209 Puritan St · Fayetteville, NC 28306

$125,000

3 bd · 1.0 ba · 1,058 sqft · SingleFamily public records · 226 Days on market

Built 1925 7,841 sqft lot Est $120k · at est.

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +5.5/15.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great for a rental investment or cozy home. Quiet neighborhood, Close to shopping, dining and schools. Great location to downtown. 2 Bedroom 1 Bath, fenced yard, dead end street.

Key facts

• Close to schools
• Fenced yard
• Close to dining

Tags

• FENCED YARD
• CLOSE TO SHOPPING
• CLOSE TO DINING
• CLOSE TO SCHOOLS

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence
• Construction: Vinyl siding construction
• Exterior features: Vinyl siding; Located in the MASSEY HILL subdivision; Zoned SF6 (Single Family Res 6)

Interior

• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating
• Interior features: Laminate flooring; Crawl space basement; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $417 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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: Cumberland Road Elementary (math 22% / reading 32%, grade F, #1,033 of 1,410 statewide, top 76%, 329 students, 99% FRL); Massey Hill Classical High (math 74% / reading 82%, grade A-, #84 of 535 statewide, top 16%, 264 students, 42% FRL) — zoned schools average 71% FRL vs 55% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 53% at this address vs 36% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 400 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 226 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $125k implies a 363% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.27% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.31%
• DSCR: 1.64
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $119,554
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Spencer St	0.06mi	3/2.0	1,000 (-6%)	1mo	$55,000	$55	84
1215 Camden Rd	0.34mi	3/1.0	1,064 (+1%)	16mo	$110,000	$103	70
1316 Hamlet St	0.32mi	3/2.0	1,212 (+15%)	3mo	$214,900	$177	54
115 Pitt St	0.45mi	2/2.0 (-1)	1,103 (+4%)	11mo	$132,000	$120	54
1101 Center St	0.64mi	2/1.0 (-1)	1,062 (+0%)	17mo	$119,750	$113	51
1219 Camden Rd	0.35mi	2/1.0 (-1)	915 (-14%)	16mo	$107,000	$117	43
1601 Camden Rd	0.59mi	3/2.0	1,152 (+9%)	20mo	$56,000	$49	37

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 · 0.9% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $3,044
• Equity at exit: $18,638

10-year hold

• IRR: 9.8%
• Equity multiple: 1.68×
• Total profit: $23,975
• Equity at exit: $10,808

Cash invested: $35,000 (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 28306

• Home prices YoY: -17.7%
• Rents YoY: 0.9%
• Active inventory: 400
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,588 high
• Mortgage (P&I): −$656
• Tax from tax record: −$130 /mo · $1,556/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $417

Break-even live

Break-even rent $1,060

Max offer price $125,000

Occupancy floor 69%

Sensitivity live

Price	-10% $488	-5% $453	+0% $417	+5% $382	+10% $347
Rent	-10% $292	-5% $355	+0% $417	+5% $480	+10% $543
Rate	-1.0pp $480	-0.5pp $449	base $417	+0.5pp $385	+1.0pp $352

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
522 Jernigan St Fayetteville, NC	3.0	2.5	1406	$1,650	$1.17	24d	1	0.66mi
718 Dwain Dr Fayetteville, NC	3.0	1.0	962	$1,250	$1.30	24d	1	0.91mi
2026 Progress St Fayetteville, NC	3.0	2.5	1500	$1,600	$1.07	15d	1	1.00mi
1319 Levy Dr Fayetteville, NC	3.0	2.0	1428	$1,700	$1.19	15d	1	1.12mi
2123 Burnett Ave Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	24d	1	1.13mi
452 Cityview Ln Fayetteville, NC	2.0	2.5	1088	$1,200	$1.10	24d	1	1.14mi
314 Bradford Ave Fayetteville, NC	3.0	2.0	1000	$1,380	$1.38	24d	1	1.16mi
421 Cityview Ln Fayetteville, NC	2.0	2.5	1050	$1,700	$1.62	24d	1	1.17mi
807 Branson St #2 Fayetteville, NC	3.0	2.0	1304	$1,350	$1.04	24d	1	1.21mi
159 Maxwell St Unit 200 Fayetteville, NC	2.0	2.0	1000	$1,450	$1.45	24d	1	1.22mi
1347 Levy Dr Fayetteville, NC	3.0	1.0	999	$1,000	$1.00	24d	1	1.27mi
123 Pennmark Pl Fayetteville, NC	2.0	2.5	1380	$1,600	$1.16	15d	1	1.30mi
322 Valley Rd Fayetteville, NC	3.0	2.0	1328	$1,650	$1.24	15d	1	1.31mi
450 Hay St Fayetteville, NC	1.0–2.0	1.0–2.0	799	$1,745	$2.18	15d	3	1.39mi
2516 Cumberland Rd Fayetteville, NC	3.0	2.0	1442	$1,500	$1.04	24d	1	1.40mi
123 Anderson St Fayetteville, NC	2.0	2.0	1500	$1,800	$1.20	24d	1	1.40mi
1106 Clark St Unit A Fayetteville, NC	2.0	1.0	825	$975	$1.18	24d	1	1.44mi

Listing history 24 events

1. 2026-06-21
   days on market $125,000 Active 226 DOM
2. 2026-06-18
   days on market $125,000 Active 223 DOM
3. 2026-06-17
   days on market $125,000 Active 222 DOM
4. 2026-06-16
   days on market $125,000 Active 221 DOM
5. 2026-06-15
   days on market $125,000 Active 220 DOM
6. 2026-06-14
   days on market $125,000 Active 218 DOM
7. 2026-06-13
   days on market $125,000 Active 217 DOM
8. 2026-06-10
   days on market $125,000 Active 215 DOM
9. 2026-06-09
   days on market $125,000 Active 214 DOM
10. 2026-06-08
    days on market $125,000 Active 213 DOM
11. 2026-06-07
    days on market $125,000 Active 212 DOM
12. 2026-06-03
    days on market $125,000 Active 208 DOM
13. 2026-06-02
    days on market $125,000 Active 207 DOM
14. 2026-06-01
    days on market $125,000 Active 206 DOM
15. 2026-05-31
    days on market $125,000 Active 205 DOM
16. 2026-05-30
    days on market $125,000 Active 204 DOM
17. 2026-04-05
    price $125,000
18. 2026-01-22
    price $130,000
19. 2025-11-07
    listed $135,000 Active
20. 2024-03-22
    listed $138,000 Active
21. 2023-03-10
    listed $90,000 Active
22. 2020-03-13
    soldstatus $27,000
23. 2006-09-05
    soldstatus $430,000
24. 1988-02-24
    soldstatus $26,000

ⓘ 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: $1,556 · $130/mo
• Projected year-2 tax: $1,556 · $130/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 ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,057
• − Mortgage interest: −$7,002
• − Property taxes: −$1,556
• − Insurance: −$625
• − Repairs & maintenance: −$1,525
• − Management: −$1,525
• − Depreciation: −$3,636
• Taxable income: $3,188
• Est. tax owed @ 24.0%: −$765
• After-tax cash flow: $4,242/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): 43,042
• Household income: $67,544
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 1386.0

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 0.68)
• Race & ethnicity: White 44% Black 33% Hispanic / Latino 13% Two or more races 8% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 8% · Canada, South Korea, Jamaica
• Languages at home: 87% English-only · Spanish 9% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -51.69%
• Current HPI: 239.7281
• Rent YoY: ▲ 0.90%
• 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

+380.8% since first listed

8 events — show timeline

• 2026-04-05 Price Changed $125,000 LPRMLS
• 2026-01-22 Price Changed $130,000 LPRMLS
• 2025-11-07 Listed $135,000 LPRMLS
• 2024-03-22 Listed $138,000 LPRMLS
• 2023-03-10 Listed $90,000 LPRMLS
• 2020-03-13 Sold (Public Records) $27,000 Public Records
• 2006-09-05 Sold (Public Records) $430,000 Public Records
• 1988-02-24 Sold (Public Records) $26,000 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,556 · +95.7% YoY. Source: county tax records.