2870 Sunnyside School Rd · Fayetteville, NC 28312

$140,000

3 bd · 2.0 ba · 1,997 sqft · SingleFamily public records · 74 Days on market

Built 1972

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Why this score? — see what drove the B- 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 +24.6/30.0
• Appreciation +10.0/10.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Are you ready to say goodby to a neighborhood? Are you wanting to homestead? This is your chance to make a home for yourself just the way you would like it. There is 0.87 to work with. You will walk into a gated area for chicken and loads of storage. The kitchen is a place for family gathers. Any time in the day you can look out the front room over a corn field and feel like country living is your greatest asset. This home is waiting for you to make it your own. Call today for a showing. Property is an as is sale.

Key facts

• Minutes to i95
• Minutes to shopping
• Garage

Tags

• ALMOST AN ACRE OF LAND
• NO CARPET IN THE HOME
• MINUTES TO I95
• MINUTES TO SHOPPING
• MINUTES TO RESTAURANTS
• MINUTES TO SWEET VALLEY RANCH

Property features AI

Exterior

• Parking: Attached garage; Detached garage; 1 covered parking space; 1 total garage space
• Utilities: Water from spring and well; Septic tank and holding tank sewer
• Home design: Single family residence; Residential property
• Construction: Vinyl siding
• Exterior features: Cleared, level and wooded lot; Wooded vegetation; Rural residential zoning (RR)

Interior

• Flooring: Other flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric forced air heating; Central electric air conditioning
• Interior features: Gas fireplace (1); 6 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: Mac Williams Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 1,151 students, 58% FRL); Cape Fear High (math 75% / reading 47%, grade C+, #202 of 535 statewide, top 39%, 1,529 students, 50% FRL) — zoned schools at 54% FRL track the district average.
• 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: 222 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($968 loan paydown + $14k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $42k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 80% 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 $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.14% ✓
• Cap rate: 8.77%
• Cash-on-cash: 8.84%
• DSCR: 1.39
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.2%
• Equity multiple: 3.31×
• Total profit: $90,476
• Equity at exit: $126,123

10-year hold

• IRR: 25.4%
• Equity multiple: 7.52×
• Total profit: $255,442
• Equity at exit: $271,989

Cash invested: $39,200 (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 28312

• Home prices YoY: 6.9%
• Active inventory: 222
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$183 /mo · $2,193/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $222

Break-even live

Break-even rent $1,319

Max offer price $140,000

Occupancy floor 81%

Sensitivity live

Price	-10% $302	-5% $262	+0% $222	+5% $183	+10% $143
Rent	-10% $96	-5% $159	+0% $222	+5% $286	+10% $349
Rate	-1.0pp $293	-0.5pp $258	base $222	+0.5pp $186	+1.0pp $149

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1117 Bombay Dr Fayetteville, NC	3.0	2.5	1255	$1,600	$1.27	24d	1	0.94mi

Listing history 10 events

1. 2026-05-13
   status Pending
2. 2026-03-05
   price $140,000
3. 2026-02-27
   listed $182,000 Active
4. 2023-02-02
   soldstatus $151,600 Closed 521-char remark

   Show marketing remark (521 chars)

   Are you ready to say goodby to a neighborhood? Are you wanting to homestead? This is your chance to make a home for yourself just the way you would like it. There is 0.87 to work with. You will walk into a gated area for chicken and loads of storage. The kitchen is a place for family gathers. Any time in the day you can look out the front room over a corn field and feel like country living is your greatest asset. This home is waiting for you to make it your own. Call today for a showing. Property is an as is sale.

5. 2023-02-02
   soldstatus $152,000

   Show marketing remark (521 chars)

   Are you ready to say goodby to a neighborhood? Are you wanting to homestead? This is your chance to make a home for yourself just the way you would like it. There is 0.87 to work with. You will walk into a gated area for chicken and loads of storage. The kitchen is a place for family gathers. Any time in the day you can look out the front room over a corn field and feel like country living is your greatest asset. This home is waiting for you to make it your own. Call today for a showing. Property is an as is sale.

6. 2022-10-19
   historical 521-char remark

   Show marketing remark (521 chars)

   Are you ready to say goodby to a neighborhood? Are you wanting to homestead? This is your chance to make a home for yourself just the way you would like it. There is 0.87 to work with. You will walk into a gated area for chicken and loads of storage. The kitchen is a place for family gathers. Any time in the day you can look out the front room over a corn field and feel like country living is your greatest asset. This home is waiting for you to make it your own. Call today for a showing. Property is an as is sale.

7. 2022-09-27
   price $160,000
8. 2022-08-08
   listed $160,000 521-char remark

   Show marketing remark (521 chars)

   Are you ready to say goodby to a neighborhood? Are you wanting to homestead? This is your chance to make a home for yourself just the way you would like it. There is 0.87 to work with. You will walk into a gated area for chicken and loads of storage. The kitchen is a place for family gathers. Any time in the day you can look out the front room over a corn field and feel like country living is your greatest asset. This home is waiting for you to make it your own. Call today for a showing. Property is an as is sale.

9. 1997-07-29
   soldstatus $100,000
10. 1996-03-28
    soldstatus $93,000

ⓘ 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: $2,193 · $183/mo
• Projected year-2 tax: $2,193 · $183/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 7/10 Severe FEMA zone X (shaded) · 99% 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 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: $19,200
• − Mortgage interest: −$7,842
• − Property taxes: −$2,193
• − Insurance: −$1,498
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$4,073
• Taxable income: $523
• Est. tax owed @ 24.0%: −$125
• After-tax cash flow: $2,542/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

• City population: 226,118
• Population (ZIP): 19,889

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 0.61)
• Race & ethnicity: White 55% Black 29% Two or more races 8% Hispanic / Latino 8% Native American 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 5% 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: ▲ 19.75%
• Current HPI: 306.7749
• Rent YoY: —
• Metro: —
• 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

+50.5% since first listed

10 events — show timeline

• 2026-05-13 Pending — LPRMLS
• 2026-03-05 Price Changed $140,000 LPRMLS
• 2026-02-27 Listed $182,000 LPRMLS
• 2023-02-02 Sold (Public Records) $152,000 Public Records
• 2023-02-02 Sold (MLS) $151,600 LPRMLS
• 2022-10-19 Delisted — LPRMLS
• 2022-09-27 Price Changed $160,000 TMLS
• 2022-08-08 Listed $160,000 LPRMLS
• 1997-07-29 Sold (Public Records) $100,000 Public Records
• 1996-03-28 Sold (Public Records) $93,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,193 · +29.8% YoY. Source: county tax records.