133 Birdie Watson Rd · Spindale, NC 28139

$165,000

2 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 74 Days on market

Built 2007 2.08 ac lot

---

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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +3.9/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away in a quiet, private setting just minutes from downtown Rutherfordton, this single-wide manufactured home sits on 2.08 acres of usable land and offers a great opportunity for the right buyer. The home does need some cosmetic TLC, but with a little work, it could make an excellent rental property, flip, or affordable primary residence. The property provides plenty of space and privacy while still being convenient to local shopping, restaurants, and everyday amenities in Rutherfordton. With over two acres, there’s room for a garden, additional outbuildings, or simply enjoying the peaceful rural surroundings. Whether you're an investor looking for your next project or a buyer

Key facts

• Plenty of space
• Private setting
• Usable land

Tags

• PRIVATE SETTING
• USABLE LAND
• PLENTY OF SPACE
• PEACEFUL RURAL SURROUNDINGS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Well water; Septic system
• Home design: Single family residence; Manufactured home; One story; Main-level entry
• Construction: Vinyl exterior; Built as manufactured construction
• Exterior features: Gravel and paved road access; Publicly maintained road; 2.08-acre lot

Interior

• Kitchen: No appliances reported
• Bedrooms: 2 bedrooms (main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air
• Interior features: Central heating; Central air conditioning; Crawl space foundation
• Laundry & utility: Laundry inside

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/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 $146k (11.3% below list).
• Recommended offer: $146k (11.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#211 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A, housing B; Watch: crime C-, schools D+, amenities F.
• Rutherford County Schools (rural): math 43% / reading 44% proficiency, ranked #98 of 178 in NC (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 312 active listings in the ZIP; 193 units permitted in Rutherford 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.
• Rutherford County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 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.

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 $146,274 (11.3% below list)

Questions for the listing agent

1. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 11% 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. 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?
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: 0.89% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.82%
• DSCR: 1.21
• GRM: 9.4

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: -8.9%
• Equity multiple: 0.68×
• Total profit: $-15,005
• Equity at exit: $24,602

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,813
• Equity at exit: $14,266

Cash invested: $46,200 (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 28139

• Home prices YoY: -21.6%
• Active inventory: 312
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,463 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$36 /mo · $432/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $186

Break-even live

Break-even rent $1,228

Max offer price $165,000

Occupancy floor 82%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $165,000 Active 74 DOM
2. 2026-06-18
   days on market $165,000 Active 73 DOM
3. 2026-06-17
   days on market $165,000 Active 72 DOM
4. 2026-06-16
   days on market $165,000 Active 71 DOM
5. 2026-06-15
   days on market $165,000 Active 70 DOM
6. 2026-06-14
   days on market $165,000 Active 68 DOM
7. 2026-06-13
   days on market $165,000 Active 67 DOM
8. 2026-06-10
   days on market $165,000 Active 65 DOM
9. 2026-06-09
   days on market $165,000 Active 64 DOM
10. 2026-06-08
    days on market $165,000 Active 63 DOM
11. 2026-06-07
    days on market $165,000 Active 62 DOM
12. 2026-06-02
    days on market $165,000 Active 57 DOM
13. 2026-06-01
    days on market $165,000 Active 56 DOM
14. 2026-05-31
    days on market $165,000 Active 55 DOM
15. 2026-05-30
    days on market $165,000 Active 54 DOM
16. 2026-04-06
    listed $165,000 Active
17. 2026-04-02
    listed $165,000 Active
18. 2026-03-12
    historical

ⓘ 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: $432 · $36/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$921/yr (+$77/mo · 212.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,553
• − Mortgage interest: −$9,243
• − Property taxes: −$432
• − Insurance: −$825
• − Repairs & maintenance: −$1,404
• − Management: −$1,404
• − Depreciation: −$4,800
• Taxable loss: −$555
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $2,359/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: Rutherford County Schools
• NCES district ID: 3704080
• Math proficiency: 43% ▼ -1.00%
• Reading proficiency: 44% ▼ -2.00%
• Median HH income: $36,490
• Composite: 36.11/100
• National rank: #4753
• State rank: #98 of 178 in NC

Livability — Spindale

• Score: 67/100
• State rank: #211
• US rank: #10189

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,825
• Population (ZIP): 18,887

Population outlook (Rutherford County) Hauer SSP2

• Today (2025): 63,695 people
• By 2030: 61,670 · -3.2%
• By 2040: 57,212 · -10.2%
• By 2050: 52,763 · -17.2%
• By 2075: 44,493 · -30.1%
• By 2100: 38,127 · -40.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Black 6% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Rutherford

• 2024 margin: Solid R (+47.8) · D 25.8% · R 73.6%
• 2008→2024 swing: -16.0pp toward R · 2008: -31.8pp · 2024: -47.8pp
• All cycles: 2024: R+47.8 2020: R+45.8 2016: R+47.9 2012: R+33.5 2008: R+31.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.65%
• Current HPI: 249.7007
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-06 Listed $165,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-02 Listed $165,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-12 Coming Soon — CANOPYMLS as Distributed by MLS Grid

Property tax history

+0.7%/yr

Latest (2025): $432 · +16.7% YoY. Source: county tax records.