2641 Mcarthur Landing Cir #201 · Fayetteville, NC 28311

$175,000

2 bd · 3.0 ba · 1,460 sqft · Condo public records · 54 Days on market

Built 2007 $130/mo HOA · 9% of rent

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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 +9.8/30.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• 1% rule +3.2/10.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into comfort, convenience, and style with this beautifully maintained 3-bedroom, 2 bath condo that truly feels like home. Offering a spacious and thoughtfully designed layout, this home is perfect for both relaxing and entertaining. The open living area has been updated with beautiful luxury vinyl plank flooring and welcomes you with abundant natural light and seamless flow into the dining space and kitchen. Each bedroom provides generous space and versatility, whether you need extra room for guests, a home office, or a personal retreat. The primary suite features its own private bath, creating a peaceful escape at the end of the day. One of the standout features is the detached one-ca

Key facts

• $130 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Located in the McArthur Landing subdivision
• HOA & community: Homeowners association with a $130 monthly fee; Community pool

Exterior

• Parking: Detached 1-car garage (1 covered space)
• Utilities: Public water; Public sewer
• Home design: Condominium (residential)
• Construction: Vinyl siding
• Exterior features: Balcony

Interior

• Kitchen: Refrigerator
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Electric fireplace; Balcony

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (11.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (17.9% below list).
• Recommended offer: $144k (17.9% below list) — sets the bar for 1% rule.

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); Pine Forest High (math 73% / reading 51%, grade B-, #184 of 535 statewide, top 37%, 1,572 students, 62% FRL) — zoned schools average 81% FRL vs 55% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 362 active listings in the ZIP; 35 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $115k; list at $175k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $143,685 (17.9% 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. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.73%
• DSCR: 0.88
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.82% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.27×
• Total profit: $-35,662
• Equity at exit: $26,093

10-year hold

• IRR: -14.8%
• Equity multiple: 0.16×
• Total profit: $-41,064
• Equity at exit: $15,131

Cash invested: $49,000 (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 28311

• Home prices YoY: -18.4%
• Rents YoY: 2.8%
• Active inventory: 362
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,437 high
• Mortgage (P&I): −$918
• Tax from tax record: −$126 /mo · $1,509/yr
• Insurance: −$73
• HOA: −$130
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-111

Break-even live

Break-even rent $1,578

Max offer price $155,336

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-62	+0% $-111	+5% $-161	+10% $-210
Rent	-10% $-225	-5% $-168	+0% $-111	+5% $-55	+10% $2
Rate	-1.0pp $-23	-0.5pp $-67	base $-111	+0.5pp $-157	+1.0pp $-203

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2641 McArthur Landing Cir Fayetteville, NC	3.0	2.0	1450	$1,500	$1.03	24d	1	0.02mi
2641 McArthur Landing Cir Fayetteville, NC	3.0	2.0	1450	$1,400	$0.97	22d	1	0.02mi
2641 McArthur Landing Cir #102 Fayetteville, NC	3.0	2.0	1400	$1,375	$0.98	24d	1	0.02mi
2500 McArthur Landing Cir Fayetteville, NC	2.0–3.0	2.0	1226	$1,295	$1.06	15d	13	0.06mi
2523 Mulranny Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,387	$1.25	15d	9	0.27mi
790 Arthington St Fayetteville, NC	2.0	2.5	1000	$1,350	$1.35	24d	1	0.31mi
1003 Madiera Ct Fayetteville, NC	2.0	2.0	950	$1,275	$1.34	24d	1	0.47mi
475 Albemarle Dr Fayetteville, NC	3.0	2.0	1606	$1,650	$1.03	15d	1	0.50mi
319 Idlewild Dr Fayetteville, NC	2.0	2.0–2.5	1080	$1,350	$1.25	24d	3	0.55mi
319 Idlewild Dr Fayetteville, NC	2.0	2.0–2.5	1080	$1,340	$1.24	15d	9	0.55mi
4016 Bankside Dr Fayetteville, NC	3.0	2.5	1846	$1,800	$0.98	15d	1	0.62mi
515 Carteret Pl Fayetteville, NC	3.0	2.0	1554	$1,800	$1.16	24d	1	0.62mi
417 Nottingham Dr Fayetteville, NC	3.0	2.0	1024	$1,400	$1.37	24d	1	0.66mi
4736 Rosehill Rd Fayetteville, NC	3.0	2.0	1000	$1,240	$1.24	24d	1	0.69mi
5327 Chesapeake Rd Fayetteville, NC	3.0	2.0	1400	$1,600	$1.14	15d	1	0.70mi
258 Kenwood Dr Fayetteville, NC	3.0	2.0	1491	$2,325	$1.56	15d	1	0.77mi
3060 Candlelight Dr Fayetteville, NC	3.0	2.5	1728	$1,850	$1.07	24d	1	0.85mi
3058 Candlelight Dr Fayetteville, NC	3.0	2.5	1535	$1,495	$0.97	24d	1	0.85mi
909 Southview Cir Unit B Fayetteville, NC	2.0	1.5	923	$945	$1.02	24d	1	0.86mi
4453 Oakmont Cir Fayetteville, NC	3.0	1.0	1101	$1,300	$1.18	15d	1	0.86mi
3517 Gowan Ln Fayetteville, NC	3.0	2.5	1792	$1,750	$0.98	24d	1	0.87mi
5418 Hampton Rd Fayetteville, NC	3.0	2.0	1400	$1,550	$1.11	24d	1	0.96mi
362 Bubble Creek Ct Fayetteville, NC	2.0	2.0	1254	$1,250	$1.00	24d	1	0.97mi
380 Bubble Creek Ct #8 Fayetteville, NC	3.0	2.0	1477	$1,300	$0.88	24d	1	0.99mi
452 Clover Hill Pl Fayetteville, NC	3.0	2.0	1701	$1,700	$1.00	15d	1	1.01mi
3963 Loufield Dr Fayetteville, NC	3.0	2.0	1446	$1,500	$1.04	24d	1	1.02mi
342 Bubble Creek Ct #1 Fayetteville, NC	2.0	2.0	1300	$1,350	$1.04	15d	1	1.02mi
226 Tallstone Dr Fayetteville, NC	1.0–2.0	1.0–2.0	920	$1,339	$1.46	15d	16	1.02mi
206 Villa Dr Fayetteville, NC	2.0	2.0	988	$1,250	$1.27	24d	1	1.06mi
330 Bubble Creek Ct Fayetteville, NC	3.0	2.0	1401	$1,600	$1.14	24d	1	1.07mi
4206 S Dowfield Dr Fayetteville, NC	2.0	1.0	900	$895	$0.99	24d	1	1.22mi
187 Aloha Dr Fayetteville, NC	2.0	2.0	1301	$1,395	$1.07	24d	1	1.32mi
4549 Rustic Haven Dr Fayetteville, NC	3.0	2.0	1682	$1,825	$1.09	15d	1	1.37mi
4310 Coolidge St Fayetteville, NC	3.0	1.5	1212	$1,250	$1.03	15d	1	1.44mi
3519 Rolls Ave Fayetteville, NC	3.0	2.0	1625	$1,700	$1.05	15d	1	1.47mi

HOA detail condo

• Monthly dues: $130 · $1,560/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-31
   days on market $175,000 Active 54 DOM
2. 2026-05-30
   days on market $175,000 Active 53 DOM
3. 2026-04-07
   listed $175,000 Active
4. 2026-03-16
   listed $175,000 Active
5. 2018-06-01
   soldstatus $115,000

ⓘ 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: $1,509 · $126/mo
• Projected year-2 tax: $1,509 · $126/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $17,242
• − Mortgage interest: −$9,803
• − Property taxes: −$1,509
• − Insurance: −$875
• − Repairs & maintenance: −$1,379
• − Management: −$1,379
• − HOA: −$1,560
• − Depreciation: −$5,091
• Taxable loss: −$4,355
• Est. tax savings @ 24.0%: +$1,045
• After-tax cash flow: $-291/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

+52.2% since first listed

3 events — show timeline

• 2026-04-07 Listed $175,000 LPRMLS
• 2026-03-16 Listed $175,000 LPRMLS
• 2018-06-01 Sold (Public Records) $115,000 Public Records

Property tax history

-5.5%/yr

Latest (2019): $1,509 · +0.0% YoY. Source: county tax records.