84 Pelohi Cove Rd · Bryson City, NC 28713

$99,000

2 bd · 1.0 ba · 520 sqft · SingleFamily public records · 272 Days on market

Built 1961 8,712 sqft lot $55/mo HOA · 5% of rent

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Why this score? — see what drove the C 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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HANDYMAN SPECIAL. This cabin was used for years and is now waiting for a new owner to fix it up. Perfect for a small fishing cabin get away, close to Fontana Lake. No vacation rentals but would make an excellent project for someone looking for a getaway cabin. Being Sold AS IS. Long Term Rentals allowed.

Key facts

• Private sanctuary
• Outdoor paradise
• Spa like retreat

Tags

• SINGLE STORY LAYOUT
• ABUNDANCE OF NATURAL LIGHT
• COMPACT KITCHEN
• SPA LIKE RETREAT
• OUTDOOR PARADISE
• PRIVATE SANCTUARY

Property features AI

Finance

• Financial info: Rental restrictions apply; no short-term rentals per association
• HOA & community: Part of Pelohi Cove Community Association; Mandatory HOA with an annual fee of $660

Exterior

• Parking: Driveway (no main level garage)
• Utilities: Community well for water; Septic installed for sewer; Electricity connected
• Home design: Single-family residence (site built); One story; Completed development
• Construction: Wood construction; Composition roof; Crawl space foundation
• Exterior features: Front porch; Hilly, private, wooded lot; Gravel road access on a private maintained road

Interior

• Kitchen: Electric oven; Electric range
• Bedrooms: Two bedrooms on the main level
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Ductless heating; Electric heating; No central heating listed; Ductless cooling; Window unit(s) for cooling
• Interior features: Open count of 4 rooms; Electric oven and electric range
• Laundry & utility: No laundry room (none listed)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 1.2% in Bryson City — 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 64/100 on livability (#372 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+; Watch: employment D, crime F, amenities D-.
• Swain County Schools (rural): math 43% / reading 45% proficiency, ranked #91 of 178 in NC (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Swain County East Elementary (math 37% / reading 42%, grade F, #694 of 1,410 statewide, top 53%, 339 students, 70% FRL); Swain County High School (math 52% / reading 52%, grade D+, #292 of 535 statewide, top 56%, 560 students, 51% FRL).
• Market conditions: 342 active listings in the ZIP; 77 units permitted in Swain County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Swain County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 272 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $16k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $77k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 272 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.07% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.35%
• DSCR: 1.37
• GRM: 7.8

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-3,763
• Equity at exit: $14,761

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $12,513
• Equity at exit: $8,560

Cash invested: $27,720 (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 28713

• Home prices YoY: -13.7%
• Active inventory: 342
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,062 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$31 /mo · $367/yr
• Insurance: −$41
• HOA: −$55
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $193

Break-even live

Break-even rent $818

Max offer price $99,000

Occupancy floor 77%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $55 · $660/yr

Listing history 31 events

1. 2026-06-18
   days on market $99,000 Active 272 DOM
2. 2026-06-17
   days on market $99,000 Active 271 DOM
3. 2026-06-16
   days on market $99,000 Active 270 DOM
4. 2026-06-15
   days on market $99,000 Active 269 DOM
5. 2026-06-14
   days on market $99,000 Active 267 DOM
6. 2026-06-13
   days on market $99,000 Active 266 DOM
7. 2026-06-10
   days on market $99,000 Active 264 DOM
8. 2026-06-09
   days on market $99,000 Active 263 DOM
9. 2026-06-08
   days on market $99,000 Active 262 DOM
10. 2026-06-07
    days on market $99,000 Active 261 DOM
11. 2026-06-05
    days on market $99,000 Active 258 DOM
12. 2026-06-03
    days on market $99,000 Active 257 DOM
13. 2026-06-02
    days on market $99,000 Active 256 DOM
14. 2026-06-01
    days on market $99,000 Active 255 DOM
15. 2026-05-31
    days on market $99,000 Active 254 DOM
16. 2026-05-31
    days on market $99,000 Active 253 DOM
17. 2026-05-12
    price $99,000
18. 2025-12-31
    price $130,000
19. 2025-10-14
    status Active
20. 2025-10-13
    price $150,000
21. 2025-08-26
    listed $115,000 Active
22. 2023-07-10
    soldstatus $77,000 Closed 305-char remark

    Show marketing remark (305 chars)

    HANDYMAN SPECIAL. This cabin was used for years and is now waiting for a new owner to fix it up. Perfect for a small fishing cabin get away, close to Fontana Lake. No vacation rentals but would make an excellent project for someone looking for a getaway cabin. Being Sold AS IS. Long Term Rentals allowed.

23. 2023-07-10
    soldstatus $77,000 Closed 305-char remark

    Show marketing remark (305 chars)

    HANDYMAN SPECIAL. This cabin was used for years and is now waiting for a new owner to fix it up. Perfect for a small fishing cabin get away, close to Fontana Lake. No vacation rentals but would make an excellent project for someone looking for a getaway cabin. Being Sold AS IS. Long Term Rentals allowed.

24. 2023-07-10
    soldstatus $77,000

    Show marketing remark (305 chars)

    HANDYMAN SPECIAL. This cabin was used for years and is now waiting for a new owner to fix it up. Perfect for a small fishing cabin get away, close to Fontana Lake. No vacation rentals but would make an excellent project for someone looking for a getaway cabin. Being Sold AS IS. Long Term Rentals allowed.

25. 2023-07-09
    soldstatus $77,000 Closed
26. 2023-06-17
    status Pending 305-char remark

    Show marketing remark (305 chars)

    HANDYMAN SPECIAL. This cabin was used for years and is now waiting for a new owner to fix it up. Perfect for a small fishing cabin get away, close to Fontana Lake. No vacation rentals but would make an excellent project for someone looking for a getaway cabin. Being Sold AS IS. Long Term Rentals allowed.

27. 2023-06-13
    historical Active Under Contract

    Show marketing remark (305 chars)

    HANDYMAN SPECIAL. This cabin was used for years and is now waiting for a new owner to fix it up. Perfect for a small fishing cabin get away, close to Fontana Lake. No vacation rentals but would make an excellent project for someone looking for a getaway cabin. Being Sold AS IS. Long Term Rentals allowed.

28. 2023-06-13
    listed Active Under Contract 305-char remark

    Show marketing remark (305 chars)

    HANDYMAN SPECIAL. This cabin was used for years and is now waiting for a new owner to fix it up. Perfect for a small fishing cabin get away, close to Fontana Lake. No vacation rentals but would make an excellent project for someone looking for a getaway cabin. Being Sold AS IS. Long Term Rentals allowed.

29. 2023-06-07
    listed $79,900 Active 305-char remark

    Show marketing remark (305 chars)

    HANDYMAN SPECIAL. This cabin was used for years and is now waiting for a new owner to fix it up. Perfect for a small fishing cabin get away, close to Fontana Lake. No vacation rentals but would make an excellent project for someone looking for a getaway cabin. Being Sold AS IS. Long Term Rentals allowed.

30. 2023-05-30
    listed $79,900 Active
31. 2023-05-26
    listed $79,900 305-char remark

    Show marketing remark (305 chars)

    HANDYMAN SPECIAL. This cabin was used for years and is now waiting for a new owner to fix it up. Perfect for a small fishing cabin get away, close to Fontana Lake. No vacation rentals but would make an excellent project for someone looking for a getaway cabin. Being Sold AS IS. Long Term Rentals allowed.

ⓘ 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: $367 · $31/mo
• Projected year-2 tax: $812 · $68/mo
• Expected delta: +$445/yr (+$37/mo · 121.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 6 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,743
• − Mortgage interest: −$5,546
• − Property taxes: −$367
• − Insurance: −$495
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − HOA: −$660
• − Depreciation: −$2,880
• Taxable income: $756
• Est. tax owed @ 24.0%: −$182
• After-tax cash flow: $2,133/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: Swain County Schools
• NCES district ID: 3704440
• Math proficiency: 43% ▲ 1.00%
• Reading proficiency: 45% ▼ -1.00%
• Median HH income: $38,830
• Composite: 36.74/100
• National rank: #4587
• State rank: #91 of 178 in NC

Livability — Bryson City

• Score: 64/100
• State rank: #372
• US rank: #14629

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,441

Population outlook (Swain County) Hauer SSP2

• Today (2025): 15,071 people
• By 2030: 15,318 · +1.6%
• By 2040: 15,674 · +4.0%
• By 2050: 15,767 · +4.6%
• By 2075: 15,457 · +2.6%
• By 2100: 13,546 · -10.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Native American 11% Two or more races 5% Hispanic / Latino 5% Black 1%
• Common ancestry: Serbian 3% Italian 2% Slovak 1%
• Foreign-born: 1%
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Swain

• 2024 margin: Strong R (+23.7) · D 37.6% · R 61.3% · Other 1.2%
• 2008→2024 swing: -22.1pp toward R · 2008: -1.6pp · 2024: -23.7pp
• All cycles: 2024: R+23.7 2020: R+19.5 2016: R+22.9 2012: R+6.3 2008: R+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.37%
• Current HPI: 223.2759
• 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

+23.9% since first listed

15 events — show timeline

• 2026-05-12 Price Changed $99,000 CANOPYMLS as Distributed by MLS Grid
• 2025-12-31 Price Changed $130,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-14 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-10-13 Price Changed $150,000 CANOPYMLS as Distributed by MLS Grid
• 2025-08-26 Listed $115,000 CANOPYMLS as Distributed by MLS Grid
• 2023-07-10 Sold (Public Records) $77,000 Public Records
• 2023-07-10 Sold (MLS) $77,000 CSAOR
• 2023-07-10 Sold (MLS) $77,000 MLBOR
• 2023-07-09 Sold (MLS) $77,000 CANOPYMLS as Distributed by MLS Grid
• 2023-06-17 Pending — MLBOR
• 2023-06-13 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2023-06-13 Listed — CSAOR
• 2023-06-07 Listed $79,900 MLBOR
• 2023-05-30 Listed $79,900 CANOPYMLS as Distributed by MLS Grid
• 2023-05-26 Listed $79,900 CSAOR

Property tax history

+14.0%/yr

Latest (2025): $367 · +0.0% YoY. Source: county tax records.