266 Macon-embro Rd · Macon, NC 27551

$154,900

3 bd · 0.5 ba · 1,209 sqft · SingleFamily public records · 74 Days on market

Built 1993 0.78 ac lot ↓ 10% 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 +20.0/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

A remarkable must view fixer-upper located within a hop, skip, & jump to Lake Gaston. Situated in a quiet, serene, country setting, this solid structure with strong bones is a contractor and investor special. Sold as-is, this property possesses excellent, profitable after repair value. Priced below tax value in a market where very few, true investment opportunities exist. This property could be ready for the market again soon!

Key facts

• 0.78 acre lot
• Garage
• Built 1993

Property features AI

Finance

• Other: Listed in Warren County, NC
• HOA & community: No HOA; Not a senior community

Exterior

• Parking: 1-car garage
• Utilities: Septic tank sewer; Public water and well available
• Home design: Manufactured house; One story
• Construction: Vinyl siding; Block foundation; Composition roof; Built as a manufactured home
• Exterior features: Publicly maintained road access; 0.78-acre lot

Interior

• Bedrooms: 3 bedrooms total; 1 bedroom on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Gas pack heating; Central air conditioning
• Interior features: Carpet and vinyl flooring; Property listed as fixer condition; Fireplace(s)

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $189 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (6.2% below list).
• Recommended offer: $145k (6.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#343 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Warren County Schools (rural): math 11% / reading 25% proficiency, ranked #174 of 178 in NC (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 79% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Warren County Middle (math 9% / reading 25%, grade F, #447 of 475 statewide, top 94%, 402 students, 98% FRL); Warren County High (math 15% / reading 27%, grade F, #488 of 535 statewide, top 91%, 384 students, 99% FRL) — zoned schools average 99% FRL vs 79% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 58 active listings in the ZIP; 255 units permitted in Warren County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.8% local appreciation)).
• Warren County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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, 46% 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 $145,349 (6.2% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.94% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.22%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.81% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.27×
• Total profit: $54,952
• Equity at exit: $95,528

10-year hold

• IRR: 18.7%
• Equity multiple: 4.52×
• Total profit: $152,617
• Equity at exit: $171,662

Cash invested: $43,372 (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 27551

• Home prices YoY: 1.7%
• Active inventory: 58
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,453 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$83 /mo · $993/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $189

Break-even live

Break-even rent $1,215

Max offer price $154,900

Occupancy floor 82%

Sensitivity live

Price	-10% $276	-5% $232	+0% $189	+5% $145	+10% $101
Rent	-10% $74	-5% $131	+0% $189	+5% $246	+10% $303
Rate	-1.0pp $267	-0.5pp $228	base $189	+0.5pp $148	+1.0pp $108

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $154,900 Active 74 DOM
2. 2026-06-18
   days on market $154,900 Active 71 DOM
3. 2026-06-17
   days on market $154,900 Active 70 DOM
4. 2026-06-16
   days on market $154,900 Active 69 DOM
5. 2026-06-15
   days on market $154,900 Active 68 DOM
6. 2026-06-13
   days on market $154,900 Active 66 DOM
7. 2026-06-09
   days on market $154,900 Active 62 DOM
8. 2026-06-08
   days on market $154,900 Active 61 DOM
9. 2026-06-07
   days on market $154,900 Active 60 DOM
10. 2026-06-05
    days on market $154,900 Active 57 DOM
11. 2026-06-03
    days on market $154,900 Active 56 DOM
12. 2026-06-02
    days on market $154,900 Active 55 DOM
13. 2026-06-01
    days on market $154,900 Active 54 DOM
14. 2026-05-31
    days on market $154,900 Active 53 DOM
15. 2026-05-20
    price $139,500 435-char remark

    Show marketing remark (435 chars)

    A remarkable must view fixer-upper located within a hop, skip, & jump to Lake Gaston. Situated in a quiet, serene, country setting, this solid structure with strong bones is a contractor and investor special. Sold as-is, this property possesses excellent, profitable after repair value. Priced below tax value in a market where very few, true investment opportunities exist. This property could be ready for the market again soon!

16. 2026-04-07
    listed $154,900 Active 435-char remark

    Show marketing remark (435 chars)

    A remarkable must view fixer-upper located within a hop, skip, & jump to Lake Gaston. Situated in a quiet, serene, country setting, this solid structure with strong bones is a contractor and investor special. Sold as-is, this property possesses excellent, profitable after repair value. Priced below tax value in a market where very few, true investment opportunities exist. This property could be ready for the market again soon!

17. 2026-04-07
    listed $154,900 Active

    Show marketing remark (435 chars)

    A remarkable must view fixer-upper located within a hop, skip, & jump to Lake Gaston. Situated in a quiet, serene, country setting, this solid structure with strong bones is a contractor and investor special. Sold as-is, this property possesses excellent, profitable after repair value. Priced below tax value in a market where very few, true investment opportunities exist. This property could be ready for the market again soon!

ⓘ 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: $993 · $83/mo
• Projected year-2 tax: $1,270 · $106/mo
• Expected delta: +$277/yr (+$23/mo · 27.9%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% 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: $17,442
• − Mortgage interest: −$8,677
• − Property taxes: −$993
• − Insurance: −$774
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$4,506
• Taxable loss: −$300
• Est. tax savings @ 24.0%: +$72
• After-tax cash flow: $2,335/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: Warren County Schools
• NCES district ID: 3704740
• Math proficiency: 11% ▼ -12.00%
• Reading proficiency: 25% ▼ -3.00%
• Median HH income: $33,433
• Composite: 14.62/100
• National rank: #9409
• State rank: #174 of 178 in NC

Livability — Macon

• Score: 64/100
• State rank: #343
• US rank: #13782

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,888

Population outlook (Warren County) Hauer SSP2

• Today (2025): 18,664 people
• By 2030: 17,641 · -5.5%
• By 2040: 15,442 · -17.3%
• By 2050: 13,634 · -27.0%
• By 2075: 10,523 · -43.6%
• By 2100: 7,777 · -58.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Black 18% Hispanic / Latino 7% Native American 7% Two or more races 4%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 5% Iranian 2% Lithuanian 2%
• Foreign-born: 8% · Canada, Dominican Republic
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Warren

• 2024 margin: D (+19.0) · D 58.8% · R 39.8% · Other 1.4%
• 2008→2024 swing: -20.5pp toward R · 2008: 39.5pp · 2024: 19.0pp
• All cycles: 2024: D+19.0 2020: D+25.7 2016: D+33.2 2012: D+36.0 2008: D+39.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.81%
• Current HPI: 355.0025
• Rent YoY: —
• Metro: —
• 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

-9.9% since first listed

3 events — show timeline

• 2026-05-20 Price Changed $139,500 RVLG
• 2026-04-07 Listed $154,900 RVLG
• 2026-04-07 Listed $154,900 TMLS

Property tax history

+2.7%/yr

Latest (2025): $993 · +175.8% YoY. Source: county tax records.