1181 Torrey Dr · Fayetteville, NC 28301

$119,000

5 bd · 3.0 ba · 1,782 sqft · SingleFamily public records · 4 Days on market

Built 1955 0.25 ac lot Est $237k · 50% under

---

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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investors and equity builders, this property is bursting with potential! With five bedrooms, an office space, and two bathrooms, this home offers a spacious floor plan that’s ready for your vision. The fenced yard includes a concrete patio and an older shed that stays as-is. All utilities are with PWC. Previously a Section 8 property earning $1,985 per month until May 2026, it also once served as a group home. Whether you want to continue renting it out or renovate and make it your own, this is a blank canvas. Please note: no repairs will be made. Come see the opportunity!Please have all offers in by noon 6/16/2026.

Key facts

• Office space
• Fenced yard
• Spacious floor plan

Tags

• FENCED YARD
• CONCRETE PATIO
• OFFICE SPACE
• SPACIOUS FLOOR PLAN

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; Located in SEABROOK HL subdivision; Zoned SF6 (Single Family Res 6)
• Construction: Vinyl siding
• Exterior features: Front porch; Porch; Patio; Back yard fencing; Cleared lot; Paved road access

Interior

• Kitchen: Range hood
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air; Ceiling fans
• Interior features: Ceiling fans; Storage
• Laundry & utility: Washer hookup in unit

🏷️ Possibly a rental listed for sale. The $119,000 price doesn't fit this home's estimated sale value (~$237,006) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $119k).
• Cap rate 21.9% 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); Terry Sanford High (math 49% / reading 52%, grade D+, #306 of 535 statewide, top 57%, 1,224 students, 59% FRL) — zoned schools average 79% FRL vs 55% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 132 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 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 $3,064/mo this rent would consume 94% 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 $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $119,000

Questions for the listing agent

1. Built in 1955 — 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: 2.58% ✓
• Cap rate: 21.91%
• Cash-on-cash: 55.78%
• DSCR: 3.48
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $237,006
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1450 Thelbert Dr	0.26mi	5/2.0	1,794 (+1%)	15mo	$206,000	$115	70
1901 Bain Dr	0.27mi	4/2.0 (-1)	1,644 (-8%)	2mo	$189,000	$115	64
1926 N Pearl St	0.36mi	4/2.0 (-1)	1,895 (+6%)	4mo	$259,999	$137	61
1089 Torrey Dr	0.13mi	4/2.5 (-1)	1,936 (+9%)	15mo	$233,000	$120	61
901 Edenwood Dr	0.44mi	4/2.5 (-1)	1,612 (-10%)	2mo	$249,900	$155	55
1390 Thelbert Dr	0.27mi	5/1.5	1,575 (-12%)	15mo	$190,000	$121	50
1900 Torrey Dr	0.21mi	4/2.0 (-1)	1,527 (-14%)	10mo	$203,000	$133	49
1717 Mcgougan Rd	0.69mi	4/2.0 (-1)	1,739 (-2%)	9mo	$224,900	$129	47
1813 Spruce St	0.75mi	4/3.0 (-1)	1,638 (-8%)	4mo	$262,000	$160	44
1908 Mcpherson Ave	0.51mi	4/2.5 (-1)	1,963 (+10%)	16mo	$318,900	$162	38

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: 54.7%
• Equity multiple: 3.43×
• Total profit: $80,958
• Equity at exit: $17,743

10-year hold

• IRR: 60.0%
• Equity multiple: 7.13×
• Total profit: $204,124
• Equity at exit: $10,289

Cash invested: $33,320 (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: 3.2×

Monthly cashflow live

• Estimated rent: $3,064 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$198 /mo · $2,381/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$644
• Net cashflow: $1,549

Break-even live

Break-even rent $1,104

Max offer price $119,000

Occupancy floor 44%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
424 Pearl St Unit 1367380P Fayetteville, NC	4.0	3.0	2077	$4,419	$2.13	13d	1	0.88mi
1713 Fort Bragg Rd Unit 1367383P Fayetteville, NC	4.0	2.0	1894	$3,565	$1.88	13d	1	1.05mi
2532 Sourwood Dr Fayetteville, NC	4.0	2.0	1562	$1,700	$1.09	23d	1	1.25mi

Listing history 6 events

1. 2026-06-17
   status $119,000 Pending 4 DOM
2. 2026-06-16
   days on market $119,000 Active 4 DOM
3. 2026-06-15
   remarks 623-char remark
4. 2026-06-15
   days on market $119,000 Active 3 DOM
5. 2026-06-13
   remarks 579-char remark
6. 2026-06-13
   listed $119,000 Active 1 DOM

ⓘ 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: $2,381 · $198/mo
• Projected year-2 tax: $2,381 · $198/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 2/10 Low
• 🌡 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: $36,773
• − Mortgage interest: −$6,666
• − Property taxes: −$2,381
• − Insurance: −$595
• − Repairs & maintenance: −$2,942
• − Management: −$2,942
• − Depreciation: −$3,462
• Taxable income: $17,786
• Est. tax owed @ 24.0%: −$4,269
• After-tax cash flow: $14,317/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

+314.6% since first listed

3 events — show timeline

• 2026-06-12 Listed $119,000 LPRMLS
• 2008-07-03 Sold (Public Records) $855,000 Public Records
• 1985-10-01 Sold (Public Records) $28,700 Public Records

Property tax history

+6.8%/yr

Latest (2025): $2,381 · +69.2% YoY. Source: county tax records.