch Area Perfect for Hosting those Spring/Summer BBQ's~Detachable Double Car Garage w/ Side Door Entry~Single Car Detachable Garage w/ Ramp~Roof June 2020, HVAC (Trane System) August 2015, Garage Roof 2010, Garage Door Opener Installed 2014~Schedule Your Showing Today!

7. 2023-02-04
   listed $98,500 Active 732-char remark

   Show marketing remark (732 chars)

   Manufactured Home on . 35 acre lot located on a Cul-de-sac~Buyers and Investors GREAT Opportunity to put your Stamp on this Home and Move In or Start Rental Potential~Open Concept Kitchen and Family Room w/ Eat in Area~Separate Formal Dining Room~Master Bedroom w/ Master Bathroom to include a Large Tub/Shower Surround and Walk in Closet~2 Guest Bedrooms w/ Great Closet Space and Guest Bathroom on Separate Wing of Home~Large Lot w/ Mature Trees~Covered Back Porch Area Perfect for Hosting those Spring/Summer BBQ's~Detachable Double Car Garage w/ Side Door Entry~Single Car Detachable Garage w/ Ramp~Roof June 2020, HVAC (Trane System) August 2015, Garage Roof 2010, Garage Door Opener Installed 2014~Schedule Your Showing Today!

8. 2002-12-31
   soldstatus $88,000
9. 1999-04-08
   soldstatus $70,000

ⓘ 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: $1,826 · $152/mo
• Projected year-2 tax: $1,826 · $152/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 15 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: $17,234
• − Mortgage interest: −$7,842
• − Property taxes: −$1,826
• − Insurance: −$700
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − Depreciation: −$4,073
• Taxable income: $35
• Est. tax owed @ 24.0%: −$8
• After-tax cash flow: $2,270/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

+100.0% since first listed

9 events — show timeline

• 2026-05-12 Pending — LPRMLS
• 2026-04-23 Price Changed $139,999 LPRMLS
• 2026-03-26 Listed $148,000 LPRMLS
• 2023-05-26 Sold (MLS) $94,750 LPRMLS
• 2023-05-25 Sold (Public Records) $95,000 Public Records
• 2023-04-24 Pending — LPRMLS
• 2023-02-04 Listed $98,500 LPRMLS
• 2002-12-31 Sold (Public Records) $88,000 Public Records
• 1999-04-08 Sold (Public Records) $70,000 Public Records

Property tax history

+6.4%/yr

Latest (2025): $1,826 · +49.9% YoY. Source: county tax records.