3130 Bancroft Ave · Fayetteville, NC 28301

$150,000

3 bd · 2.0 ba · 1,471 sqft · SingleFamily public records · 3 Days on market

Built 1961 Est $218k · 31% under

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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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.3/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Solidly built home in the proud and well established E. E. Smith Golden Bulls community! New owners may wish to do updates and that is reflected in the list price. New AC unit installed in 2025, newer range, refrigerator and water heater. Three bedrooms with 2 full baths. Kitchen is open to a sitting room with one side of the two-sided fireplace. Sliding doors off the sitting room lead to the pretty backyard. Formal living room and dining area. Home features unfinished basement space which cab serve as storage. The metal building in the rear serves as additional storage. Shed appears to need to be torn down. Seller did not live in the property. Seller is selling the home AS IS. Keep that in

Key facts

• New ac unit
• Newer water heater
• Newer refrigerator

Tags

• NEW AC UNIT
• NEWER RANGE
• NEWER REFRIGERATOR
• NEWER WATER HEATER
• TWO-SIDED FIREPLACE
• UNFINISHED BASEMENT SPACE

Property features AI

Exterior

• Parking: Attached carport; 1 covered space; 1 carport space
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property in the STUBBS AC subdivision
• Construction: Brick veneer construction
• Exterior features: Cleared, level lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Laminate; Wood; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric cooling
• Interior features: Storage; Double-sided fireplace (1)
• Laundry & utility: Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.3% 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: Luther Nick Jeralds Middle (math 13% / reading 24%, grade F, #436 of 475 statewide, top 93%, 616 students, 100% 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 (+3.5%/yr); 132 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• At $1,552/mo this rent would consume 48% of the median local household income ($39k/yr) (locally 1389% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% 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 $150,000

Questions for the listing agent

1. Built in 1961 — 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: 1.03% ✓
• Cap rate: 8.34%
• Cash-on-cash: 7.30%
• DSCR: 1.32
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $217,708
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3420 Green Valley Rd	0.35mi	3/2.0	1,440 (-2%)	1mo	$242,500	$168	79
324 Bartow Dr	0.51mi	3/2.0	1,435 (-2%)	1mo	$213,000	$148	71
3513 Edna St	0.50mi	3/2.0	1,428 (-3%)	8mo	$185,000	$130	66
230 Chloe Dr	0.11mi	3/2.5	1,671 (+14%)	9mo	$235,000	$141	63
335 Bartow Dr	0.56mi	4/2.0 (+1)	1,469 (-0%)	10mo	$170,000	$116	60
529 Grafton Ave	0.38mi	3/1.0	1,350 (-8%)	7mo	$172,500	$128	59
3513 Hastings Dr	0.29mi	3/2.0	1,252 (-15%)	4mo	$215,000	$172	58
3640 Hastings Dr	0.65mi	3/2.0	1,368 (-7%)	2mo	$217,500	$159	56
3644 Hastings Dr	0.66mi	3/2.0	1,350 (-8%)	2mo	$229,977	$170	54
125 Brainerd Ave	0.72mi	3/2.0	1,600 (+9%)	9mo	$215,000	$134	44
3597 St Andrews Ct	0.55mi	3/2.0	1,689 (+15%)	7mo	$243,900	$144	44
3026 Broadview Dr	0.66mi	3/2.5	1,668 (+13%)	13mo	$284,900	$171	34

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 · 3.49% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-7,280
• Equity at exit: $22,365

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $17,734
• Equity at exit: $12,969

Cash invested: $42,000 (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 28301

• Home prices YoY: -12.5%
• Rents YoY: 3.5%
• Active inventory: 132
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,552 high
• Mortgage (P&I): −$787
• Tax from tax record: −$122 /mo · $1,459/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $256

Break-even live

Break-even rent $1,229

Max offer price $150,000

Occupancy floor 79%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3557 Hastings Dr Fayetteville, NC	4.0	2.5	1652	$1,795	$1.09	23d	1	0.41mi
1659 Rock Creek Ln Fayetteville, NC	4.0	2.5	1777	$2,100	$1.18	14d	1	0.42mi
633 Elk Ct Fayetteville, NC	2.0	1.5	1000	$1,000	$1.00	23d	1	0.51mi
302 Law Rd Fayetteville, NC	2.0	1.5	940	$999	$1.06	14d	1	0.60mi
118 Circle Ct Fayetteville, NC	3.0	2.0	1496	$1,550	$1.04	14d	1	0.67mi
228 Eastwood Ave Fayetteville, NC	3.0	2.0	1820	$1,755	$0.96	23d	1	0.72mi
2737 Kentberry Ave Fayetteville, NC	2.0–3.0	2.0	1209	$1,400	$1.16	14d	5	0.77mi
2846 Copenhagen Dr Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	23d	1	1.00mi
715 Ashburton Dr Fayetteville, NC	3.0	2.0	1278	$1,600	$1.25	23d	1	1.04mi
733 Ashburton Dr Fayetteville, NC	3.0	1.5	1118	$1,300	$1.16	23d	1	1.04mi
2061 Osceola Dr Fayetteville, NC	3.0	1.0	928	$1,300	$1.40	23d	1	1.05mi
508 Stone Way Ct Fayetteville, NC	3.0	2.0	1261	$1,900	$1.51	23d	1	1.12mi
4453 Oakmont Cir Fayetteville, NC	3.0	1.0	1101	$1,300	$1.18	14d	1	1.14mi
2678 Rivercliff Rd Fayetteville, NC	3.0	2.0	1260	$1,500	$1.19	23d	1	1.14mi
539 Crooked Creek Ct Fayetteville, NC	3.0	2.0	1258	$1,395	$1.11	23d	1	1.16mi
3523 Rosehill Rd Fayetteville, NC	4.0	1.0	1448	$1,450	$1.00	14d	1	1.20mi
398 Bainbridge Ct Fayetteville, NC	3.0	2.0	900	$990	$1.10	23d	1	1.29mi
398 Bainbridge Ct Fayetteville, NC	3.0	2.0	900	$990	$1.10	14d	1	1.29mi
3446 Sandystone Cir Fayetteville, NC	3.0	2.5	1489	$1,700	$1.14	23d	1	1.32mi
3517 Gowan Ln Fayetteville, NC	3.0	2.5	1792	$1,750	$0.98	23d	1	1.34mi
4016 Bankside Dr Fayetteville, NC	3.0	2.5	1846	$1,800	$0.98	14d	1	1.35mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	14d	1	1.36mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	23d	1	1.36mi
505 Ashdown Pl Fayetteville, NC	4.0	2.0	1410	$1,750	$1.24	14d	1	1.38mi
4549 Rustic Haven Dr Fayetteville, NC	3.0	2.0	1682	$1,825	$1.09	14d	1	1.46mi
319 Idlewild Dr Fayetteville, NC	2.0	2.0–2.5	1080	$1,340	$1.24	14d	9	1.47mi
319 Idlewild Dr Fayetteville, NC	2.0	2.0–2.5	1080	$1,350	$1.25	23d	3	1.48mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	23d	1	1.49mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	14d	1	1.49mi

Listing history 1 events

1. 2026-05-20
   listed $150,000 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: $1,459 · $122/mo
• Projected year-2 tax: $1,459 · $122/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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $18,626
• − Mortgage interest: −$8,402
• − Property taxes: −$1,459
• − Insurance: −$750
• − Repairs & maintenance: −$1,490
• − Management: −$1,490
• − Depreciation: −$4,364
• Taxable income: $671
• Est. tax owed @ 24.0%: −$161
• After-tax cash flow: $2,905/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): 16,798
• Household income: $39,198
• Rent vs Own: 64.7% rent · 35.3% own
• Severe rent burden: 1389.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 19% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Serbian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% 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: ▼ -37.92%
• Current HPI: 265.98
• Rent YoY: ▲ 3.49%
• 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

1 event — show timeline

• 2026-05-20 Listed $150,000 LPRMLS

Property tax history

+5.6%/yr

Latest (2025): $1,459 · +26.8% YoY. Source: county tax records.