311 Glen Canyon Dr · Fayetteville, NC 28303

$135,000

3 bd · 2.0 ba · 1,066 sqft · SingleFamily public records · 30 Days on market

Built 1968 Est $166k · 19% under

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Why this score? — see what drove the B- 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• 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 MLS

-NEW PAINT, CARPET. NEW GAS PAC INSTALLED ONE YEAR AGO, OTHER UPDATES. READY TO MOVE INTO. GREAT AREA, MINUTES FROM FT BRAGG & MALL AREA. NEW STOVE INSTALLED AT CLOSING. SELLER IS A REAL ESTATE BROKER 3 BEDROOM BRICK HOME WITH NEW CARPET, FRESH PAINT. GAS PAC LESS THEN ONE YEAR OLD. READY TO MOVE INTO. MINUTES FROM FT BRAGG & MALL AREA

Key facts

• Attached carport
• Large backyard
• Conveniently located

Tags

• ATTACHED CARPORT
• LARGE BACKYARD
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Listing broker: THOMAS REAL ESTATE SERVICES

Exterior

• Parking: Attached carport; 1 covered parking space; 1 carport space
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Brick construction
• Exterior features: Cleared, level lot; Subdivision: PONDEROSA; Directions by GPS

Interior

• Kitchen: Free-standing electric range
• Bedrooms: Total of 5 rooms (bedrooms included in room count)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas central heating
• Interior features: Eat-in kitchen; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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: 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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.
• Current owner paid $72k; list at $135k implies a 88% 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; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.13% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.77%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $166,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
350 Longhorn Dr	0.30mi	3/2.5	1,050 (-2%)	1mo	$137,000	$130	80
284 Bonanza Dr	0.11mi	3/1.5	1,164 (+9%)	1mo	$184,800	$159	77
303 Longhorn Dr	0.14mi	3/1.5	1,076 (+1%)	20mo	$167,000	$155	73
300 Bighorn Dr	0.13mi	3/1.5	1,102 (+3%)	21mo	$160,000	$145	69
5332 Mesa Ct	0.60mi	3/2.0	1,050 (-2%)	5mo	$164,000	$156	65
6018 Concho Ct	0.41mi	3/2.0	1,120 (+5%)	12mo	$208,000	$186	62
805 Bedrock Dr	0.40mi	3/2.0	1,092 (+2%)	22mo	$170,000	$156	59
362 Tucson Dr	0.29mi	3/1.0	1,135 (+6%)	23mo	$148,000	$130	52
805 Maverick Ct	0.57mi	3/2.0	1,153 (+8%)	14mo	$206,500	$179	48
814 Maverick Ct	0.57mi	3/1.5	1,188 (+11%)	7mo	$177,500	$149	47
807 Abilene Rd	0.73mi	3/2.0	1,186 (+11%)	17mo	$165,000	$139	32
5457 Tempe Ct	0.69mi	3/2.0	1,211 (+14%)	18mo	$189,000	$156	30

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: -3.0%
• Equity multiple: 0.89×
• Total profit: $-4,245
• Equity at exit: $20,129

10-year hold

• IRR: 6.7%
• Equity multiple: 1.51×
• Total profit: $19,102
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.4×

Monthly cashflow live

• Estimated rent: $1,523 high
• Mortgage (P&I): −$708
• Tax from tax record: −$162 /mo · $1,948/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $276

Break-even live

Break-even rent $1,173

Max offer price $135,000

Occupancy floor 77%

Sensitivity live

Price	-10% $353	-5% $314	+0% $276	+5% $238	+10% $200
Rent	-10% $156	-5% $216	+0% $276	+5% $336	+10% $397
Rate	-1.0pp $344	-0.5pp $311	base $276	+0.5pp $241	+1.0pp $206

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6033 Santa Fe Dr Fayetteville, NC	3.0	1.5	1325	$1,500	$1.13	25d	1	0.38mi
5650 Netherfield Pl Fayetteville, NC	1.0–3.0	1.0–2.0	1025	$1,410	$1.37	16d	38	0.39mi
246 Partners Way Fayetteville, NC	2.0	2.0	1100	$1,295	$1.18	25d	1	0.43mi
230 Sawtooth Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1040	$1,550	$1.49	16d	14	0.46mi
6213 Sabine Dr Fayetteville, NC	3.0	1.5	1092	$1,175	$1.08	25d	1	0.57mi
5414 Plateau Rd Fayetteville, NC	3.0	2.0	1116	$1,595	$1.43	25d	1	0.58mi
890 Bedrock Dr Fayetteville, NC	4.0	2.5	1484	$1,650	$1.11	25d	1	0.63mi
3311 Woodhill Ln Fayetteville, NC	1.0–3.0	1.0–2.0	1195	$1,730	$1.45	16d	42	0.68mi
5725 Ivanhoe Ct Fayetteville, NC	1.0–3.0	1.0–2.0	962	$1,300	$1.35	16d	6	0.69mi
267 Waterdown Dr Fayetteville, NC	3.0	2.0	1307	$1,325	$1.01	25d	1	0.69mi
5410 Laramie Ct Fayetteville, NC	3.0	2.0	1446	$1,600	$1.11	16d	1	0.71mi
513 Lumberly Ln Fayetteville, NC	2.0	2.0	1124	$1,295	$1.15	25d	1	0.73mi
349 Waterdown Dr #5 Fayetteville, NC	3.0	2.0	1307	$1,350	$1.03	25d	1	0.78mi
295 Warton Ln Fayetteville, NC	3.0	2.0	1307	$1,325	$1.01	16d	1	0.78mi
111 Grande Oaks Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1205	$1,645	$1.37	16d	46	0.94mi
5591 Bellflower St Fayetteville, NC	3.0	2.0	1273	$1,575	$1.24	16d	1	1.03mi
338 Summer Hill Rd Fayetteville, NC	4.0	2.0	1474	$1,550	$1.05	25d	1	1.06mi
1000 Antietam Crk Dr Fayetteville, NC	3.0	1.0–2.0	1059	$1,700	$1.61	25d	14	1.07mi
3050 Plantation Garden Blvd Fayetteville, NC	1.0–3.0	1.0–2.0	1158	$1,781	$1.54	16d	58	1.13mi
5200 Mawood St Fayetteville, NC	3.0	2.0	1300	$1,500	$1.15	16d	1	1.13mi
3374 Starboard Way Fayetteville, NC	3.0	2.5	1481	$2,150	$1.45	16d	1	1.15mi
5508 Faith Dr Fayetteville, NC	1.0–3.0	1.5–3.0	1106	$1,439	$1.30	16d	10	1.18mi
5508 Faith Dr Fayetteville, NC	1.0–3.0	1.5–3.0	1106	$1,439	$1.30	23d	16	1.18mi
622 Dashland Dr Unit B Fayetteville, NC	2.0	1.5	750	$940	$1.25	16d	1	1.20mi
2056 Wheeling St Fayetteville, NC	3.0	2.5	1401	$1,595	$1.14	25d	1	1.28mi
3639 Dornoch Dr Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	25d	1	1.30mi
513 Roundtree Dr Fayetteville, NC	3.0	2.0	1337	$1,775	$1.33	25d	1	1.31mi
3633 Dornoch Dr Apt E Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	25d	1	1.31mi
3627 Dornoch Dr Apt A Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	25d	1	1.33mi
3627 Dornoch Dr Apt E Fayetteville, NC	2.0	2.0	1000	$950	$0.95	25d	1	1.33mi
4981 Galveston Dr Fayetteville, NC	2.0	1.5	750	$1,050	$1.40	25d	1	1.33mi
3619 Dornoch Dr Apt A Fayetteville, NC	2.0	2.0	1000	$1,025	$1.02	16d	1	1.35mi
1025 Hirschfeld Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,935	$1.74	16d	17	1.35mi
1981 Wheeling St Fayetteville, NC	3.0	2.0	1400	$1,500	$1.07	25d	1	1.35mi
3330 Harbour Pointe Pl #12 Fayetteville, NC	3.0	2.0	1401	$1,700	$1.21	16d	1	1.37mi
726 Windy Hill Cir Unit 726-C Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	25d	1	1.38mi
7252 Ainsley St Fayetteville, NC	3.0	1.0	1265	$1,299	$1.03	25d	1	1.40mi
709 Windy Hill Cir Unit 709-D Fayetteville, NC	2.0	1.5	1100	$1,099	$1.00	25d	1	1.40mi
6445 Independence Pl Dr Fayetteville, NC	1.0–3.0	1.0–3.0	1106	$1,779	$1.61	16d	18	1.40mi
7298 Ryan St Fayetteville, NC	4.0	1.5	1315	$1,400	$1.06	25d	1	1.43mi

Listing history 22 events

1. 2026-06-21
   days on market $135,000 Active 30 DOM
2. 2026-06-18
   days on market $135,000 Active 27 DOM
3. 2026-06-17
   days on market $135,000 Active 26 DOM
4. 2026-06-16
   days on market $135,000 Active 25 DOM
5. 2026-06-15
   days on market $135,000 Active 24 DOM
6. 2026-06-14
   days on market $135,000 Active 22 DOM
7. 2026-06-13
   days on market $135,000 Active 21 DOM
8. 2026-06-10
   days on market $135,000 Active 19 DOM
9. 2026-06-09
   days on market $135,000 Active 18 DOM
10. 2026-06-08
    days on market $135,000 Active 17 DOM
11. 2026-06-07
    days on market $135,000 Active 16 DOM
12. 2026-06-03
    days on market $135,000 Active 12 DOM
13. 2026-06-02
    days on market $135,000 Active 11 DOM
14. 2026-06-01
    days on market $135,000 Active 10 DOM
15. 2026-05-31
    days on market $135,000 Active 9 DOM
16. 2026-05-30
    days on market $135,000 Active 8 DOM
17. 2026-05-22
    listed $135,000 Active
18. 2014-07-08
    soldstatus $72,000
19. 2014-07-04
    soldstatus $72,000 351-char remark

    Show marketing remark (351 chars)

    -NEW PAINT, CARPET. NEW GAS PAC INSTALLED ONE YEAR AGO, OTHER UPDATES. READY TO MOVE INTO. GREAT AREA, MINUTES FROM FT BRAGG & MALL AREA. NEW STOVE INSTALLED AT CLOSING. SELLER IS A REAL ESTATE BROKER 3 BEDROOM BRICK HOME WITH NEW CARPET, FRESH PAINT. GAS PAC LESS THEN ONE YEAR OLD. READY TO MOVE INTO. MINUTES FROM FT BRAGG & MALL AREA

20. 2014-02-19
    listed $74,900 351-char remark

    Show marketing remark (351 chars)

    -NEW PAINT, CARPET. NEW GAS PAC INSTALLED ONE YEAR AGO, OTHER UPDATES. READY TO MOVE INTO. GREAT AREA, MINUTES FROM FT BRAGG & MALL AREA. NEW STOVE INSTALLED AT CLOSING. SELLER IS A REAL ESTATE BROKER 3 BEDROOM BRICK HOME WITH NEW CARPET, FRESH PAINT. GAS PAC LESS THEN ONE YEAR OLD. READY TO MOVE INTO. MINUTES FROM FT BRAGG & MALL AREA

21. 2006-10-20
    soldstatus $720,000
22. 1987-07-06
    soldstatus $12,500

ⓘ 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: $1,948 · $162/mo
• Projected year-2 tax: $1,948 · $162/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 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: $18,270
• − Mortgage interest: −$7,562
• − Property taxes: −$1,948
• − Insurance: −$675
• − Repairs & maintenance: −$1,462
• − Management: −$1,462
• − Depreciation: −$3,927
• Taxable income: $1,235
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $3,019/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

+980.0% since first listed

6 events — show timeline

• 2026-05-22 Listed $135,000 LPRMLS
• 2014-07-08 Sold (Public Records) $72,000 Public Records
• 2014-07-04 Sold (MLS) $72,000 LPRMLS
• 2014-02-19 Listed $74,900 LPRMLS
• 2006-10-20 Sold (Public Records) $720,000 Public Records
• 1987-07-06 Sold (Public Records) $12,500 Public Records

Property tax history

+5.7%/yr

Latest (2025): $1,948 · +46.8% YoY. Source: county tax records.