4926 Nc Highway 109 South · Mount Gilead, NC 27306

$154,999

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 466 Days on market

Built 1970 0.47 ac lot ↓ 18% 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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• Appreciation +4.5/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this charming 3-bedroom, 1-bath ranch home nestled in Mount Gilead! This cozy, well-maintained property offers a spacious living area with abundant natural light, creating a warm and inviting atmosphere. The functional layout includes a comfortable kitchen with ample storage and counter space, perfect for meal prep and entertaining. Outside, enjoy the convenience of a carport, offering shelter for your vehicle or additional storage. This home offers the perfect blend of comfort and practicality. Seller will include the washer and dryer in the sale of the property. Don’t miss the chance to make this lovely ranch your own—schedule a showing today! This property is

Key facts

• Spacious living area
• Comfortable kitchen
• Ample storage

Tags

• COMFORTABLE KITCHEN
• AMPLE STORAGE
• SPACIOUS LIVING AREA

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached carport; 1 carport space; 2 open parking spaces
• Utilities: City water; Septic system installed
• Home design: Single-family residence; Site-built construction; One story (main level entry); Zoned R2
• Construction: Metal construction materials; Crawl space foundation; Shallow lot of 0.47 acres
• Exterior features: Gravel road access; Publicly maintained road

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Heat pump; Central air conditioning
• Interior features: Breakfast bar; 6 total rooms; Entry level is the main floor
• Laundry & utility: Washer and dryer included; Laundry located in the carport

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $313 ($4k/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 $155k (0.2% below list).
• Recommended offer: $136k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#58 in NC, #4,548 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools F, amenities F, commute F.
• Montgomery County Schools (rural): math 29% / reading 34% proficiency, ranked #143 of 178 in NC (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 113 active listings in the ZIP; 138 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Montgomery County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.9% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 466 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 51% 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 $136,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 466 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 1970 — 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: 1.00% ✗
• Cap rate: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.20×
• Total profit: $8,592
• Equity at exit: $37,876

10-year hold

• IRR: 10.8%
• Equity multiple: 2.06×
• Total profit: $45,878
• Equity at exit: $40,166

Cash invested: $43,400 (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 27306

• Home prices YoY: -0.3%
• Active inventory: 113
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,546 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$32 /mo · $381/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $313

Break-even live

Break-even rent $1,151

Max offer price $154,999

Occupancy floor 75%

Sensitivity live

Price	-10% $400	-5% $356	+0% $313	+5% $269	+10% $225
Rent	-10% $190	-5% $251	+0% $313	+5% $374	+10% $435
Rate	-1.0pp $391	-0.5pp $352	base $313	+0.5pp $272	+1.0pp $232

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-18
   days on market $154,999 Active 466 DOM
2. 2026-06-17
   days on market $154,999 Active 465 DOM
3. 2026-06-16
   days on market $154,999 Active 464 DOM
4. 2026-06-15
   days on market $154,999 Active 463 DOM
5. 2026-06-14
   days on market $154,999 Active 461 DOM
6. 2026-06-13
   days on market $154,999 Active 460 DOM
7. 2026-06-10
   days on market $154,999 Active 458 DOM
8. 2026-06-09
   days on market $154,999 Active 457 DOM
9. 2026-06-08
   days on market $154,999 Active 456 DOM
10. 2026-06-07
    days on market $154,999 Active 455 DOM
11. 2026-06-05
    days on market $154,999 Active 452 DOM
12. 2026-06-03
    days on market $154,999 Active 451 DOM
13. 2026-06-02
    days on market $154,999 Active 450 DOM
14. 2026-06-01
    days on market $154,999 Active 449 DOM
15. 2026-05-31
    days on market $154,999 Active 448 DOM
16. 2026-05-31
    days on market $154,999 Active 447 DOM
17. 2026-03-23
    status Active
18. 2026-03-02
    status Pending
19. 2025-12-22
    price $154,999
20. 2025-10-19
    status Active
21. 2025-10-09
    historical Active Under Contract
22. 2025-09-14
    price $159,999
23. 2025-09-13
    status Active
24. 2025-07-07
    status Active
25. 2025-07-07
    price $165,900
26. 2025-06-15
    historical Active Under Contract
27. 2025-06-09
    price $169,900
28. 2025-04-24
    price $175,900
29. 2025-04-01
    price $186,900
30. 2025-02-12
    listed $189,900 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: $381 · $32/mo
• Projected year-2 tax: $1,271 · $106/mo
• Expected delta: +$890/yr (+$74/mo · 233.4%)

ⓘ 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 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,558
• − Mortgage interest: −$8,682
• − Property taxes: −$381
• − Insurance: −$775
• − Repairs & maintenance: −$1,485
• − Management: −$1,485
• − Depreciation: −$4,509
• Taxable income: $1,241
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $3,453/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: Montgomery County Schools
• NCES district ID: 3703060
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $34,706
• Composite: 25.97/100
• National rank: #7328
• State rank: #143 of 178 in NC

Livability — Mount Gilead

• Score: 74/100
• State rank: #58
• US rank: #4548

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,457

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 26,533 people
• By 2030: 25,724 · -3.0%
• By 2040: 23,842 · -10.1%
• By 2050: 22,077 · -16.8%
• By 2075: 18,754 · -29.3%
• By 2100: 15,537 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 26% Asian 6% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 6% · China, Canada, Philippines
• Languages at home: 92% English-only · Other Asian/Pacific 5% Spanish 2% Chinese 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+37.8) · D 30.8% · R 68.6%
• 2008→2024 swing: -26.9pp toward R · 2008: -11.0pp · 2024: -37.8pp
• All cycles: 2024: R+37.8 2020: R+31.8 2016: R+25.9 2012: R+15.2 2008: R+11.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.94%
• Current HPI: 334.2599
• 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

-18.4% since first listed

14 events — show timeline

• 2026-03-23 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-03-02 Pending — CANOPYMLS as Distributed by MLS Grid
• 2025-12-22 Price Changed $154,999 CANOPYMLS as Distributed by MLS Grid
• 2025-10-19 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-10-09 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-09-14 Price Changed $159,999 CANOPYMLS as Distributed by MLS Grid
• 2025-09-13 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-07-07 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-07-07 Price Changed $165,900 CANOPYMLS as Distributed by MLS Grid
• 2025-06-15 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-06-09 Price Changed $169,900 CANOPYMLS as Distributed by MLS Grid
• 2025-04-24 Price Changed $175,900 CANOPYMLS as Distributed by MLS Grid
• 2025-04-01 Price Changed $186,900 CANOPYMLS as Distributed by MLS Grid
• 2025-02-12 Listed $189,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+1.1%/yr

Latest (2025): $381 · +0.0% YoY. Source: county tax records.