919 Fleetwood Dr · Fayetteville, NC 28305

$139,000

3 bd · 2.0 ba · 1,610 sqft · SingleFamily public records · 5 Days on market

Built 1962 9,148 sqft lot ↓ 42% since listing

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Why this score? — see what drove the C+ 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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unlock the full potential of this charming property whether you are a handy 1st time home buyer or an investor!!! 3 bedrooms-2 bathrooms cottage style offering over 1,600 sqft of living space with gorgeous hardwood floors in the living/dining area and updated PVC windows throughout the home replaced in 2022. The home already had love, it just needs work! Ideally situated just minutes from downtown, close to shopping, dining, and everyday conveniences, with direct access to 401 and 87 for an easy commute anywhere—including Fort Bragg.

Key facts

• Direct access to 401
• Updated pvc windows
• Close to dining

Tags

• HARDWOOD FLOORS
• UPDATED PVC WINDOWS
• DIRECT ACCESS TO 401
• CLOSE TO SHOPPING
• CLOSE TO DINING

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residential property; Mixed Residential (MR5) zoning
• Construction: Brick veneer; Masonite exterior materials
• Exterior features: Front porch; Porch; Back yard fencing; Cleared, level lot

Interior

• Kitchen: Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless heating; Window-mounted cooling units; Other heating
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Washer and Dryer in unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $392 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Cap rate 9.7% 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: Vanstory Hills Elementary (math 46% / reading 50%, grade D, #477 of 1,410 statewide, top 35%, 469 students, 99% FRL); R Max Abbott Middle (math 31% / reading 45%, grade F, #251 of 475 statewide, top 54%, 759 students, 99% FRL); Terry Sanford High (math 49% / reading 52%, grade D+, #306 of 535 statewide, top 57%, 1,224 students, 59% FRL) — zoned schools average 86% FRL vs 55% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+4.0%/yr); 102 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $139,000

Questions for the listing agent

1. Built in 1962 — 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: 1.25% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.07%
• DSCR: 1.54
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $281,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1002 Fleetwood Dr	0.12mi	4/2.0 (+1)	1,626 (+1%)	2mo	$215,000	$132	86
418 Bryan St	0.40mi	3/2.0	1,601 (-1%)	4mo	$287,900	$180	77
416 Bryan St	0.42mi	3/2.0	1,623 (+1%)	10mo	$283,500	$175	70
513 Vista Dr	0.28mi	3/2.0	1,474 (-8%)	5mo	$261,000	$177	69
416A Bryan St	0.41mi	3/2.5	1,623 (+1%)	12mo	$289,500	$178	68
420 Bryan St	0.40mi	3/2.5	1,718 (+7%)	4mo	$290,900	$169	65
543 Vista Dr	0.30mi	3/2.0	1,792 (+11%)	6mo	$325,000	$181	62
805 Perley St	0.18mi	4/2.0 (+1)	1,422 (-12%)	8mo	$171,900	$121	60
930 Fleetwood Dr	0.05mi	4/3.0 (+1)	1,400 (-13%)	10mo	$204,900	$146	59
304 Bryan St	0.58mi	3/2.5	1,581 (-2%)	12mo	$279,990	$177	58
1319 Levy Dr	0.71mi	3/2.0	1,428 (-11%)	4mo	$185,000	$130	44
1213 Branson St	0.50mi	4/2.0 (+1)	1,842 (+14%)	6mo	$305,000	$166	42

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 · 3.95% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.11×
• Total profit: $4,137
• Equity at exit: $20,725

10-year hold

• IRR: 13.2%
• Equity multiple: 2.10×
• Total profit: $42,915
• Equity at exit: $12,018

Cash invested: $38,920 (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 28305

• Home prices YoY: -28.4%
• Rents YoY: 4.0%
• Active inventory: 102
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,742 high
• Mortgage (P&I): −$729
• Tax from tax record: −$198 /mo · $2,377/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $392

Break-even live

Break-even rent $1,247

Max offer price $139,000

Occupancy floor 73%

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
935 Fleetwood Dr Unit A Fayetteville, NC	3.0	2.5	1600	$1,650	$1.03	23d	1	0.05mi
322 Valley Rd Fayetteville, NC	3.0	2.0	1328	$1,650	$1.24	13d	1	0.42mi
1210 Simpson St Fayetteville, NC	4.0	2.5	1917	$2,200	$1.15	23d	1	0.50mi
452 Cityview Ln Fayetteville, NC	2.0	2.5	1088	$1,200	$1.10	23d	1	0.54mi
421 Cityview Ln Fayetteville, NC	2.0	2.5	1050	$1,700	$1.62	23d	1	0.56mi
807 Branson St #2 Fayetteville, NC	3.0	2.0	1304	$1,350	$1.04	23d	1	0.61mi
1319 Levy Dr Fayetteville, NC	3.0	2.0	1428	$1,700	$1.19	13d	1	0.68mi
2937 Delaware Dr Fayetteville, NC	4.0	2.5	2149	$1,995	$0.93	13d	1	0.70mi
1406 Raeford Rd Fayetteville, NC	2.0	2.0	1176	$1,650	$1.40	13d	1	0.75mi
1513 Raeford Rd Fayetteville, NC	3.0	2.0	2201	$2,400	$1.09	23d	1	0.76mi
522 Jernigan St Fayetteville, NC	3.0	2.5	1406	$1,650	$1.17	23d	1	0.80mi
1100 Clarendon St #402 Fayetteville, NC	2.0	2.0	1073	$1,400	$1.30	21d	1	0.89mi
2610 Trenton Rd Fayetteville, NC	3.0	2.0	1762	$2,000	$1.14	13d	1	0.90mi
708 Marketview Ct Fayetteville, NC	3.0	2.0	1584	$1,700	$1.07	23d	1	0.93mi
211 Ellington St Fayetteville, NC	2.0	1.5	1050	$1,395	$1.33	23d	1	0.94mi
1507 Westlawn Ave Fayetteville, NC	2.0	2.0	1386	$1,500	$1.08	23d	1	1.05mi
123 Pennmark Pl Fayetteville, NC	2.0	2.5	1380	$1,600	$1.16	13d	1	1.12mi
318 Fairwood Ct Fayetteville, NC	3.0	2.0	1126	$1,550	$1.38	23d	1	1.14mi
214 Hay St Unit B Fayetteville, NC	2.0	2.0	1700	$1,685	$0.99	23d	1	1.22mi
123 Anderson St Fayetteville, NC	2.0	2.0	1500	$1,800	$1.20	23d	1	1.25mi
516 Loom Dr Fayetteville, NC	3.0	2.5	2168	$2,200	$1.01	23d	1	1.26mi
501 Lambert St Fayetteville, NC	2.0	2.0	1200	$1,230	$1.02	13d	3	1.26mi
2346 Spinning Wheel Rd Fayetteville, NC	4.0	2.5	1877	$2,050	$1.09	23d	1	1.28mi
1137 Meadow Creek Rd Fayetteville, NC	3.0	2.0	1403	$2,000	$1.43	23d	1	1.29mi
2012 Fig Ct Fayetteville, NC	3.0	2.5	1676	$1,945	$1.16	23d	1	1.32mi
1713 Fort Bragg Rd Unit 1367383P Fayetteville, NC	4.0	2.0	1894	$3,565	$1.88	13d	1	1.36mi
104 Brett Ct Fayetteville, NC	2.0	2.5	1210	$1,400	$1.16	21d	1	1.40mi
1228 Woodland Dr Unit 1 Fayetteville, NC	2.0	2.0	1465	$1,595	$1.09	13d	1	1.41mi
571 Winding Creek Rd Unit F Fayetteville, NC	3.0	2.5	1452	$1,295	$0.89	13d	1	1.41mi
424 Pearl St Unit 1367380P Fayetteville, NC	4.0	3.0	2077	$4,419	$2.13	13d	1	1.46mi
2123 Burnett Ave Fayetteville, NC	3.0	2.0	1100	$1,600	$1.45	23d	1	1.48mi
1813 Stetson Ln Fayetteville, NC	3.0	2.0	1730	$2,095	$1.21	13d	1	1.50mi

Listing history 6 events

1. 2026-06-18
   status $139,000 Pending 5 DOM
2. 2026-06-17
   days on market $139,000 Active 5 DOM
3. 2026-06-16
   days on market $139,000 Active 4 DOM
4. 2026-06-15
   days on market $139,000 Active 3 DOM
5. 2026-06-13
   remarks 542-char remark
6. 2026-06-13
   listed $139,000 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: $2,377 · $198/mo
• Projected year-2 tax: $2,377 · $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 4/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,908
• − Mortgage interest: −$7,786
• − Property taxes: −$2,377
• − Insurance: −$695
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − Depreciation: −$4,044
• Taxable income: $2,661
• Est. tax owed @ 24.0%: −$639
• After-tax cash flow: $4,060/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): 5,710
• Household income: $78,148
• Rent vs Own: 43.0% rent · 57.0% own
• Severe rent burden: 344.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 19% Hispanic / Latino 9% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1% Dominican 2%
• Common ancestry: Slovak 5% Serbian 3% Italian 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 7% Tagalog/Filipino 1% 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: ▼ -90.32%
• Current HPI: 227.8969
• Rent YoY: ▲ 3.95%
• 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

-41.8% since first listed

2 events — show timeline

• 2026-06-12 Price Changed $139,000 LPRMLS
• 2026-06-12 Listed $239,000 LPRMLS

Property tax history

+8.1%/yr

Latest (2025): $2,377 · +126.9% YoY. Source: county tax records.