710 Sand Hill Rd #7 · Asheville, NC 28806

$89,900

2 bd · 1.0 ba · 672 sqft · Manufactured · 214 Days on market

Built 2025

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This modern manufactured Clayton home at Clairmont Crest in Asheville, NC offers cozy living in a convenient location. Built in 2025 by Clayton, this 672 square foot home features 2 bedrooms and 1 bathroom. The interior is outfitted with stainless steel appliances, including an oven, fridge, dishwasher, washer, and dryer. The open-concept living room and kitchen provide a spacious area for entertaining or relaxing. The home also includes a hot water heater, heat pump, and central A/C for year-round comfort. The exterior boasts a deck for enjoying the outdoors, a gorgeous private back yard space as well as mature trees on the property and vinyl siding for easy maintenance. Clairmont Crest is

Key facts

• Centrally located
• Deck
• Open-concept layout

Tags

• STAINLESS STEEL APPLIANCES
• OPEN-CONCEPT LAYOUT
• DECK
• CENTRALLY LOCATED
• NEAR BILTMORE ESTATE

Property features AI

Finance

• Financial info: List price $89,900

Exterior

• Home design: Condo/unit at 710 Sand Hill Rd #7, Asheville NC 28806
• Exterior features: Living area approximately 672

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Interior features: Spec new construction unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.6% vs local median 2.4% in Asheville — 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 72/100 on livability (#96 in NC) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing A-; Watch: crime F.
• Asheville City Schools (urban): math 39% / reading 55% proficiency, ranked #80 of 178 in NC (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.1%/yr); 334 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 3,305 units permitted in Buncombe County in 2024 (1,855 in 5+ unit buildings).
• This rent runs 33% of the median local income ($63k/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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Buncombe County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 214 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 214 days. Have you received any prior offers? Is the seller open to a 12% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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. 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: 1.96% ✓
• Cap rate: 16.58%
• Cash-on-cash: 36.73%
• DSCR: 2.63
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.06% rent growth · sell at horizon

5-year hold

• IRR: 31.5%
• Equity multiple: 2.31×
• Total profit: $32,873
• Equity at exit: $13,404

10-year hold

• IRR: 38.1%
• Equity multiple: 4.39×
• Total profit: $85,266
• Equity at exit: $7,773

Cash invested: $25,172 (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 28806

• Rents YoY: 2.1%
• Active inventory: 334
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,762 high
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $770

Break-even live

Break-even rent $786

Max offer price $89,900

Occupancy floor 51%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Bear Creek Ln Asheville, NC	1.0–3.0	1.0–2.0	910	$1,519	$1.67	14d	23	0.37mi
76 Lanvale Ave Unit 2 Asheville, NC	1.0	1.0	650	$1,350	$2.08	23d	1	0.62mi
410 Smokey View Rd Asheville, NC	1.0–2.0	1.0–2.0	1116	$3,908	$3.50	14d	46	0.88mi
113 Hominy Ridge Ct Asheville, NC	3.0	1.0–2.0	945	$2,020	$2.14	14d	68	1.05mi
1 Canteberi Ct Asheville, NC	1.0–2.0	1.0	799	$1,450	$1.81	44d	1	1.24mi
99 Ascension Dr Asheville, NC	1.0–3.0	1.0–2.0	1008	$1,424	$1.41	14d	17	1.42mi
160 State St Unit 100 Asheville, NC	1.0	1.0	750	$1,559	$2.08	21d	1	1.44mi

Listing history 15 events

1. 2026-06-18
   days on market $89,900 Active 214 DOM
2. 2026-06-17
   days on market $89,900 Active 213 DOM
3. 2026-06-16
   days on market $89,900 Active 212 DOM
4. 2026-06-15
   days on market $89,900 Active 211 DOM
5. 2026-06-14
   days on market $89,900 Active 209 DOM
6. 2026-06-10
   days on market $89,900 Active 206 DOM
7. 2026-06-09
   days on market $89,900 Active 205 DOM
8. 2026-06-08
   days on market $89,900 Active 204 DOM
9. 2026-06-07
   days on market $89,900 Active 203 DOM
10. 2026-06-05
    days on market $89,900 Active 200 DOM
11. 2026-06-03
    days on market $89,900 Active 199 DOM
12. 2026-06-02
    days on market $89,900 Active 198 DOM
13. 2026-06-01
    days on market $89,900 Active 197 DOM
14. 2026-05-31
    days on market $89,900 Active 196 DOM
15. 2026-05-30
    days on market $89,900 Active 195 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,139
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,691
• − Management: −$1,691
• − Depreciation: −$2,615
• Taxable income: $8,308
• Est. tax owed @ 24.0%: −$1,994
• After-tax cash flow: $7,251/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: Asheville City Schools
• NCES district ID: 3700270
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $42,367
• Composite: 39.51/100
• National rank: #3948
• State rank: #80 of 178 in NC

Livability — Asheville

• Score: 72/100
• State rank: #96
• US rank: #6307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Asheville, NC
• County: Buncombe County · 241,085 people
• City population: 137,611
• Metro: Asheville, NC
• Population (ZIP): 43,433
• Household income: $63,273
• Rent vs Own: 40.1% rent · 59.9% own
• Severe rent burden: 1783.0

Population outlook (Buncombe County) Hauer SSP2

• Today (2025): 286,475 people
• By 2030: 302,237 · +5.5%
• By 2040: 330,687 · +15.4%
• By 2050: 356,370 · +24.4%
• By 2075: 409,383 · +42.9%
• By 2100: 437,270 · +52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 11% Two or more races 9% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 3% Slovak 3% Italian 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 86% English-only · Spanish 9% Russian/Polish/Slavic 3% Other Indo-European 2%

Political lean MEDSL · Buncombe

• 2024 margin: Strong D (+24.8) · D 61.7% · R 36.9% · Other 1.4%
• 2008→2024 swing: +10.9pp toward D · 2008: 13.9pp · 2024: 24.8pp
• All cycles: 2024: D+24.8 2020: D+21.1 2016: D+14.6 2012: D+12.4 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -271.16%
• Current HPI: 350.3071
• Rent YoY: ▲ 2.06%
• Metro: Asheville, 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