864 Durwood Dr · Fayetteville, NC 28311

$125,000

4 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 22 Days on market

Built 1970 Est $182k · 31% under

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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 +26.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +7.6/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

NEW INVESTMENT PROPERTY LISTING! PRICE IMPROVEMENT! GREAT OPPORTUNITY TO FLIP OR HOLD PROPERTY! 3BED/2BATH HOME READY FOR YOUR PERSONAL TOUCH! SWEAT EQUITY IS THE BEST EQUITY FOR A CASH BUYER ONLY! TAKE A FAST LOOK YOU DON'T SEE MANY DEALS THESE DAYS! NEEDS A LOT OF WORK! GREAT PRICE AT ONLY $139,900 AND OVER 1300 SQFT THIS IS ONE TO TAKE ADVANTAGE OF TODAY! SCHEDULE TO SEE BEFORE IT IS GONE!

Key facts

• Built 1970
• Listed 22 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single family residential property
• Construction: Brick veneer construction
• Exterior features: Brick veneer exterior

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating; Other type of heating
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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: Spring Lake Middle (math 15% / reading 31%, grade F, #406 of 475 statewide, top 86%, 512 students, 99% FRL); E E Smith High (math 42% / reading 41%, grade F, #381 of 535 statewide, top 72%, 1,004 students, 99% FRL) — zoned schools average 99% FRL vs 55% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.8%/yr); 360 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 30% of the median local income ($62k/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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $125k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — 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: 1.26% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.76%
• DSCR: 1.52
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $182,160
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 Darlington Dr	0.07mi	3/2.0 (-1)	1,066 (-3%)	1mo	$100,000	$94	85
1526 Argon Ave	0.45mi	3/2.0 (-1)	1,116 (+1%)	9mo	$189,000	$169	65
319 Nugget Ct	0.50mi	3/1.5 (-1)	1,132 (+2%)	2mo	$195,000	$172	64
806 Opal Ct	0.12mi	3/2.0 (-1)	1,246 (+13%)	6mo	$204,000	$164	63
698 Dowfield Dr	0.69mi	3/2.0 (-1)	1,111 (+1%)	3mo	$128,000	$115	59
758 Amber Dr	0.37mi	3/1.5 (-1)	1,195 (+8%)	6mo	$150,000	$126	57
735 Amber Dr	0.31mi	3/1.5 (-1)	1,184 (+7%)	13mo	$160,000	$135	55
683 Dowfield Dr	0.72mi	3/2.0 (-1)	1,066 (-3%)	3mo	$175,999	$165	53
4414 Cameo Ct	0.46mi	3/2.0 (-1)	1,244 (+13%)	4mo	$212,000	$170	49
1530 Argon Ave	0.46mi	3/2.0 (-1)	1,259 (+14%)	4mo	$213,800	$170	46
927 Fiske Dr	0.70mi	3/1.0 (-1)	1,012 (-8%)	4mo	$127,000	$125	41
328 Cadmium Ct	0.62mi	3/2.0 (-1)	1,262 (+14%)	5mo	$215,000	$170	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 · 2.82% rent growth · sell at horizon

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,353
• Equity at exit: $18,638

10-year hold

• IRR: 10.5%
• Equity multiple: 1.81×
• Total profit: $28,332
• Equity at exit: $10,808

Cash invested: $35,000 (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 28311

• Home prices YoY: -18.4%
• Rents YoY: 2.8%
• Active inventory: 360
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,572 high
• Mortgage (P&I): −$656
• Tax from tax record: −$192 /mo · $2,300/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $343

Break-even live

Break-even rent $1,138

Max offer price $125,000

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4310 Coolidge St Fayetteville, NC	3.0	1.5	1212	$1,250	$1.03	13d	1	0.20mi
318 Nugget Ct Fayetteville, NC	4.0	2.0	1425	$1,650	$1.16	13d	1	0.54mi
4736 Rosehill Rd Fayetteville, NC	3.0	2.0	1000	$1,240	$1.24	23d	1	0.66mi
3963 Loufield Dr Fayetteville, NC	3.0	2.0	1446	$1,500	$1.04	23d	1	0.68mi
927 Fiske Dr Fayetteville, NC	3.0	1.0	926	$1,200	$1.30	23d	1	0.69mi
5523 Livingston Dr Fayetteville, NC	4.0	1.5	1305	$1,600	$1.23	23d	1	0.75mi
3613 Pine Lake Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1116	$1,645	$1.47	13d	31	0.82mi
2523 Mulranny Dr Fayetteville, NC	1.0–3.0	1.0–2.0	1112	$1,589	$1.43	13d	9	1.05mi
3523 Rosehill Rd Fayetteville, NC	4.0	1.0	1448	$1,450	$1.00	13d	1	1.19mi
3446 Sandystone Cir Fayetteville, NC	3.0	2.5	1489	$1,700	$1.14	23d	1	1.26mi
2641 McArthur Landing Cir #102 Fayetteville, NC	3.0	2.0	1400	$1,375	$0.98	23d	1	1.29mi
2641 McArthur Landing Cir Fayetteville, NC	3.0	2.0	1450	$1,500	$1.03	23d	1	1.29mi
2641 McArthur Landing Cir Fayetteville, NC	3.0	2.0	1450	$1,400	$0.97	21d	1	1.29mi
2500 McArthur Landing Cir Fayetteville, NC	2.0–3.0	2.0	1226	$1,420	$1.16	13d	13	1.31mi
1404 Hibiscus Rd Fayetteville, NC	3.0	1.5	1418	$1,350	$0.95	21d	1	1.39mi
5327 Chesapeake Rd Fayetteville, NC	3.0	2.0	1400	$1,600	$1.14	13d	1	1.42mi
1350 Shaw Rd Fayetteville, NC	3.0	2.0	1339	$1,399	$1.04	13d	1	1.43mi
5745 Holland St Fayetteville, NC	3.0	1.0	1140	$1,650	$1.45	23d	1	1.47mi

Listing history 5 events

1. 2026-05-12
   status Pending
2. 2026-05-07
   price $125,000
3. 2026-04-20
   listed $139,900 Active
4. 2026-02-09
   soldstatus $62,500
5. 2011-03-29
   soldstatus $70,000

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°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: $18,870
• − Mortgage interest: −$7,002
• − Property taxes: −$2,300
• − Insurance: −$625
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$3,636
• Taxable income: $2,288
• Est. tax owed @ 24.0%: −$549
• After-tax cash flow: $3,567/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): 36,629
• Household income: $62,170
• Rent vs Own: 47.5% rent · 52.5% own
• Severe rent burden: 1645.0

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 42% White 38% Hispanic / Latino 9% Two or more races 8% Asian 3% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Slovak 1% Lithuanian 1% Italian 1%
• Foreign-born: 7% · Canada, South Korea, Jamaica
• Languages at home: 89% English-only · Spanish 6% German/W. Germanic 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: ▼ -45.88%
• Current HPI: 203.0731
• Rent YoY: ▲ 2.82%
• 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

+78.6% since first listed

5 events — show timeline

• 2026-05-12 Pending — LPRMLS
• 2026-05-07 Price Changed $125,000 LPRMLS
• 2026-04-20 Listed $139,900 LPRMLS
• 2026-02-09 Sold (Public Records) $62,500 Public Records
• 2011-03-29 Sold (Public Records) $70,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $2,300 · +52.7% YoY. Source: county tax records.