214 S Windsor Dr · Fayetteville, NC 28301

$110,000

3 bd · 2.0 ba · 1,458 sqft · SingleFamily public records · 297 Days on market

Built 1942 9,148 sqft lot Est $181k · 39% under ↓ 12% since listing

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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 +25.5/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +7.0/10.0
• 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

Windsor Terrace. Investment in the heart of the city. Perfect rental potential for any family. Needs lots of TLC and bonus room is not included in heated square footage. Large wrap around deck, covered porch, nice backyard, concrete driveway and vinyl siding exterior to be power washed.

Key facts

• Covered porch
• Wrap around deck
• Nice backyard

Tags

• WRAP AROUND DECK
• COVERED PORCH
• NICE BACKYARD
• CONCRETE DRIVEWAY
• VINYL SIDING EXTERIOR

Property features AI

Exterior

• Parking: No garage
• Security: Security system
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Deck; Porch; Storm doors; Level lot; Curbs

Interior

• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning (electric); Natural gas forced-air heating
• Interior features: Eat-in kitchen; Masonry fireplace
• Laundry & utility: Washer hookup on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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: 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 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).
• This rent runs 40% of the median local income ($39k/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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.5% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 297 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 297 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.20% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.99%
• DSCR: 1.44
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $180,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Oakland Dr	0.15mi	3/2.0	1,460 (+0%)	7mo	$185,000	$127	87
1022 Gentry St	0.17mi	4/2.0 (+1)	1,503 (+3%)	3mo	$225,000	$150	80
207 Oakland Dr	0.12mi	4/2.0 (+1)	1,467 (+1%)	21mo	$195,000	$133	71
211 Hawthorne Rd	0.25mi	3/2.0	1,274 (-13%)	3mo	$159,000	$125	65
108 Buckingham Ave	0.39mi	2/2.0 (-1)	1,408 (-3%)	11mo	$175,000	$124	62
1337 Taylor Dr	0.55mi	3/2.0	1,356 (-7%)	6mo	$222,999	$164	58
117 Langdon St	0.52mi	3/2.0	1,560 (+7%)	9mo	$154,500	$99	57
1530 Edgecombe Ave	0.69mi	3/2.0	1,501 (+3%)	16mo	$165,000	$110	50
314 Brookwood Ave	0.69mi	3/2.0	1,600 (+10%)	4mo	$196,000	$123	48
302 Neville St	0.57mi	3/2.0	1,338 (-8%)	14mo	$165,000	$123	48
110 Quincy St	0.49mi	3/1.0	1,250 (-14%)	4mo	$80,000	$64	46
158 Kensington Cir	0.52mi	3/1.5	1,248 (-14%)	18mo	$131,000	$105	34

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: -0.7%
• Equity multiple: 0.97×
• Total profit: $-814
• Equity at exit: $16,401

10-year hold

• IRR: 9.5%
• Equity multiple: 1.75×
• Total profit: $23,154
• Equity at exit: $9,511

Cash invested: $30,800 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$577
• Tax from tax record: −$161 /mo · $1,935/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $256

Break-even live

Break-even rent $992

Max offer price $110,000

Occupancy floor 76%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Hawthorne Rd Fayetteville, NC	3.0	1.0	886	$1,125	$1.27	14d	1	0.23mi
113 Mullins Ave Fayetteville, NC	2.0	1.0	1000	$1,025	$1.02	23d	1	0.37mi
112 Quincy St Fayetteville, NC	3.0	1.0	1080	$1,320	$1.22	14d	1	0.46mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	23d	1	0.57mi
1608 Fayette Ave Fayetteville, NC	2.0	1.0	900	$875	$0.97	14d	1	0.57mi
302 Brookwood Ave Fayetteville, NC	2.0	1.0	979	$1,250	$1.28	14d	1	0.63mi
1606 Gibson St Fayetteville, NC	3.0	1.5	1014	$1,000	$0.99	23d	1	0.72mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	23d	1	0.75mi
1847 Blake St Fayetteville, NC	3.0	2.0	900	$990	$1.10	14d	1	0.75mi
398 Bainbridge Ct Fayetteville, NC	3.0	2.0	900	$990	$1.10	23d	1	0.90mi
398 Bainbridge Ct Fayetteville, NC	3.0	2.0	900	$990	$1.10	14d	1	0.90mi
1704 Newark Ave Fayetteville, NC	2.0	1.0	1100	$850	$0.77	23d	1	0.94mi
1628 Murchison Rd Fayetteville, NC	3.0	1.0	1700	$1,295	$0.76	23d	1	0.96mi
2061 Osceola Dr Fayetteville, NC	3.0	1.0	928	$1,300	$1.40	23d	1	0.96mi
501 Lambert St Fayetteville, NC	2.0	2.0	1200	$1,230	$1.02	14d	3	1.02mi
1228 Woodland Dr Unit 1 Fayetteville, NC	2.0	2.0	1465	$1,595	$1.09	14d	1	1.04mi
620 Forest Rd Fayetteville, NC	2.0	1.0	1000	$975	$0.97	23d	2	1.07mi
1021 W Rowan St Unit H Fayetteville, NC	2.0	1.5	930	$850	$0.91	23d	1	1.13mi
708 Marketview Ct Fayetteville, NC	3.0	2.0	1584	$1,700	$1.07	23d	1	1.19mi
450 Hay St Fayetteville, NC	1.0–2.0	1.0–2.0	799	$1,745	$2.18	14d	3	1.27mi
1100 Clarendon St #402 Fayetteville, NC	2.0	2.0	1073	$1,400	$1.30	21d	1	1.30mi
536 Pearl St Fayetteville, NC	2.0	1.0	1101	$1,349	$1.23	14d	1	1.35mi
530 Pearl St Unit 1367379P Fayetteville, NC	3.0	2.0	1194	$3,577	$3.00	14d	1	1.36mi
123 Anderson St Fayetteville, NC	2.0	2.0	1500	$1,800	$1.20	23d	1	1.36mi
214 Hay St Unit B Fayetteville, NC	2.0	2.0	1700	$1,685	$0.99	23d	1	1.37mi
809 Cape Fear Ave Fayetteville, NC	2.0	1.0	1225	$1,450	$1.18	21d	1	1.37mi
123 Pennmark Pl Fayetteville, NC	2.0	2.5	1380	$1,600	$1.16	14d	1	1.39mi
159 Maxwell St Unit 200 Fayetteville, NC	2.0	2.0	1000	$1,450	$1.45	23d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $110,000 Active 297 DOM
2. 2026-06-17
   days on market $110,000 Active 296 DOM
3. 2026-06-16
   days on market $110,000 Active 295 DOM
4. 2026-06-15
   days on market $110,000 Active 294 DOM
5. 2026-06-14
   days on market $110,000 Active 292 DOM
6. 2026-06-13
   days on market $110,000 Active 291 DOM
7. 2026-06-10
   days on market $110,000 Active 289 DOM
8. 2026-06-09
   days on market $110,000 Active 288 DOM
9. 2026-06-08
   days on market $110,000 Active 287 DOM
10. 2026-06-07
    days on market $110,000 Active 286 DOM
11. 2026-06-03
    days on market $110,000 Active 282 DOM
12. 2026-06-02
    days on market $110,000 Active 281 DOM
13. 2026-06-01
    days on market $110,000 Active 280 DOM
14. 2026-05-31
    days on market $110,000 Active 279 DOM
15. 2026-05-30
    days on market $110,000 Active 278 DOM
16. 2026-02-28
    price $110,000
17. 2025-08-25
    listed $125,000 Active

ⓘ 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: $1,935 · $161/mo
• Projected year-2 tax: $1,935 · $161/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $15,802
• − Mortgage interest: −$6,162
• − Property taxes: −$1,935
• − Insurance: −$550
• − Repairs & maintenance: −$1,264
• − Management: −$1,264
• − Depreciation: −$3,200
• Taxable income: $1,426
• Est. tax owed @ 24.0%: −$342
• After-tax cash flow: $2,733/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

-12.0% since first listed

2 events — show timeline

• 2026-02-28 Price Changed $110,000 LPRMLS
• 2025-08-25 Listed $125,000 LPRMLS

Property tax history

+7.3%/yr

Latest (2025): $1,935 · +65.0% YoY. Source: county tax records.