130 Benton Rd · Kings Mountain, NC 28086

$224,000

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 123 Days on market

Built 1999 0.88 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 +13.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming home that combines peaceful country living with comfort and convenience. Located on almost one acre, this 3-bedroom, 2-baths home offers many updated features. Inside, natural light floods the open-concept living space, where the living room, kitchen, and den flow together—perfect for hosting holiday gatherings or quiet family evenings. The interior features low-maintenance laminate wood flooring throughout, updated kitchen cabinets, and a split-bedroom floor plan for great privacy. Outside, the covered deck (2024) and expansive covered porch offer additional space for relaxing or entertaining. Other updates that will give you peace of mind include: carport in

Key facts

• Covered deck
• Carport installed
• 0.88 acre lot

Tags

• OPEN-CONCEPT LIVING SPACE
• UPDATED KITCHEN CABINETS
• SPLIT-BEDROOM FLOOR PLAN
• COVERED DECK
• EXPANSIVE COVERED PORCH
• CARPORT INSTALLED

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached carport (1 carport space); Open parking with approximately 6 spaces
• Utilities: Community well and private well water; Septic system installed
• Home design: Manufactured doublewide single-family residence; One level; Crawl space foundation
• Construction: Manufactured construction; Hardboard siding
• Exterior features: Covered patio/porch areas including front porch, rear porch, deck and patio; Partially fenced backyard; Shed(s); Cleared, level lot; Gravel and paved road access; publicly maintained road

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms located on the main level
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air; Ceiling fan(s)
• Interior features: 9 total rooms; Storm door(s)
• Laundry & utility: Washer/Dryer; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $224k.

Deal economics

• At list price, monthly cash flow is $10 ($116/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 $168k (24.8% below list).
• Recommended offer: $168k (24.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.4% in Kings Mountain — 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 63/100 on livability (#404 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Cleveland County Schools (rural): math 47% / reading 49% proficiency, ranked #76 of 178 in NC (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 194 active listings in the ZIP; 461 units permitted in Cleveland County in 2024 (38 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Cleveland County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $18k; list at $224k implies a 1180% 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 $168,337 (24.8% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 25% 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 D-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. 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: 0.75% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 11.1

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: -16.1%
• Equity multiple: 0.43×
• Total profit: $-35,794
• Equity at exit: $33,399

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-30,839
• Equity at exit: $19,367

Cash invested: $62,720 (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 28086

• Home prices YoY: -28.6%
• Active inventory: 194
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,683 medium
• Mortgage (P&I): −$1,175
• Tax from tax record: −$52 /mo · $626/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $10

Break-even live

Break-even rent $1,671

Max offer price $224,000

Occupancy floor 94%

Sensitivity live

Price	-10% $137	-5% $73	+0% $10	+5% $-54	+10% $-117
Rent	-10% $-123	-5% $-57	+0% $10	+5% $76	+10% $143
Rate	-1.0pp $123	-0.5pp $67	base $10	+0.5pp $-48	+1.0pp $-107

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: $56,000
• Closing costs: $6,720
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $224,000 Active 123 DOM
2. 2026-06-18
   days on market $224,000 Active 122 DOM
3. 2026-06-17
   days on market $224,000 Active 121 DOM
4. 2026-06-16
   days on market $224,000 Active 120 DOM
5. 2026-06-15
   days on market $224,000 Active 119 DOM
6. 2026-06-14
   days on market $224,000 Active 117 DOM
7. 2026-06-13
   days on market $224,000 Active 116 DOM
8. 2026-06-10
   days on market $224,000 Active 114 DOM
9. 2026-06-09
   days on market $224,000 Active 113 DOM
10. 2026-06-08
    days on market $224,000 Active 112 DOM
11. 2026-06-07
    days on market $224,000 Active 111 DOM
12. 2026-06-05
    days on market $224,000 Active 108 DOM
13. 2026-06-03
    days on market $224,000 Active 107 DOM
14. 2026-06-02
    days on market $224,000 Active 106 DOM
15. 2026-06-01
    days on market $224,000 Active 105 DOM
16. 2026-05-31
    days on market $224,000 Active 104 DOM
17. 2026-05-30
    days on market $224,000 Active 103 DOM
18. 2026-05-21
    price $224,000
19. 2026-05-15
    status Active
20. 2026-05-09
    historical Active Under Contract
21. 2026-04-10
    status Active
22. 2026-04-10
    price $229,000
23. 2026-03-11
    historical Active Under Contract
24. 2026-02-16
    listed $235,000 Active
25. 2025-12-02
    price $239,000
26. 2025-10-15
    price $245,000
27. 2025-10-15
    status Active
28. 2025-10-04
    historical Active Under Contract
29. 2025-07-10
    price $249,900
30. 2025-06-20
    listed $255,000 Active
31. 2016-09-08
    soldstatus $17,500

ⓘ 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: $626 · $52/mo
• Projected year-2 tax: $1,837 · $153/mo
• Expected delta: +$1,211/yr (+$101/mo · 193.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,200
• − Mortgage interest: −$12,547
• − Property taxes: −$626
• − Insurance: −$1,120
• − Repairs & maintenance: −$1,616
• − Management: −$1,616
• − Depreciation: −$6,516
• Taxable loss: −$3,841
• Est. tax savings @ 24.0%: +$922
• After-tax cash flow: $1,038/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: Cleveland County Schools
• NCES district ID: 3700900
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 49% ▲ 4.00%
• Median HH income: $38,501
• Composite: 40.03/100
• National rank: #3823
• State rank: #76 of 178 in NC

Livability — Kings Mountain

• Score: 63/100
• State rank: #404
• US rank: #15377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cleveland County · 83,736 people
• City population: 29,460
• Metro: Shelby, NC
• Population (ZIP): 29,460
• Household income: $62,414
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 726.0

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 93,671 people
• By 2030: 91,157 · -2.7%
• By 2040: 85,519 · -8.7%
• By 2050: 79,708 · -14.9%
• By 2075: 68,317 · -27.1%
• By 2100: 57,145 · -39.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 16% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 2%

Political lean MEDSL · Cleveland

• 2024 margin: Solid R (+35.0) · D 32.2% · R 67.2%
• 2008→2024 swing: -15.1pp toward R · 2008: -19.9pp · 2024: -35.0pp
• All cycles: 2024: R+35.0 2020: R+32.8 2016: R+30.6 2012: R+20.5 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.17%
• Current HPI: 248.0613
• Rent YoY: —
• Metro: Shelby, 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

+1180.0% since first listed

14 events — show timeline

• 2026-05-21 Price Changed $224,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-15 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-05-09 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-04-10 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $229,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-11 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-02-16 Listed $235,000 CANOPYMLS as Distributed by MLS Grid
• 2025-12-02 Price Changed $239,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-15 Price Changed $245,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-15 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-10-04 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-07-10 Price Changed $249,900 CANOPYMLS as Distributed by MLS Grid
• 2025-06-20 Listed $255,000 CANOPYMLS as Distributed by MLS Grid
• 2016-09-08 Sold (Public Records) $17,500 Public Records

Property tax history

+16.6%/yr

Latest (2025): $626 · +43.9% YoY. Source: county tax records.