15 Impala Trl Unit IMP015 · Emma, NC 28806

$69,900

2 bd · 2.0 ba · 1,056 sqft · Manufactured · 146 Days on market

Built 2026 Good condition

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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
• Condition / age +4.0/5.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ridgeview is an active and exciting 55+ Senior Community. This gorgeous brand new home in Asheville, NC features 2 bedrooms and 2 bathrooms. The living room is spacious and comfortable with premium entry doors, wood style floors, and low-e insulated vinyl windows. The kitchen is perfectly designed and furnished with all new brand name appliances. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Brand new home
• Premium entry doors
• Wood style floors

Tags

• BRAND NEW HOME
• PREMIUM ENTRY DOORS
• WOOD STYLE FLOORS
• LOW-E INSULATED VINYL WINDOWS
• BRAND NAME APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Buncombe County Schools (suburban): math 45% / reading 50% proficiency, ranked #72 of 178 in NC (top 40%) — 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,305 units permitted in Buncombe County in 2024 (1,855 in 5+ unit buildings).
• This rent runs 36% 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 $483 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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. 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.
5. 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.
6. 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: 2.74% ✓
• Cap rate: 23.93%
• Cash-on-cash: 62.98%
• DSCR: 3.80
• GRM: 3.0

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: 60.9%
• Equity multiple: 3.67×
• Total profit: $52,339
• Equity at exit: $10,422

10-year hold

• IRR: 65.2%
• Equity multiple: 7.27×
• Total profit: $122,729
• Equity at exit: $6,044

Cash invested: $19,572 (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 28806

• Rents YoY: 2.1%
• Active inventory: 334
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $1,027

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 41%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
99 Ascension Dr Asheville, NC	1.0–3.0	1.0–2.0	1008	$1,424	$1.41	14d	17	0.47mi
13 Rolos Way Unit 13 Asheville, NC	3.0	3.0	1314	$2,200	$1.67	14d	1	0.67mi
5 Rolos Way Unit 5 Asheville, NC	2.0	2.0	1100	$1,850	$1.68	14d	1	0.69mi
42 Celebration Pl Asheville, NC	3.0	2.0	1336	$2,500	$1.87	43d	1	0.77mi
46 Celebration Pl Asheville, NC	2.0	2.0	840	$1,950	$2.32	43d	1	0.78mi
5 Frankie Ln Asheville, NC	3.0	1.0	912	$2,500	$2.74	43d	1	1.25mi
2 Jacob Ln Asheville, NC	2.0	2.0	1120	$2,200	$1.96	43d	1	1.44mi
275 Hazel Mill Rd Asheville, NC	2.0	2.0	1211	$2,037	$1.68	14d	4	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $69,900 Active 146 DOM
2. 2026-06-17
   days on market $69,900 Active 145 DOM
3. 2026-06-16
   days on market $69,900 Active 144 DOM
4. 2026-06-15
   days on market $69,900 Active 143 DOM
5. 2026-06-14
   days on market $69,900 Active 141 DOM
6. 2026-06-10
   days on market $69,900 Active 138 DOM
7. 2026-06-09
   days on market $69,900 Active 137 DOM
8. 2026-06-08
   days on market $69,900 Active 136 DOM
9. 2026-06-07
   pricedays on market $69,900 Active 135 DOM
10. 2026-06-03
    days on market $82,900 Active 131 DOM
11. 2026-06-02
    days on market $82,900 Active 130 DOM
12. 2026-06-01
    pricedays on market $82,900 Active 129 DOM
13. 2026-05-31
    days on market $82,400 Active 128 DOM
14. 2026-05-30
    days on market $82,400 Active 127 DOM
15. 2026-02-01
    price $82,400 493-char remark

    Show marketing remark (493 chars)

    Ridgeview is an active and exciting 55+ Senior Community. This gorgeous brand new home in Asheville, NC features 2 bedrooms and 2 bathrooms. The living room is spacious and comfortable with premium entry doors, wood style floors, and low-e insulated vinyl windows. The kitchen is perfectly designed and furnished with all new brand name appliances. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

16. 2026-01-23
    listed $82,900 Active 493-char remark

    Show marketing remark (493 chars)

    Ridgeview is an active and exciting 55+ Senior Community. This gorgeous brand new home in Asheville, NC features 2 bedrooms and 2 bathrooms. The living room is spacious and comfortable with premium entry doors, wood style floors, and low-e insulated vinyl windows. The kitchen is perfectly designed and furnished with all new brand name appliances. This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

ⓘ 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 4/10 Moderate
• 🌡 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: $22,942
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$2,033
• Taxable income: $11,924
• Est. tax owed @ 24.0%: −$2,862
• After-tax cash flow: $9,466/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.

Condition & rehab AI · 4 photos

Good 80/100 Cosmetic rehab

This brand new manufactured home in Ridgeview is move-in ready with modern finishes and a well-maintained exterior. Minor updates to the interior walls and landscaping would further enhance its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Install smart home devices — Improves convenience and energy efficiency
• Both Add outdoor lighting — Enhances safety and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Install smart home devices — Improves convenience and energy efficiency ↑
• Both Add outdoor lighting — Enhances safety and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Buncombe County Schools
• NCES district ID: 3700450
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $45,981
• Composite: 40.32/100
• National rank: #3749
• State rank: #72 of 178 in NC

Livability — Emma

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Buncombe County · 241,085 people
• 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

Price history

-0.6% since first listed

2 events — show timeline

• 2026-02-01 Price Changed $82,400 Zillow
• 2026-01-23 Listed $82,900 Zillow