22041 Airbase Rd · Wagram, NC 28352

$169,900

3 bd · 2.0 ba · 1,456 sqft · Manufactured public records · 75 Days on market

Built 1995 0.55 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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.5/10.0

Listing remarks MLS

Immaculate 3BR 2BA double wide MH. Window treatments in kitchen, bedrm 2 & bedrm 3 do not convey. Add'l screened detached sitting area 10x16 with decking floor. Detached metal double carport on concrete pad 20x18'8. Above ground pool with vinyl privacy fence, additional storage building. Metal roof installed within last 5 years as well as custom kitchen cabinets; walk in closets; security system.

Key facts

• Double vanity
• Wic
• Separate shower

Tags

• PRIVATE EN-SUITE BATH
• DOUBLE VANITY
• GARDEN TUB
• SEPARATE SHOWER
• WIC
• COVERED BACK PORCH

Property features AI

Finance

• Other: Lot approximately 0.55 acres (dimensions 120 x 201 x 120 x 200); Road frontage on city street and state road; Zoned RA; Other structures: storage (see remarks)

Exterior

• Parking: Detached concrete carport; Carport fits 4 vehicles
• Security: Security system
• Utilities: Public water; Water connected; Septic tank sewer
• Home design: Manufactured home; One-level / single-story; Entry on main level; Residential property
• Construction: Vinyl siding; Frame construction
• Exterior features: Covered front and rear porches; Chain link fencing around backyard; Shingle roof; Storage structure on site; Property has a view

Interior

• Kitchen: Electric oven; Dishwasher; Microwave; Refrigerator
• Bedrooms: Master downstairs
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Heat pump cooling; Fireplace(s)
• Interior features: Master bedroom on main level; Walk-in closet(s); Ceiling fan(s); Gas log fireplace; Crawl space basement
• Laundry & utility: Washer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $42 ($502/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 $135k (20.7% below list).
• Recommended offer: $135k (20.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 56/100 on livability (#624 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Scotland County Schools (town): math 23% / reading 28% proficiency, ranked #160 of 178 in NC (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Wagram Elementary (math 17% / reading 23%, grade F, #1,233 of 1,410 statewide, top 88%, 501 students, 99% FRL); Spring Hill Middle (math 25% / reading 29%, grade F, #374 of 475 statewide, top 80%, 643 students, 99% FRL); Scotland High School (math 45% / reading 44%, grade F, #352 of 535 statewide, top 68%, 1,445 students, 98% FRL) — zoned schools average 99% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 158 active listings in the ZIP; 70 units permitted in Scotland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Scotland County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $12k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $170k implies a 183% 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; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,685 (20.7% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 21% 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 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?
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: 0.79% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 10.5

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: -14.7%
• Equity multiple: 0.48×
• Total profit: $-24,938
• Equity at exit: $25,333

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-18,579
• Equity at exit: $14,690

Cash invested: $47,572 (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 28352

• Home prices YoY: -3.4%
• Active inventory: 158
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,347 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$60 /mo · $725/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $42

Break-even live

Break-even rent $1,294

Max offer price $169,900

Occupancy floor 92%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $169,900 Active 75 DOM
2. 2026-06-17
   days on market $169,900 Active 74 DOM
3. 2026-06-16
   days on market $169,900 Active 73 DOM
4. 2026-06-15
   days on market $169,900 Active 72 DOM
5. 2026-06-14
   pricedays on market $169,900 Active 70 DOM
6. 2026-06-13
   days on market $175,000 Active 69 DOM
7. 2026-06-10
   days on market $175,000 Active 67 DOM
8. 2026-06-09
   days on market $175,000 Active 66 DOM
9. 2026-06-08
   days on market $175,000 Active 65 DOM
10. 2026-06-07
    days on market $175,000 Active 64 DOM
11. 2026-06-05
    days on market $175,000 Active 61 DOM
12. 2026-06-03
    days on market $175,000 Active 60 DOM
13. 2026-06-02
    days on market $175,000 Active 59 DOM
14. 2026-06-01
    days on market $175,000 Active 58 DOM
15. 2026-05-31
    days on market $175,000 Active 57 DOM
16. 2026-05-30
    days on market $175,000 Active 56 DOM
17. 2026-05-02
    price $177,000
18. 2026-04-25
    status Active
19. 2026-03-18
    status Pending
20. 2026-02-25
    listed $182,000 Active
21. 2014-08-01
    soldstatus $60,000 403-char remark

    Show marketing remark (403 chars)

    Immaculate 3BR 2BA double wide MH. Window treatments in kitchen, bedrm 2 & bedrm 3 do not convey. Add'l screened detached sitting area 10x16 with decking floor. Detached metal double carport on concrete pad 20x18'8. Above ground pool with vinyl privacy fence, additional storage building. Metal roof installed within last 5 years as well as custom kitchen cabinets; walk in closets; security system.

22. 2013-09-17
    listed $62,000 403-char remark

    Show marketing remark (403 chars)

    Immaculate 3BR 2BA double wide MH. Window treatments in kitchen, bedrm 2 & bedrm 3 do not convey. Add'l screened detached sitting area 10x16 with decking floor. Detached metal double carport on concrete pad 20x18'8. Above ground pool with vinyl privacy fence, additional storage building. Metal roof installed within last 5 years as well as custom kitchen cabinets; walk in closets; security system.

ⓘ 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: $725 · $60/mo
• Projected year-2 tax: $1,393 · $116/mo
• Expected delta: +$669/yr (+$56/mo · 92.3%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 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: $16,162
• − Mortgage interest: −$9,517
• − Property taxes: −$725
• − Insurance: −$850
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$4,943
• Taxable loss: −$2,457
• Est. tax savings @ 24.0%: +$590
• After-tax cash flow: $1,092/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: Scotland County Schools
• NCES district ID: 3704200
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 28% ▼ -3.00%
• Median HH income: $31,203
• Composite: 20.66/100
• National rank: #8536
• State rank: #160 of 178 in NC

Livability — Wagram

• Score: 56/100
• State rank: #624
• US rank: #22665

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 24,177

Population outlook (Scotland County) Hauer SSP2

• Today (2025): 33,331 people
• By 2030: 32,017 · -3.9%
• By 2040: 29,290 · -12.1%
• By 2050: 26,554 · -20.3%
• By 2075: 19,857 · -40.4%
• By 2100: 13,851 · -58.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: Black 42% White 37% Native American 11% Two or more races 6% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 3% Chinese 1%

Political lean MEDSL · Scotland

• 2024 margin: Lean R (+6.9) · D 46.2% · R 53.1%
• 2008→2024 swing: -22.0pp toward R · 2008: 15.1pp · 2024: -6.9pp
• All cycles: 2024: R+6.9 2020: R+1.9 2016: D+7.8 2012: D+16.6 2008: D+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -9.08%
• Current HPI: 255.331
• 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

+185.5% since first listed

6 events — show timeline

• 2026-05-02 Price Changed $177,000 Hive MLS
• 2026-04-25 Relisted — Hive MLS
• 2026-03-18 Pending — Hive MLS
• 2026-02-25 Listed $182,000 Hive MLS
• 2014-08-01 Sold (MLS) $60,000 Hive MLS
• 2013-09-17 Listed $62,000 Hive MLS

Property tax history

+2.8%/yr

Latest (2025): $725 · +5.7% YoY. Source: county tax records.