Can a refreshed three-bedroom ranch listed below $100,000 work as a Fayetteville-area rental? The Cash Flow Property Finds video on 1716 Cumberland Dr points to an affordable North Carolina property, but the latest price, rent, tax, size, HVAC, and septic details all need separate verification.
When this article was checked on October 19, 2026, the Longleaf Pine REALTORS-derived listing showed 1716 Cumberland Dr, Fayetteville, NC 28311 as active at $99,000. That is materially below the $120,000 original asking price. The listing does not advertise a tenant, executed lease, security deposit, or rent roll.
YouTube did not provide public captions for this video, and its frames did not render in the review browser. No price, rent, expense, or return below is attributed to the video. The analysis uses the video’s confirmed address and independently checked listing, county, tax-rate, rental, and photo evidence.
1716 Cumberland Dr at a glance
| Detail | Current public information |
|---|---|
| Asking price checked October 19, 2026 | $99,000 |
| Listing status | Active |
| Seller concession advertised | $5,000 credit, subject to contract and eligibility |
| MLS bedrooms and bathrooms | 3 bedrooms, 1 bathroom |
| MLS living area | 804 square feet |
| County GIS heated area | 936 square feet |
| Lot | Approximately 0.42 acre |
| Year built | 1945 |
| Style | Single-story ranch |
| Foundation area | Crawl space |
| Heating and cooling | Listing reports window-unit heating and cooling |
| Water and sewer | Public water; septic system |
| HOA | None listed |
| Zoning shown by listing | R6A residential district |
| Parcel | 0520-49-8195 / REID 0520498195000 |
| MLS | Longleaf Pine REALTORS #769022 |
The current Homes.com listing describes a refreshed interior with neutral paint, wood-look flooring, white cabinetry, counters, and an updated bathroom vanity and tub surround. It also advertises a $5,000 seller credit. These are listing claims—not warranties—and the credit’s availability and permitted use depend on the final contract and, when applicable, the financing provider.
The listing photos show a modest one-story home with vinyl siding, a broad grassy yard, simple front steps, refreshed floors and paint, and a clean white kitchen. Appliances are not visible in the kitchen photos reviewed, so confirm what conveys. Photos cannot establish the condition of the roof, crawl space, structure, wiring, plumbing, septic system, windows, insulation, moisture barriers, or heating and cooling equipment.
The live price is $99,000, not the earlier $120,000 ask
The listing history shows four reductions since September:
| Date | Advertised price |
|---|---|
| September 8, 2026 | $120,000 |
| September 17, 2026 | $119,000 |
| September 24, 2026 | $115,000 |
| October 6, 2026 | $110,000 |
| October 14, 2026 | $99,000 |
The source video was published on the evening of October 18 in Eastern time, after the latest recorded reduction. Because no transcript was available, this article does not assume which price appeared in the video. The $99,000 amount is the live asking price observed on October 19, not a permanent value or promise of availability.
A $21,000 reduction can improve the screening math, but it is not proof of market value, clean title, insurability, or hidden-condition quality. Confirm current status, offer instructions, seller disclosures, concession terms, access, liens, permits, and repair history before paying for inspections.
The 804-versus-936-square-foot conflict matters
The MLS-derived listing reports 804 square feet, while the official Cumberland County GIS parcel layer reports 936 square feet of heated area for parcel 0520-49-8195. A third-party portal should not decide which number controls.
Before comparing rent, price per square foot, replacement cost, or resale value, verify:
- the original and current floor plan;
- whether any enclosed or finished area was added;
- permits and final inspections for alterations;
- the appraiser’s recognized gross living area;
- the insurer’s replacement-cost calculation; and
- which area figure local property managers use for comparable rentals.
Until the conflict is resolved, underwrite from the smaller 804-square-foot MLS figure. Do not pay for 936 square feet or market three legal bedrooms without measuring the home and confirming records, closets, egress, and permitted use.
What rent can current evidence support?
The property is not advertised with a tenant or existing lease, so every rent below is a prospective scenario, not current income.
Current asking-rent evidence available during this review included:
| Asking-rent evidence | Advertised details | Advertised rent |
|---|---|---|
| 4912 Rosehill Rd, 28311 | 3 beds, 1.5 baths | $1,000 |
| 5025 Houston Rd, 28311 | 3 beds, 1.5 baths, 936 sq. ft. | $1,000 |
| 115 Mobile Ln, 28311 | 3 beds | $1,195 |
| 7505 Crown Ave | 3 beds, 1 bath | $1,250 |
| 1710 Gardenia Ave, 28311 | 3 beds, 2 baths, 1,075 sq. ft. | $1,295 |
The evidence came from current Realtor.com house-rental results and Apartments.com’s Fayetteville three-bedroom house listings. These are advertisements, not executed leases. They differ in size, bathrooms, exact location, HVAC, condition, amenities, utilities, and lease terms.
For a first-pass screen, this article tests $1,000, $1,200, and $1,300 per month. The upper scenario remains unverified, especially for an 804-square-foot house with listing-described window-unit heating and cooling. Obtain written rent opinions from at least two local property managers and request recently executed leases for similarly sized three-bedroom homes with comparable systems and condition.
Confirm whether tenants pay water, trash, electricity, lawn care, and septic-related charges. Also confirm expected vacancy, leasing fees, pet policies, appliance expectations, and whether the HVAC setup affects demand or insurance.
A conservative cash-purchase screen
The model starts with the current $99,000 asking price and an illustrative $116,000 cash basis:
| Cash-basis component | Modeled amount |
|---|---|
| Purchase price | $99,000 |
| Closing-cost allowance | $5,000 |
| Initial repair and turnover allowance | $12,000 |
| Illustrative basis before carrying costs and operating reserves | $116,000 |
The $12,000 amount is a placeholder—not a contractor estimate. It allows for initial turnover and unresolved items but may be inadequate if inspection finds roof, crawl-space, moisture, electrical, plumbing, septic, window, insulation, lead-safe work, or heating and cooling problems.
The advertised $5,000 seller credit is not subtracted from this basis. Confirm whether the seller will provide it, what costs it can legally cover, and whether the contract, appraised value, and any financing structure allow the intended use.
The operating screen assumes:
- 5% vacancy;
- 8% management;
- 10% routine maintenance;
- 5% capital-repair reserve;
- $900 annual property-tax allowance;
- $1,500 annual landlord-insurance placeholder; and
- tenant-paid utilities, which has not been verified.
Illustrative annual operating results
| Monthly rent scenario | Annual gross rent | Vacancy, management, maintenance and capital reserve | Tax and insurance | Annual modeled operating surplus | Monthly equivalent | Yield on $116,000 illustrative cash basis |
|---|---|---|---|---|---|---|
| $1,000 | $12,000 | $3,360 | $2,400 | $6,240 | $520 | 5.38% |
| $1,200 | $14,400 | $4,032 | $2,400 | $7,968 | $664 | 6.87% |
| $1,300 | $15,600 | $4,368 | $2,400 | $8,832 | $736 | 7.61% |
This is not a forecast or guaranteed return. It excludes financing, income tax, leasing commissions, pest treatment, septic pumping or repair, owner-paid utilities, lawn care, legal and accounting costs, code work, construction carrying costs, and extraordinary repairs.
Why the tax allowance needs verification
Public portal history shows $886 paid for 2025. Cumberland County’s current GIS parcel layer reports a $108,200 total property value, 0% City jurisdiction, and 100% allocation to the fire and recreation districts. The County’s 2026 tax-rate page publishes a combined 0.699% millage for unincorporated parcels in those districts. Applied to $108,200, that produces an approximately $756 base tax screen before excluded fees.
The County warns that its combined rate does not include potential stormwater, solid-waste, refuse, recycling, transit, or other applicable charges. The parcel layer also contains older component-value fields that do not reconcile cleanly with the displayed total value. For that reason, the operating model uses a rounded $900 allowance rather than treating $756 as the final bill.
Obtain the actual 2026 tax bill, confirm all jurisdictions and fees, check for delinquency, and ask how any exemptions or corrections affect the buyer. The Cumberland County Real Estate and GIS page explains that current-year parcel information is available online and that owners should review records for accuracy.
Repair cost changes the result
At the middle $1,200 rent scenario, the modeled annual operating surplus is $7,968. Holding that amount constant shows the effect of different initial repair allowances:
| Repair and turnover allowance | Illustrative total basis | Modeled yield on basis |
|---|---|---|
| $5,000 | $109,000 | 7.31% |
| $12,000 | $116,000 | 6.87% |
| $25,000 | $129,000 | 6.18% |
This sensitivity does not establish an adequate budget. It shows why the crawl space, septic system, roof, wiring, plumbing, and HVAC documentation matter even when the interior looks refreshed. Add contractor bids, a contingency, and carrying time, then rerun the verified figures in the Cash Flow Property Finds calculator.
Septic, HVAC, and jurisdiction checks
The listing reports public water and a septic system. Cumberland County’s Water and Sewage section handles septic inspections and permits. Before closing, obtain the original septic layout and permit, tank size, bedroom design capacity, repair history, most recent pump record, and an inspection by a qualified local professional.
The listing’s “window unit” entries for both heating and cooling require direct clarification. Verify the equipment in every room, heat source, installation, electrical demand, operating cost, age, permits, code compliance, landlord-insurance treatment, and whether local managers consider the system competitive for year-round leasing.
The Fayetteville mailing address does not by itself establish City jurisdiction. The County GIS layer shows the parcel outside City limits and inside county fire and recreation districts. Search the address in Cumberland County Citizen Connect for permit, inspection, planning, environmental-health, and code-enforcement records, then confirm the responsible jurisdiction before ordering work.
Due diligence before making an offer
- 1Measure and reconcile the house. Resolve the 804-versus-936-square-foot conflict and verify the legal three-bedroom layout.
- 2Inspect the building envelope. Include the roof, siding, windows, grading, drainage, crawl space, vapor protection, wood-destroying insects, moisture, foundation, and chimney.
- 3Test the systems. Document the electrical service, wiring, plumbing, water pressure, water quality where relevant, heating and cooling equipment, and remaining useful life.
- 4Inspect the septic system. Match the permit and design capacity to the home, locate the tank and field, obtain pumping and repair history, and price foreseeable work.
- 5Verify permits and jurisdiction. Search county records for renovations, code cases, septic work, and final inspections; confirm whether any City records also apply.
- 6Confirm the seller credit. Review the written terms, permitted uses, appraisal limits, and closing statement rather than treating $5,000 as cash in hand.
- 7Validate rent locally. Obtain manager opinions and executed-lease evidence for small three-bedroom homes with comparable HVAC and utilities.
- 8Price insurance and taxes. Use the actual 2026 bill and a property-specific landlord quote that considers the 1945 construction, roof, HVAC, crawl space, septic, vacancy, and storm exposure.
- 9Model the real capital structure. Compare cash with any certified halal or Sharia-compliant financing using the provider’s complete payment, fee, reserve, and ownership schedule.
For another sub-$100,000 Carolinas example, compare the assumptions with the 914 Lincoln St Greensboro rental analysis.
Cash or halal-financing perspective
The tables above are an all-cash operating screen and do not subtract debt service or financing payments. A buyer using certified halal or Sharia-compliant financing should replace that assumption with the provider’s actual acquisition payments, profit or rent components, fees, reserves, insurance obligations, ownership terms, and any balloon or purchase provisions.
Financing certification does not remove property risk. The same title, rent, size, condition, septic, permitting, tax, insurance, vacancy, and repair verification remains necessary. Have qualified legal, tax, and Sharia advisers review the structure before committing funds.
Verdict: the price cut helps, but systems decide the deal
At $99,000, 1716 Cumberland Dr fits an under-$100,000 search and presents a refreshed three-bedroom layout on a sizable lot. The price has fallen substantially, and the seller advertises a credit. Those positives do not resolve the square-footage conflict, window-unit HVAC, septic condition, crawl-space risk, tax-record differences, or unverified rent.
The middle illustration produces about $664 per month before financing and excluded costs on a modeled $116,000 cash basis. That result only exists if $1,200 rent, the $12,000 repair allowance, tenant-paid utilities, insurance, tax, vacancy, and reserve assumptions hold. Replace each assumption with documents, bids, and local lease evidence before deciding whether the property fits your return and risk requirements.
Frequently asked questions
Is 1716 Cumberland Dr currently listed for $99,000?
The MLS-derived listing displayed an active $99,000 asking price when checked October 19, 2026. Price, status, concessions, and offer terms can change, so verify them with the listing agent.
Is the home already rented?
No tenant, executed lease, or rent roll was shown in the sale listing reviewed for this article. The $1,000, $1,200, and $1,300 figures are prospective scenarios, not existing income.
Is the home 804 or 936 square feet?
The MLS reports 804 square feet, while Cumberland County GIS reports 936 heated square feet. Measure the property and reconcile permits, appraisal records, tax records, and insurance treatment before using either figure.
Does the $5,000 seller credit reduce the purchase price?
Not automatically. It is an advertised concession subject to negotiation, contract language, eligible closing costs, appraisal, and any financing rules. This analysis does not subtract it from the cash basis.
What is the biggest physical due-diligence item?
There is no single known defect, but the combination of 1945 construction, crawl space, septic system, and listing-described window-unit heating and cooling deserves focused inspection and documentation.
Does this analysis guarantee cash flow?
No. It is an educational screen based on time-sensitive public information and illustrative assumptions. Actual rent, vacancy, repairs, taxes, insurance, utilities, management, financing, and compliance costs determine the result.
Source video: Fayetteville NC Rental Property: Will It Cash Flow? | 1716 Cumberland Dr
The cover photo is an illustrative stock image and does not depict 1716 Cumberland Dr. This article is educational, not financial, legal, tax, construction, insurance, septic, or Sharia advice. Listing status, price, concessions, rents, taxes, insurance, rules, and property condition are time-sensitive and must be independently verified.
Analyze Your Next Deal in Seconds
Calculate Cash-on-Cash ROI, Cap Rates, Multi-Unit Rents, and 5-Year Equity Growth with automated Zillow import.