5973 Richfield Ave · Hope Mills, NC 28348

$195,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 5 Days on market

Built 1976 Est $193k · at est.

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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 +13.8/30.0
• ARV discount +7.1/15.0
• DSCR +4.2/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• Schools +3.1/10.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated ranch-style brick home featuring 3 bedrooms and 2 bathrooms on a solid concrete slab foundation! This move-in ready home offers a brand-new 2026 HVAC system, new LVP flooring throughout all social and wet areas, and fresh carpet in all three bedrooms. Step inside to a spacious living room with a ceiling fan and plenty of natural light flowing throughout the home. The stunning kitchen has been completely updated with new cabinets offering tons of storage space, elegant quartz countertops, modern backsplash, and new stainless-steel appliances; perfect for cooking and entertaining. The oversized master suite features a ceiling fan, large walk-in closet, and a spacious priva

Key facts

• Quartz countertops
• New cabinets
• Updated kitchen

Tags

• UPDATED RANCH STYLE BRICK HOME
• NEW HVAC SYSTEM
• NEW LVP FLOORING
• UPDATED KITCHEN
• NEW CABINETS
• QUARTZ COUNTERTOPS

Property features AI

Exterior

• Parking: Attached carport; Covered parking for 1 vehicle; Carport for 1 vehicle
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Residential zoning (R10)
• Construction: Brick veneer and vinyl siding exterior
• Exterior features: Fire pit; Patio; Full fenced yard; Shed(s)

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range; Free-standing electric range; Microwave; Range
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Chandelier; Eat-in kitchen; Open floorplan
• Laundry & utility: Washer hookup on main level; In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $20 ($234/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (19.7% below list).
• Recommended offer: $157k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.8% in Hope Mills — 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 67/100 on livability (#234 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety B+; Watch: crime D-, amenities F, commute F.
• 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: Hope Mills Middle (math 27% / reading 34%, grade F, #331 of 475 statewide, top 70%, 514 students, 99% FRL); South View High (math 60% / reading 43%, grade D+, #299 of 535 statewide, top 56%, 1,502 students, 66% FRL) — zoned schools average 83% FRL vs 55% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 318 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $99k; list at $195k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,589 (19.7% below list)

Questions for the listing agent

1. Built in 1976 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is D 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?
5. 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?
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: 0.80% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $193,248
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5915 Spinner Rd	0.05mi	3/1.5	1,038 (-2%)	3mo	$188,000	$181	91
5983 Richfield Ave	0.06mi	3/1.5	1,056 (0%)	6mo	$173,000	$164	90
6086 Lexington Dr	0.32mi	3/1.5	1,051 (-0%)	3mo	$160,000	$152	79
3656 Metric Dr	0.46mi	3/1.5	1,056 (0%)	4mo	$195,000	$185	74
5936 Fairway Dr	0.34mi	3/1.0	1,025 (-3%)	5mo	$200,000	$195	71
4322 Bridge St	0.61mi	3/2.0	1,108 (+5%)	2mo	$205,000	$185	62
6208 Birchbrook Dr	0.60mi	3/1.5	1,015 (-4%)	4mo	$168,000	$166	60
3616 Metric Dr	0.60mi	3/1.5	1,101 (+4%)	5mo	$182,000	$165	59
4441 Bishamon St	0.72mi	3/2.0	1,111 (+5%)	0mo	$230,000	$207	58
6218 Thornwood Dr	0.74mi	3/2.0	1,094 (+4%)	3mo	$210,000	$192	57
3613 Yorktown Rd	0.43mi	3/1.0	910 (-14%)	2mo	$164,900	$181	52
4405 Haskell Dr	0.73mi	3/2.0	1,202 (+14%)	3mo	$220,000	$183	40

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 · 4.28% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-28,368
• Equity at exit: $29,075

10-year hold

• IRR: -3.9%
• Equity multiple: 0.73×
• Total profit: $-14,727
• Equity at exit: $16,860

Cash invested: $54,600 (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 28348

• Home prices YoY: -14.0%
• Rents YoY: 4.3%
• Active inventory: 318
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$114 /mo · $1,364/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $20

Break-even live

Break-even rent $1,541

Max offer price $195,000

Occupancy floor 94%

Sensitivity live

Price	-10% $130	-5% $75	+0% $20	+5% $-36	+10% $-91
Rent	-10% $-104	-5% $-42	+0% $20	+5% $81	+10% $143
Rate	-1.0pp $118	-0.5pp $69	base $20	+0.5pp $-31	+1.0pp $-82

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3766 Colonial Cv Hope Mills, NC	3.0	1.5	1475	$1,445	$0.98	15d	1	0.15mi
3636 Metric Dr Hope Mills, NC	3.0	1.5	1100	$1,400	$1.27	15d	1	0.54mi
3506 Shipstone Pl Hope Mills, NC	2.0	2.0	1280	$1,380	$1.08	15d	3	0.66mi
4240 High Stakes Cir Parkton, NC	1.0–3.0	1.0–2.0	1000	$1,625	$1.62	15d	9	0.82mi
3462 Marty Cir Hope Mills, NC	3.0	2.0	1120	$1,250	$1.12	24d	1	0.87mi
3511 Birchfield Ct Fayetteville, NC	2.0–3.0	2.0	1270	$1,685	$1.33	15d	5	0.90mi
1514 Aristo Pl Hope Mills, NC	2.0	2.0	1000	$1,050	$1.05	15d	1	1.19mi
3332 Kenmont Ln Unit E Hope Mills, NC	2.0	2.5	1100	$1,150	$1.05	24d	1	1.30mi
5715 Walkabout Rd Hope Mills, NC	3.0	2.0	1143	$1,675	$1.47	24d	1	1.31mi
5693A Archer Rd Hope Mills, NC	2.0	1.5	874	$1,100	$1.26	15d	1	1.32mi

Listing history 6 events

1. 2026-06-01
   statusdays on market $195,000 Pending 5 DOM
2. 2026-05-31
   days on market $195,000 Active 4 DOM
3. 2026-05-30
   days on market $195,000 Active 3 DOM
4. 2026-05-27
   listed $195,000 Active
5. 2026-04-15
   soldstatus $99,000
6. 1990-02-28
   soldstatus $9,500

ⓘ 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: $1,364 · $114/mo
• Projected year-2 tax: $1,599 · $133/mo
• Expected delta: +$235/yr (+$20/mo · 17.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $18,791
• − Mortgage interest: −$10,923
• − Property taxes: −$1,364
• − Insurance: −$975
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$5,673
• Taxable loss: −$3,151
• Est. tax savings @ 24.0%: +$756
• After-tax cash flow: $991/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 — Hope Mills

• Score: 67/100
• State rank: #234
• US rank: #10761

Category grades

Amenities F Commute F Cost of living A+ Crime D- Employment D- Housing A+ Health & safety B+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hope Mills, NC
• County: Cumberland County · 265,314 people
• City population: 226,118
• Metro: Fayetteville, NC
• Population (ZIP): 39,196
• Household income: $66,129
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 746.0

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: White 49% Black 27% Hispanic / Latino 13% Two or more races 11% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 5%
• Common ancestry: Romanian 2% Lithuanian 1% Serbian 1%
• Foreign-born: 5% · Canada, South Korea, Vietnam
• Languages at home: 90% English-only · Spanish 8% 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: ▼ -37.14%
• Current HPI: 228.3122
• Rent YoY: ▲ 4.28%
• 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

+1952.6% since first listed

3 events — show timeline

• 2026-05-27 Listed $195,000 LPRMLS
• 2026-04-15 Sold (Public Records) $99,000 Public Records
• 1990-02-28 Sold (Public Records) $9,500 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,364 · +39.3% YoY. Source: county tax records.