413 Atwell Dr · Fayetteville, NC 28314

$184,900

3 bd · 2.0 ba · 1,075 sqft · SingleFamily public records · 16 Days on market

Built 1972 0.25 ac lot Est $188k · 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 +9.9/30.0
• ARV discount +8.3/15.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• DSCR +2.8/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

-3 Bedroom, 1 Bath Ranch Style home. PRICED MORE THAN $61,400 BELOW TAX VALUE!!! Due to the condition, the property may have health/safety risk(s). Prior to entry / access all parties must sign a Hold Harmless Agreement and the property may only be shown by appointment. Property was built prior to 1978 and lead based paint potentially exists.

Key facts

• 0.25 acre lot
• Built 1972
• Listed 16 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (23.1% below list).
• Recommended offer: $142k (23.1% below list) — sets the bar for 1% rule.

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: Cliffdale Elementary (math 19% / reading 27%, grade F, #1,168 of 1,410 statewide, top 83%, 658 students, 100% FRL); Westover Middle (math 20% / reading 30%, grade F, #396 of 475 statewide, top 84%, 784 students, 100% FRL); Westover High (math 42% / reading 39%, grade F, #387 of 535 statewide, top 73%, 1,202 students, 100% FRL) — zoned schools average 100% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 435 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• It's been on market 16 days — a 2% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $142,117 (23.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.77% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.68%
• DSCR: 0.88
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $188,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
921 Glen Reilly Dr	0.44mi	3/2.0	1,095 (+2%)	2mo	$115,000	$105	75
6785 Winchester St	0.46mi	3/2.0	1,087 (+1%)	3mo	$182,000	$167	74
937 Glen Reilly Dr	0.41mi	3/2.0	1,100 (+2%)	4mo	$210,000	$191	74
7264 Ainsley St	0.38mi	3/2.0	1,056 (-2%)	8mo	$168,000	$159	73
306 Desmond Dr	0.18mi	3/1.0	1,008 (-6%)	5mo	$136,000	$135	73
7425 Ryan St	0.17mi	3/2.0	943 (-12%)	1mo	$170,000	$180	71
7206 Shelby Cir	0.30mi	3/2.0	980 (-9%)	5mo	$190,000	$194	67
6766 Winchester St	0.46mi	3/2.0	1,135 (+6%)	4mo	$199,999	$176	66
6710 Winchester St	0.60mi	3/2.0	1,078 (+0%)	8mo	$170,000	$158	64
1001 Glen Reilly Dr	0.40mi	3/2.0	1,173 (+9%)	8mo	$145,000	$124	60
6859 Winchester St	0.56mi	3/2.0	1,130 (+5%)	8mo	$198,000	$175	59
6502 Somerset Ct	0.64mi	3/2.0	1,148 (+7%)	8mo	$205,000	$179	52

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.28×
• Total profit: $-37,169
• Equity at exit: $27,569

10-year hold

• IRR: -13.7%
• Equity multiple: 0.20×
• Total profit: $-41,210
• Equity at exit: $15,987

Cash invested: $51,772 (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 28314

• Home prices YoY: -15.7%
• Rents YoY: 3.1%
• Active inventory: 435
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,421 high
• Mortgage (P&I): −$970
• Tax from tax record: −$192 /mo · $2,300/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-116

Break-even live

Break-even rent $1,567

Max offer price $164,480

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-63	+0% $-116	+5% $-168	+10% $-220
Rent	-10% $-228	-5% $-172	+0% $-116	+5% $-59	+10% $-3
Rate	-1.0pp $-22	-0.5pp $-69	base $-116	+0.5pp $-164	+1.0pp $-212

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6407 Wallaby Ct Fayetteville, NC	2.0	1.5	1100	$1,200	$1.09	15d	1	0.19mi
338 Milburn Dr Fayetteville, NC	3.0	1.5	1128	$1,550	$1.37	25d	1	0.19mi
6793 Candlewood Dr Fayetteville, NC	3.0	2.0	1240	$1,475	$1.19	15d	1	0.25mi
540 Auburndale Ln Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	15d	1	0.27mi
605 S Reilly Rd Fayetteville, NC	1.0–3.0	1.0–2.0	992	$1,349	$1.36	15d	1	0.28mi
916 Glen Reilly Dr Fayetteville, NC	3.0	2.0	1071	$1,400	$1.31	25d	1	0.43mi
567 Cutchen Ln Fayetteville, NC	1.0–3.0	1.0–2.0	975	$1,425	$1.46	15d	61	0.44mi
7252 Ainsley St Fayetteville, NC	3.0	1.0	1265	$1,299	$1.03	25d	1	0.44mi
7298 Ryan St Fayetteville, NC	4.0	1.5	1315	$1,400	$1.06	25d	1	0.46mi
202 Bertram Pl Fayetteville, NC	3.0	2.0	1175	$1,300	$1.11	15d	1	0.49mi
495 Stiles Pl Fayetteville, NC	3.0	2.0	1300	$1,250	$0.96	15d	1	0.49mi
244 Wickford Ct Unit 6 Fayetteville, NC	2.0	1.5	1141	$995	$0.87	25d	1	0.51mi
1001 Brookhollow Dr #4 Fayetteville, NC	3.0	2.0	1311	$1,550	$1.18	25d	1	0.52mi
6734 Winchester St Fayetteville, NC	3.0	2.0	1068	$3,195	$2.99	15d	1	0.53mi
621 Marshtree Ln #305 Fayetteville, NC	2.0	2.0	1140	$1,500	$1.32	25d	1	0.55mi
1002 Brookhollow Dr #5 Fayetteville, NC	3.0	2.0	1311	$1,290	$0.98	23d	1	0.55mi
679 Bartons Landing Pl Fayetteville, NC	2.0	2.0	1145	$1,150	$1.00	25d	1	0.56mi
679 Bartons Landing Pl Unit 6 Fayetteville, NC	2.0	2.0	1145	$1,200	$1.05	25d	1	0.56mi
672 Bartons Landing Pl Fayetteville, NC	2.0	2.0	1145	$1,100	$0.96	15d	1	0.57mi
6720 Willowbrook Dr #5 Fayetteville, NC	2.0	2.0	1200	$1,150	$0.96	15d	1	0.57mi
625 Marshtree Ln Fayetteville, NC	2.0–3.0	2.0	1170	$1,275	$1.09	15d	2	0.57mi
6848 Torrance Ln Fayetteville, NC	3.0	2.5	1290	$3,295	$2.55	15d	1	0.57mi
6855 Shawcross Ln Fayetteville, NC	3.0	2.0	1100	$1,495	$1.36	25d	1	0.58mi
1014 Brookhollow Dr Fayetteville, NC	2.0	2.0	1050	$1,000	$0.95	15d	1	0.63mi
663 Bartons Landing Pl Unit 2 Fayetteville, NC	2.0	2.0	1150	$1,200	$1.04	15d	1	0.66mi
6748 Willowbrook Dr #9 Fayetteville, NC	2.0	2.0	1157	$1,100	$0.95	25d	1	0.67mi
1022 Brookhollow Dr #5 Fayetteville, NC	2.0	2.0	1086	$1,050	$0.97	25d	1	0.68mi
698 Bartons Landing Pl #5 Fayetteville, NC	2.0	2.0	1136	$1,100	$0.97	25d	1	0.71mi
1000 Wood Creek Dr #9 Fayetteville, NC	2.0	2.0	1100	$1,175	$1.07	25d	1	0.72mi
1018 Wood Creek Dr #9 Fayetteville, NC	3.0	2.0	1101	$1,195	$1.09	25d	1	0.75mi
205 Brookford Ct Fayetteville, NC	3.0	2.0	1196	$1,640	$1.37	25d	1	0.76mi
6809 Willowbrook Dr Fayetteville, NC	2.0	2.0	1050	$990	$0.94	25d	1	0.83mi
942 Stewarts Creek Dr #8 Fayetteville, NC	2.0	2.0	1020	$1,055	$1.03	25d	1	0.89mi
942 Stewarts Creek Dr #9 Fayetteville, NC	3.0	2.0	1250	$1,250	$1.00	25d	1	0.89mi
3500 Carlson Bay Ct Fayetteville, NC	1.0–3.0	1.0–2.0	850	$1,350	$1.59	15d	4	0.95mi
5831 Waters Edge Dr Fayetteville, NC	3.0	2.0	1344	$1,545	$1.15	25d	1	0.98mi
111 Grande Oaks Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1205	$1,645	$1.37	15d	46	1.01mi
420 Mangum Ct Fayetteville, NC	3.0	2.0	1127	$1,550	$1.38	25d	1	1.05mi
1131 Capeharbor Ct Fayetteville, NC	2.0	2.0	1100	$1,345	$1.22	15d	14	1.07mi
3374 Starboard Way Fayetteville, NC	3.0	2.5	1481	$2,150	$1.45	15d	1	1.17mi

Listing history 8 events

1. 2023-10-20
   soldstatus $180,000
2. 2023-09-28
   status Pending
3. 2023-09-20
   price $184,900
4. 2023-09-12
   listed $189,900 Active
5. 2018-08-27
   soldstatus $22,000 344-char remark

   Show marketing remark (344 chars)

   -3 Bedroom, 1 Bath Ranch Style home. PRICED MORE THAN $61,400 BELOW TAX VALUE!!! Due to the condition, the property may have health/safety risk(s). Prior to entry / access all parties must sign a Hold Harmless Agreement and the property may only be shown by appointment. Property was built prior to 1978 and lead based paint potentially exists.

6. 2018-07-14
   listed $17,500 344-char remark

   Show marketing remark (344 chars)

   -3 Bedroom, 1 Bath Ranch Style home. PRICED MORE THAN $61,400 BELOW TAX VALUE!!! Due to the condition, the property may have health/safety risk(s). Prior to entry / access all parties must sign a Hold Harmless Agreement and the property may only be shown by appointment. Property was built prior to 1978 and lead based paint potentially exists.

7. 1992-11-30
   soldstatus $52,500
8. 1991-10-03
   soldstatus $52,000

ⓘ 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: $2,300 · $192/mo
• Projected year-2 tax: $2,300 · $192/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 78% 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: $17,054
• − Mortgage interest: −$10,357
• − Property taxes: −$2,300
• − Insurance: −$924
• − Repairs & maintenance: −$1,364
• − Management: −$1,364
• − Depreciation: −$5,379
• Taxable loss: −$4,635
• Est. tax savings @ 24.0%: +$1,112
• After-tax cash flow: $-275/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): 55,834
• Household income: $62,249
• Rent vs Own: 52.6% rent · 47.4% own
• Severe rent burden: 2511.0

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: Black 49% White 25% Hispanic / Latino 16% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6% Dominican 1%
• Common ancestry: Slovak 1% Romanian 1% Lithuanian 1%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 10% Korean 1% Other Asian/Pacific 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: ▼ -43.20%
• Current HPI: 231.873
• Rent YoY: ▲ 3.11%
• 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

+246.2% since first listed

8 events — show timeline

• 2023-10-20 Sold (Public Records) $180,000 Public Records
• 2023-09-28 Pending — LPRMLS
• 2023-09-20 Price Changed $184,900 LPRMLS
• 2023-09-12 Listed $189,900 LPRMLS
• 2018-08-27 Sold (MLS) $22,000 LPRMLS
• 2018-07-14 Listed $17,500 LPRMLS
• 1992-11-30 Sold (Public Records) $52,500 Public Records
• 1991-10-03 Sold (Public Records) $52,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $2,300 · +34.5% YoY. Source: county tax records.