300 Horace Ward Ave · Windsor, NC 27983

$160,000

3 bd · 2.0 ba · 1,196 sqft · Manufactured public records · 466 Days on market

Built 1997 9,148 sqft 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).

• Appreciation +9.0/10.0
• Cash flow +8.6/30.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +1.9/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

Property is under H & B with a current due date of 11/20/2024 11:59:00 PM Mountain Time. Great investment home located in a neighborhood close to amenities and local park with mini zoo. Call to see today.

Key facts

• Covered decks
• New landscaping
• Quiet cul-de-sac

Tags

• WALK-IN CLOSETS
• RENOVATED INTERIOR
• NEW ROOF
• NEW LANDSCAPING
• COVERED DECKS
• QUIET CUL-DE-SAC

Property features AI

Exterior

• Parking: Asphalt off-street parking
• Utilities: Public water; Sewer available and connected; Other utilities available
• Home design: One level; Manufactured home; Residential property
• Construction: Vinyl siding; Metal roof; Crawl space / no basement
• Exterior features: Covered patio/porch; Deck; Patio; Cul-de-sac lot; Has view; Paved road access; City street and state road frontage

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Has cooling
• Interior features: Walk-in closet(s); Insulated windows; Unfurnished
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $136k (15.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (35.6% below list).
• Recommended offer: $103k (35.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#187 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime C-, amenities F, commute F.
• Bertie County Schools (rural): math 17% / reading 31% proficiency, ranked #165 of 178 in NC (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Windsor Elementary (math 12% / reading 27%, grade F, #1,242 of 1,410 statewide, top 90%, 328 students, 99% FRL); Bertie Middle (math 13% / reading 31%, grade F, #416 of 475 statewide, top 89%, 425 students, 99% FRL); Bertie High (math 27% / reading 22%, grade F, #474 of 535 statewide, top 90%, 442 students, 99% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 25 active listings in the ZIP; 46 units permitted in Bertie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (8.0% local appreciation)).
• Bertie County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 466 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $160k implies a 321% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $103,108 (35.6% 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. It's been on market 466 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.64% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.65%
• DSCR: 0.84
• GRM: 12.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 2.28×
• Total profit: $57,452
• Equity at exit: $121,878

10-year hold

• IRR: 16.5%
• Equity multiple: 4.86×
• Total profit: $172,988
• Equity at exit: $242,235

Cash invested: $44,800 (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 27983

• Home prices YoY: 4.6%
• Active inventory: 25
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$45 /mo · $542/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $-136

Break-even live

Break-even rent $1,204

Max offer price $135,919

Occupancy floor —

Sensitivity live

Price	-10% $-46	-5% $-91	+0% $-136	+5% $-182	+10% $-227
Rent	-10% $-218	-5% $-177	+0% $-136	+5% $-96	+10% $-55
Rate	-1.0pp $-56	-0.5pp $-96	base $-136	+0.5pp $-178	+1.0pp $-220

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $160,000 Active 466 DOM
2. 2026-06-18
   days on market $160,000 Active 464 DOM
3. 2026-06-17
   days on market $160,000 Active 463 DOM
4. 2026-06-17
   price $160,000 Active 462 DOM
5. 2026-06-16
   days on market $164,000 Active 462 DOM
6. 2026-06-15
   days on market $164,000 Active 461 DOM
7. 2026-06-13
   days on market $164,000 Active 459 DOM
8. 2026-06-12
   days on market $164,000 Active 458 DOM
9. 2026-06-09
   days on market $164,000 Active 455 DOM
10. 2026-06-08
    days on market $164,000 Active 454 DOM
11. 2026-06-07
    days on market $164,000 Active 453 DOM
12. 2026-06-07
    days on market $164,000 Active 452 DOM
13. 2026-06-04
    days on market $164,000 Active 449 DOM
14. 2026-06-02
    days on market $164,000 Active 448 DOM
15. 2026-06-01
    days on market $164,000 Active 447 DOM
16. 2026-05-31
    days on market $164,000 Active 446 DOM
17. 2026-03-26
    status Active
18. 2026-03-26
    historical
19. 2026-03-11
    status Active
20. 2025-10-13
    price $164,000
21. 2025-07-14
    price $167,000
22. 2025-04-28
    price $175,000
23. 2025-04-15
    price $180,000
24. 2025-02-24
    listed $185,000 Active
25. 2024-12-13
    soldstatus $38,001 Closed 208-char remark

    Show marketing remark (208 chars)

    Property is under H & B with a current due date of 11/20/2024 11:59:00 PM Mountain Time. Great investment home located in a neighborhood close to amenities and local park with mini zoo. Call to see today.

26. 2024-11-26
    status Pending 208-char remark

    Show marketing remark (208 chars)

    Property is under H & B with a current due date of 11/20/2024 11:59:00 PM Mountain Time. Great investment home located in a neighborhood close to amenities and local park with mini zoo. Call to see today.

27. 2024-11-04
    listed $24,700 Active 208-char remark

    Show marketing remark (208 chars)

    Property is under H & B with a current due date of 11/20/2024 11:59:00 PM Mountain Time. Great investment home located in a neighborhood close to amenities and local park with mini zoo. Call to see today.

ⓘ 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: $542 · $45/mo
• Projected year-2 tax: $1,312 · $109/mo
• Expected delta: +$770/yr (+$64/mo · 142.2%)

ⓘ 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 8/10 Severe 7 d/yr ≥110°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $12,373
• − Mortgage interest: −$8,962
• − Property taxes: −$542
• − Insurance: −$800
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$4,655
• Taxable loss: −$4,566
• Est. tax savings @ 24.0%: +$1,096
• After-tax cash flow: $-540/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: Bertie County Schools
• NCES district ID: 3700360
• Math proficiency: 17% ▼ -7.00%
• Reading proficiency: 31% ▼ -2.00%
• Median HH income: $30,361
• Composite: 19.3/100
• National rank: #8797
• State rank: #165 of 178 in NC

Livability — Windsor

• Score: 68/100
• State rank: #187
• US rank: #9390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Windsor, NC
• Population (ZIP): 8,642

Population outlook (Bertie County) Hauer SSP2

• Today (2025): 18,388 people
• By 2030: 17,285 · -6.0%
• By 2040: 14,982 · -18.5%
• By 2050: 12,963 · -29.5%
• By 2075: 10,051 · -45.3%
• By 2100: 8,320 · -54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (61%)
• Race & ethnicity: Black 61% White 31% Two or more races 4% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Iranian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Korean 1% Chinese 1%

Political lean MEDSL · Bertie

• 2024 margin: D (+15.7) · D 57.6% · R 41.9%
• 2008→2024 swing: -14.9pp toward R · 2008: 30.6pp · 2024: 15.7pp
• All cycles: 2024: D+15.7 2020: D+21.6 2016: D+25.2 2012: D+31.9 2008: D+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.03%
• Current HPI: 183.57
• 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

+564.0% since first listed

11 events — show timeline

• 2026-03-26 Relisted — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-03-11 Relisted — Hive MLS
• 2025-10-13 Price Changed $164,000 Hive MLS
• 2025-07-14 Price Changed $167,000 Hive MLS
• 2025-04-28 Price Changed $175,000 Hive MLS
• 2025-04-15 Price Changed $180,000 Hive MLS
• 2025-02-24 Listed $185,000 Hive MLS
• 2024-12-13 Sold (MLS) $38,001 Hive MLS
• 2024-11-26 Pending — Hive MLS
• 2024-11-04 Listed $24,700 Hive MLS

Property tax history

+7.4%/yr

Latest (2025): $542 · +3.5% YoY. Source: county tax records.