36 Lambert Ln · West Canton, NC 28716

$119,000

2 bd · 1.0 ba · 576 sqft · SingleFamily public records · 161 Days on market

Built 1950 6,534 sqft lot ↓ 15% 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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• Schools +4.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom, 1-bath home featuring eat in kitchen, living room and separate family room on a level lot. Efficient heat pump heating and cooling, partial covered 17’ x 20’ front deck architectural shingle roof, brick and vinyl exterior, and vinyl windows, partial fenced rear yard, convenient access from paved street and driveway, includes mudroom with laundry hookups. Property sold as is. All information to be verified by the buyer.

Key facts

• Eat in kitchen
• Level lot
• Efficient heat pump

Tags

• EAT IN KITCHEN
• SEPARATE FAMILY ROOM
• LEVEL LOT
• EFFICIENT HEAT PUMP
• PARTIAL COVERED FRONT DECK
• ARCHITECTURAL SHINGLE ROOF

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway (no main-level garage)
• Utilities: Well water; Septic system
• Home design: Single-family residence; Residential property; One story
• Construction: Site-built construction; Partial brick and vinyl exterior; Crawl space foundation
• Exterior features: Deck; Back yard and partial fencing; Cleared, level lot with views; Asphalt/paved road; publicly maintained

Interior

• Kitchen: No appliances included
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Heat pump; Other heating (see remarks); Central air; Ceiling fans
• Interior features: Built-in features; Insulated windows; Storm doors; 7 total rooms
• Laundry & utility: Mud room for laundry/utility

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 4.0% in West Canton — 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 57/100 on livability (#614 in NC) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing B; Watch: amenities F, commute F, employment F.
• Haywood County Schools (suburban): math 55% / reading 53% proficiency, ranked #50 of 178 in NC (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bethel Elementary (math 72% / reading 62%, grade B+, #120 of 1,410 statewide, top 9%, 526 students, 99% FRL); Pisgah High (math 57% / reading 62%, grade C+, #216 of 535 statewide, top 43%, 927 students, 55% FRL) — zoned schools average 77% FRL vs 49% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 163 active listings in the ZIP; 537 units permitted in Haywood County in 2024 (150 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 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 1950 — 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. 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?
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: 1.12% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.66%
• DSCR: 1.52
• GRM: 7.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,294
• Equity at exit: $17,743

10-year hold

• IRR: 10.6%
• Equity multiple: 1.83×
• Total profit: $27,518
• Equity at exit: $10,289

Cash invested: $33,320 (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 28716

• Home prices YoY: -32.8%
• Active inventory: 163
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,331 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$55 /mo · $654/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $324

Break-even live

Break-even rent $922

Max offer price $119,000

Occupancy floor 71%

Sensitivity live

Price	-10% $391	-5% $357	+0% $324	+5% $290	+10% $256
Rent	-10% $218	-5% $271	+0% $324	+5% $376	+10% $429
Rate	-1.0pp $384	-0.5pp $354	base $324	+0.5pp $293	+1.0pp $261

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $119,000 Active 161 DOM
2. 2026-06-17
   days on market $119,000 Active 160 DOM
3. 2026-06-16
   days on market $119,000 Active 159 DOM
4. 2026-06-15
   days on market $119,000 Active 158 DOM
5. 2026-06-14
   pricestatusdays on market $119,000 Active 156 DOM
6. 2026-06-13
   days on market $135,000 Active Under Contract 155 DOM
7. 2026-06-10
   days on market $135,000 Active Under Contract 153 DOM
8. 2026-06-09
   days on market $135,000 Active Under Contract 152 DOM
9. 2026-06-08
   days on market $135,000 Active Under Contract 151 DOM
10. 2026-06-07
    days on market $135,000 Active Under Contract 150 DOM
11. 2026-06-03
    days on market $135,000 Active Under Contract 146 DOM
12. 2026-06-02
    days on market $135,000 Active Under Contract 145 DOM
13. 2026-06-01
    days on market $135,000 Active Under Contract 144 DOM
14. 2026-05-31
    days on market $135,000 Active Under Contract 143 DOM
15. 2026-05-30
    days on market $135,000 Active Under Contract 142 DOM
16. 2026-04-29
    historical Active Under Contract
17. 2026-03-11
    price $135,000
18. 2026-01-08
    listed $159,000 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: $654 · $55/mo
• Projected year-2 tax: $976 · $81/mo
• Expected delta: +$322/yr (+$27/mo · 49.1%)

ⓘ 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 3/10 Moderate 9 d/yr ≥93°F today · 26 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,977
• − Mortgage interest: −$6,666
• − Property taxes: −$654
• − Insurance: −$595
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$3,462
• Taxable income: $2,044
• Est. tax owed @ 24.0%: −$491
• After-tax cash flow: $3,394/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: Haywood County Schools
• NCES district ID: 3702040
• Math proficiency: 55% ▲ 7.00%
• Reading proficiency: 53% ▲ 2.00%
• Median HH income: $42,715
• Composite: 45.42/100
• National rank: #2623
• State rank: #50 of 178 in NC

Livability — West Canton

• Score: 57/100
• State rank: #614
• US rank: #22252

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,216

Population outlook (Haywood County) Hauer SSP2

• Today (2025): 61,607 people
• By 2030: 62,137 · +0.9%
• By 2040: 62,418 · +1.3%
• By 2050: 61,578 · +-0.0%
• By 2075: 59,137 · -4.0%
• By 2100: 53,470 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 5% Slovak 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Haywood

• 2024 margin: Strong R (+25.1) · D 36.9% · R 62.0% · Other 1.1%
• 2008→2024 swing: -17.4pp toward R · 2008: -7.8pp · 2024: -25.1pp
• All cycles: 2024: R+25.1 2020: R+26.5 2016: R+28.0 2012: R+13.8 2008: R+7.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.36%
• Current HPI: 216.0183
• 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

-15.1% since first listed

3 events — show timeline

• 2026-04-29 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-03-11 Price Changed $135,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-08 Listed $159,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $654 · +0.6% YoY. Source: county tax records.