2302 Odom Rd · Hope Mills, NC 28348

$214,500

3 bd · 2.0 ba · 1,199 sqft · SingleFamily public records · 174 Days on market

Built 1988 1.00 ac lot

---

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 +14.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.2/10.0
• Rent growth +3.6/5.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 2 bath home on a spacious 1-acre lot in a peaceful country setting. Located in a highly desired school district, this property offers strong potential for the right buyer. Great opportunity for investors or anyone looking for a fixer-upper with room to add value. Cash offers only.

Key facts

• New floors
• New siding
• New water heater

Tags

• FENCED LOT
• NEW FLOORS
• NEW GRANITE COUNTERTOPS
• NEW ROOF
• NEW SIDING
• NEW WATER HEATER

Property features AI

Exterior

• Parking: No garage
• Utilities: Water from spring and well; Holding tank or septic system for sewer
• Home design: Residential single-family home; Zoned A1 (Agricultural District); Property located in the GRAYS CREEK subdivision
• Exterior features: Front porch with additional porch and deck; Cleared, level lot

Interior

• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric air conditioning
• Interior features: Laminate and vinyl flooring; No fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $27 ($328/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 $174k (19.0% below list).
• Recommended offer: $174k (19.0% 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: Gray'S Creek Elementary (math 43% / reading 49%, grade D-, #551 of 1,410 statewide, top 40%, 461 students, 98% FRL); Gray'S Creek Middle (math 33% / reading 48%, grade F, #215 of 475 statewide, top 46%, 1,126 students, 50% FRL); Gray'S Creek High (math 61% / reading 58%, grade C+, #216 of 535 statewide, top 43%, 1,395 students, 44% FRL).
• Zoned-school proficiency averages 49% at this address vs 36% district-wide (+12 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 rising fast (+4.3%/yr); 319 active listings in the ZIP; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 174 days — a 12% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $36k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; list at $214k implies a 145% 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; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,705 (19.0% below list)

Questions for the listing agent

1. It's been on market 174 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.28% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-30,811
• Equity at exit: $31,983

10-year hold

• IRR: -3.6%
• Equity multiple: 0.75×
• Total profit: $-15,283
• Equity at exit: $18,546

Cash invested: $60,060 (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: 319
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,737 medium
• Mortgage (P&I): −$1,125
• Tax from tax record: −$131 /mo · $1,569/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $27

Break-even live

Break-even rent $1,702

Max offer price $214,500

Occupancy floor 93%

Sensitivity live

Price	-10% $149	-5% $88	+0% $27	+5% $-33	+10% $-94
Rent	-10% $-110	-5% $-41	+0% $27	+5% $96	+10% $165
Rate	-1.0pp $135	-0.5pp $82	base $27	+0.5pp $-28	+1.0pp $-85

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: $53,625
• Closing costs: $6,435
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-05-30
   statusdays on market $214,500 Pending 174 DOM
2. 2026-05-18
   status Active
3. 2026-05-11
   status Active
4. 2026-04-29
   status Pending
5. 2026-03-23
   price $214,500
6. 2026-03-01
   status Active
7. 2026-02-11
   status Pending
8. 2026-02-02
   price $214,900
9. 2026-01-05
   price $234,000
10. 2025-10-30
    listed $250,000 Active
11. 2025-08-11
    soldstatus $87,500 Closed 292-char remark

    Show marketing remark (292 chars)

    3 bedroom, 2 bath home on a spacious 1-acre lot in a peaceful country setting. Located in a highly desired school district, this property offers strong potential for the right buyer. Great opportunity for investors or anyone looking for a fixer-upper with room to add value. Cash offers only.

12. 2025-07-21
    status Pending 292-char remark

    Show marketing remark (292 chars)

    3 bedroom, 2 bath home on a spacious 1-acre lot in a peaceful country setting. Located in a highly desired school district, this property offers strong potential for the right buyer. Great opportunity for investors or anyone looking for a fixer-upper with room to add value. Cash offers only.

13. 2025-07-18
    price $90,000 292-char remark

    Show marketing remark (292 chars)

    3 bedroom, 2 bath home on a spacious 1-acre lot in a peaceful country setting. Located in a highly desired school district, this property offers strong potential for the right buyer. Great opportunity for investors or anyone looking for a fixer-upper with room to add value. Cash offers only.

14. 2025-07-15
    status Active 292-char remark

    Show marketing remark (292 chars)

    3 bedroom, 2 bath home on a spacious 1-acre lot in a peaceful country setting. Located in a highly desired school district, this property offers strong potential for the right buyer. Great opportunity for investors or anyone looking for a fixer-upper with room to add value. Cash offers only.

15. 2025-07-07
    status Pending 292-char remark

    Show marketing remark (292 chars)

    3 bedroom, 2 bath home on a spacious 1-acre lot in a peaceful country setting. Located in a highly desired school district, this property offers strong potential for the right buyer. Great opportunity for investors or anyone looking for a fixer-upper with room to add value. Cash offers only.

16. 2025-07-04
    listed $100,000 Active 292-char remark

    Show marketing remark (292 chars)

    3 bedroom, 2 bath home on a spacious 1-acre lot in a peaceful country setting. Located in a highly desired school district, this property offers strong potential for the right buyer. Great opportunity for investors or anyone looking for a fixer-upper with room to add value. Cash offers only.

17. 2016-02-05
    soldstatus $20,258 284-char remark

    Show marketing remark (284 chars)

    3 Bedroom 2 bath home in the country. Great school district. Large 1 acre lot. This home is owned by the Secretary of Veterans Affairs and is sold AS IS. All information is subject to buyer's verification. 3 Bedroom 2 bath home in the country. Great school district. Large 1 acre lot.

18. 2015-08-20
    listed $18,500 284-char remark

    Show marketing remark (284 chars)

    3 Bedroom 2 bath home in the country. Great school district. Large 1 acre lot. This home is owned by the Secretary of Veterans Affairs and is sold AS IS. All information is subject to buyer's verification. 3 Bedroom 2 bath home in the country. Great school district. Large 1 acre lot.

19. 1999-06-21
    soldstatus $78,000

ⓘ 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: $1,569 · $131/mo
• Projected year-2 tax: $1,759 · $147/mo
• Expected delta: +$190/yr (+$16/mo · 12.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $20,845
• − Mortgage interest: −$12,015
• − Property taxes: −$1,569
• − Insurance: −$1,072
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$6,240
• Taxable loss: −$3,387
• Est. tax savings @ 24.0%: +$813
• After-tax cash flow: $1,141/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

• County: Cumberland County · 265,314 people
• City population: 39,196
• 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

+175.0% since first listed

18 events — show timeline

• 2026-05-18 Relisted — LPRMLS
• 2026-05-11 Relisted — LPRMLS
• 2026-04-29 Pending — LPRMLS
• 2026-03-23 Price Changed $214,500 LPRMLS
• 2026-03-01 Relisted — LPRMLS
• 2026-02-11 Pending — LPRMLS
• 2026-02-02 Price Changed $214,900 LPRMLS
• 2026-01-05 Price Changed $234,000 LPRMLS
• 2025-10-30 Listed $250,000 LPRMLS
• 2025-08-11 Sold (MLS) $87,500 LPRMLS
• 2025-07-21 Pending — LPRMLS
• 2025-07-18 Price Changed $90,000 LPRMLS
• 2025-07-15 Relisted — LPRMLS
• 2025-07-07 Pending — LPRMLS
• 2025-07-04 Listed $100,000 LPRMLS
• 2016-02-05 Sold (MLS) $20,258 LPRMLS
• 2015-08-20 Listed $18,500 LPRMLS
• 1999-06-21 Sold (Public Records) $78,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,569 · +36.9% YoY. Source: county tax records.