3264 Moores Spring Rd · Danbury, NC 27053

$70,000

2 bd · 1.0 ba · 767 sqft · SingleFamily public records · 50 Days on market

Built 1987 2.00 ac lot

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Why this score? — see what drove the B+ 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 +29.6/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Property is subject to Freddie Mac First Look through Aug. 8. Heat appears to be electric. “ Seller will not complete any repairs to the subject property, either lender or buyer requested. No one is to enter the property without first signing hold harmless agreement. Lockbox removed. The property is sold in AS IS condition” All information is believed to be correct but cannot be guaranteed.

Key facts

• Two separate parcels
• Waterfalls
• Hiking trails

Tags

• TWO SEPARATE PARCELS
• HIKING TRAILS
• WATERFALLS
• MOUNTAIN VIEWS
• OUTDOOR ADVENTURE

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Detached carport; Driveway (gravel); 2 garage/carport spaces
• Utilities: Well water; Septic tank; Electric water heater; Publicly maintained road access
• Home design: Manufactured single-wide home; One story; Built in 1987; Existing structure
• Construction: Aluminum siding; Shallow foundation with crawl space
• Exterior features: Garden; Partially cleared and partially wooded lot; Rural setting; Storage structure on property

Interior

• Kitchen: Free-standing range
• Bedrooms: Bedrooms located on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Electric heating; No central cooling
• Interior features: Primary bedroom on the main level; 4 total rooms; Crawl space basement
• Laundry & utility: Washer hookup; Dryer connection; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($845 rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 1.7% in Danbury — 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 68/100 on livability (#192 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime D-, amenities F.
• Stokes County Schools (rural): math 48% / reading 46% proficiency, ranked #78 of 178 in NC (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 34 active listings in the ZIP; 230 units permitted in Stokes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($484 loan paydown + $7k appreciation (10.0% local appreciation)).
• Stokes County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 50 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago 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 $24k; list at $70k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.46%
• DSCR: 1.69
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.7%
• Equity multiple: 3.76×
• Total profit: $54,179
• Equity at exit: $63,062

10-year hold

• IRR: 30.7%
• Equity multiple: 8.49×
• Total profit: $146,841
• Equity at exit: $135,995

Cash invested: $19,600 (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 27053

• Home prices YoY: 9.6%
• Active inventory: 34
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $845 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$19 /mo · $228/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$178
• Net cashflow: $253

Break-even live

Break-even rent $526

Max offer price $70,000

Occupancy floor 65%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-01
   status Pending
2. 2026-04-10
   historical Due Diligence Period
3. 2026-03-11
   listed $70,000 Active
4. 2018-09-28
   soldstatus $23,700 Sold 408-char remark

   Show marketing remark (408 chars)

   Property is subject to Freddie Mac First Look through Aug. 8. Heat appears to be electric. “ Seller will not complete any repairs to the subject property, either lender or buyer requested. No one is to enter the property without first signing hold harmless agreement. Lockbox removed. The property is sold in AS IS condition” All information is believed to be correct but cannot be guaranteed.

5. 2018-08-13
   status Pending 408-char remark

   Show marketing remark (408 chars)

   Property is subject to Freddie Mac First Look through Aug. 8. Heat appears to be electric. “ Seller will not complete any repairs to the subject property, either lender or buyer requested. No one is to enter the property without first signing hold harmless agreement. Lockbox removed. The property is sold in AS IS condition” All information is believed to be correct but cannot be guaranteed.

6. 2018-07-23
   listed $27,900 Active 408-char remark

   Show marketing remark (408 chars)

   Property is subject to Freddie Mac First Look through Aug. 8. Heat appears to be electric. “ Seller will not complete any repairs to the subject property, either lender or buyer requested. No one is to enter the property without first signing hold harmless agreement. Lockbox removed. The property is sold in AS IS condition” All information is believed to be correct but cannot be guaranteed.

7. 2003-10-17
   soldstatus $39,000

ⓘ 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: $228 · $19/mo
• Projected year-2 tax: $574 · $48/mo
• Expected delta: +$346/yr (+$29/mo · 151.7%)

ⓘ 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 5/10 Major 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $10,144
• − Mortgage interest: −$3,921
• − Property taxes: −$228
• − Insurance: −$350
• − Repairs & maintenance: −$812
• − Management: −$812
• − Depreciation: −$2,036
• Taxable income: $1,985
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $2,554/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: Stokes County Schools
• NCES district ID: 3704380
• Math proficiency: 48% ▲ 5.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $42,284
• Composite: 39.58/100
• National rank: #3928
• State rank: #78 of 178 in NC

Livability — Danbury

• Score: 68/100
• State rank: #192
• US rank: #9582

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,187

Population outlook (Stokes County) Hauer SSP2

• Today (2025): 44,106 people
• By 2030: 42,264 · -4.2%
• By 2040: 37,833 · -14.2%
• By 2050: 32,818 · -25.6%
• By 2075: 23,281 · -47.2%
• By 2100: 15,676 · -64.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Black 3% Two or more races 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 1%
• Foreign-born: 0%

Political lean MEDSL · Stokes

• 2024 margin: Solid R (+59.6) · D 19.8% · R 79.4%
• 2008→2024 swing: -24.6pp toward R · 2008: -35.0pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+57.8 2016: R+55.6 2012: R+42.9 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.60%
• Current HPI: 292.0449
• 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

+79.5% since first listed

7 events — show timeline

• 2026-05-01 Pending — Triad MLS
• 2026-04-10 Contingent — Triad MLS
• 2026-03-11 Listed $70,000 Triad MLS
• 2018-09-28 Sold (MLS) $23,700 Triad MLS
• 2018-08-13 Pending — Triad MLS
• 2018-07-23 Listed $27,900 Triad MLS
• 2003-10-17 Sold (Public Records) $39,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $228 · +16.4% YoY. Source: county tax records.