527 Riverview Rd · Southmont, NC 27292

$130,000

2 bd · 1.0 ba · 934 sqft · Manufactured · 6 Days on market

Built 1979 1.70 ac lot

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Why this score? — see what drove the D- 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 +12.5/30.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• DSCR +3.7/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2.28 acres across from High Rock Lake with single wide mobile home. Single wide offers 2 bedroom/1 bath - all appliances including washer & dryer convey. Storage building and detached carport. Selling "As Is". Home is clean and would be great for that weekend getaway. Purchase includes both parcels of land totaling 2.28 acres. Listed below total tax value of both parcels. Call today for more information.

Key facts

• High rock lake
• Power box
• Septic approval

Tags

• INVESTMENT OPPORTUNITY
• HIGH ROCK LAKE
• THREE ADJOINING PARCELS
• EXISTING MANUFACTURED HOME
• SEPTIC APPROVAL
• POWER BOX

Property features AI

Finance

• Other: Property type: Residential - Manufactured Home
• HOA & community: No homeowners association; Subdivision: Riverview

Exterior

• Parking: Detached carport (2 covered spaces); Carport
• Utilities: Septic tank sewer; Electric water heater
• Home design: Manufactured home (manufactured house); One level; Built in 1979; Existing structure
• Construction: Aluminum siding; Crawl space foundation
• Exterior features: 1.7-acre lot; Public water

Interior

• Kitchen: Electric water heater
• Bedrooms: Bedrooms on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Heat pump and electric heating; No central cooling
• Interior features: Primary bedroom located on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $-18 ($-215/yr) — negative.
• To cash-flow at today's rent, offer at most $127k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $111k (14.3% below list).
• Recommended offer: $111k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 1.6% in Southmont — 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 60/100 on livability (#516 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Davidson County Schools (rural): math 50% / reading 50% proficiency, ranked #62 of 178 in NC (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.4%/yr); 400 active listings in the ZIP; 990 units permitted in Davidson County in 2024 (54 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Davidson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $19k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $130k implies a 213% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $111,449 (14.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 9.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.37% rent growth · sell at horizon

5-year hold

• IRR: -19.1%
• Equity multiple: 0.34×
• Total profit: $-23,991
• Equity at exit: $19,383

10-year hold

• IRR: -15.4%
• Equity multiple: 0.19×
• Total profit: $-29,438
• Equity at exit: $11,240

Cash invested: $36,400 (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 27292

• Home prices YoY: -22.1%
• Rents YoY: 1.4%
• Active inventory: 400
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,114 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $-18

Break-even live

Break-even rent $1,137

Max offer price $127,402

Occupancy floor 97%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $130,000 Active 6 DOM
2. 2026-06-17
   days on market $130,000 Active 5 DOM
3. 2026-06-16
   days on market $130,000 Active 4 DOM
4. 2026-06-15
   days on market $130,000 Active 3 DOM
5. 2026-06-13
   remarks 484-char remark
6. 2026-06-13
   pricedays on marketlisting id $130,000 Active 1 DOM
7. 2025-09-04
   listed $149,000 Active
8. 2017-05-22
   soldstatus $41,500 Sold 421-char remark

   Show marketing remark (421 chars)

   2.28 acres across from High Rock Lake with single wide mobile home. Single wide offers 2 bedroom/1 bath - all appliances including washer & dryer convey. Storage building and detached carport. Selling "As Is". Home is clean and would be great for that weekend getaway. Purchase includes both parcels of land totaling 2.28 acres. Listed below total tax value of both parcels. Call today for more information.

9. 2017-04-11
   status Due Diligence Period 421-char remark

   Show marketing remark (421 chars)

   2.28 acres across from High Rock Lake with single wide mobile home. Single wide offers 2 bedroom/1 bath - all appliances including washer & dryer convey. Storage building and detached carport. Selling "As Is". Home is clean and would be great for that weekend getaway. Purchase includes both parcels of land totaling 2.28 acres. Listed below total tax value of both parcels. Call today for more information.

10. 2017-03-16
    listed $49,000 Active 421-char remark

    Show marketing remark (421 chars)

    2.28 acres across from High Rock Lake with single wide mobile home. Single wide offers 2 bedroom/1 bath - all appliances including washer & dryer convey. Storage building and detached carport. Selling "As Is". Home is clean and would be great for that weekend getaway. Purchase includes both parcels of land totaling 2.28 acres. Listed below total tax value of both parcels. Call today for more information.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,374
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,070
• − Management: −$1,070
• − Depreciation: −$3,782
• Taxable loss: −$2,430
• Est. tax savings @ 24.0%: +$583
• After-tax cash flow: $368/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: Davidson County Schools
• NCES district ID: 3701140
• Math proficiency: 50% ▲ 2.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $49,696
• Composite: 42.76/100
• National rank: #3157
• State rank: #62 of 178 in NC

Livability — Southmont

• Score: 60/100
• State rank: #516
• US rank: #18904

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Davidson County · 129,088 people
• City population: 143
• Metro: Winston-Salem, NC
• Population (ZIP): 40,311
• Household income: $57,264
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1001.0

Population outlook (Davidson County) Hauer SSP2

• Today (2025): 167,156 people
• By 2030: 167,216 · +0.0%
• By 2040: 164,524 · -1.6%
• By 2050: 157,229 · -5.9%
• By 2075: 138,084 · -17.4%
• By 2100: 112,729 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 13% Two or more races 9% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 1% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Davidson

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: -33.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+47.5 2016: R+49.4 2012: R+40.9 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.79%
• Current HPI: 267.074
• Rent YoY: ▲ 1.37%
• Metro: Winston-Salem, 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

+204.1% since first listed

4 events — show timeline

• 2025-09-04 Listed $149,000 Triad MLS
• 2017-05-22 Sold (MLS) $41,500 Triad MLS
• 2017-04-11 Pending — Triad MLS
• 2017-03-16 Listed $49,000 Triad MLS