112 Darcus Ln · Asheville, NC 28806

$249,000

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 9 Days on market

Built 1967 0.26 ac lot Est $316k · 21% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• 1% rule +3.0/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity meets location at this 1967 mid-century brick ranch just minutes from downtown Asheville. Situated on an elevated . 26-acre homesite, this 3-bedroom, 1-bath home offers hardwood floors, a practical single-level layout, and plenty of potential for those looking to personalize a property rather than pay for someone else's updates. The setting is a pleasant surprise. Adjacent to Estelle Park, residents enjoy nearby access to community green space, a playground, and a dog park while remaining conveniently close to downtown dining, shopping, and entertainment. The sloping lot provides elevation from the street and a usable rear yard with room for gardening, recreation, or outdoor liv

Key facts

• 0.26 acre lot
• Parking
• Built 1967

Property features AI

Finance

• Other: Lot is approximately 0.26 acres (hilly and wooded); Lot dimensions roughly 103 x 588 x 186 x 737; Roads are concrete/paved and publicly maintained; Property classified as residential; No multi-unit restrictions (N/A)
• HOA & community: Not subject to HOA dues

Exterior

• Parking: Driveway and on-street parking; Open parking for 3 vehicles; Carport with 1 space
• Security: Carbon monoxide detectors; Smoke detectors
• Utilities: City water; Public sewer; Electricity connected; Cable available
• Home design: Single family residence; Site-built construction; One story; RS8 / R-3 zoning; Facing/Elevation approximately 2000
• Construction: Partial brick exterior; Composition roof; Crawl space foundation; Built on site (site built)
• Exterior features: Patio; Back yard fencing (partial)

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Tile flooring; Wood flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Electric heating; Propane heating; Window air conditioning units
• Interior features: Seven total rooms; Storm windows; Storm doors
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $78 ($935/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 $199k (20.2% below list).
• Recommended offer: $199k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.5% 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.
• 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.
• Zoned schools: Johnston Elementary (math 12% / reading 17%, grade F, #1,331 of 1,410 statewide, top 96%, 203 students, 98% FRL); Erwin Middle (math 37% / reading 37%, grade F, #262 of 475 statewide, top 57%, 568 students, 74% FRL); Erwin High (math 52% / reading 49%, grade D+, #306 of 535 statewide, top 57%, 1,096 students, 64% FRL) — zoned schools average 79% FRL vs 47% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 34% at this address vs 48% district-wide (-14 pts) — the specific schools serving this property underperform the Buncombe County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.1%/yr); 333 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 38% 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 $2k of loan paydown is wiped out by about $7k 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.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $72k; list at $249k implies a 246% gain — meaningful room to come down on a strong offer.

Recommended offer $198,679 (20.2% below list)

Questions for the listing agent

1. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.34%
• DSCR: 1.06
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $316,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
186 Johnston Blvd	0.29mi	2/1.5 (-1)	941 (-6%)	3mo	$297,500	$316	67
4 La Rue St	0.34mi	3/1.0	920 (-8%)	6mo	$215,000	$234	66
4 Merlin Way	0.47mi	3/1.5	1,057 (+6%)	7mo	$330,000	$312	61
21 Cedar Hill Cir	0.64mi	3/1.5	991 (-1%)	10mo	$330,000	$333	58
50 Huffman Rd	0.61mi	3/1.0	915 (-8%)	4mo	$225,000	$246	54
9 Guinevere Ct	0.50mi	3/1.5	1,108 (+11%)	4mo	$325,000	$293	53
10 Harrisland Dr	0.53mi	2/2.0 (-1)	931 (-7%)	3mo	$342,500	$368	52
24 Evelake Dr	0.66mi	3/1.5	1,062 (+6%)	6mo	$355,000	$334	52
88 Ivanhoe Ave	0.74mi	3/1.0	906 (-9%)	1mo	$385,000	$425	49
60 Huffman Rd	0.65mi	3/2.0	1,097 (+10%)	1mo	$355,000	$324	49
61 Huffman Rd	0.63mi	2/1.0 (-1)	910 (-9%)	3mo	$275,000	$302	48
6 Deaver Park Cir	0.60mi	3/2.0	1,144 (+14%)	3mo	$274,000	$240	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-37,357
• Equity at exit: $37,127

10-year hold

• IRR: -8.1%
• Equity multiple: 0.51×
• Total profit: $-34,083
• Equity at exit: $21,529

Cash invested: $69,720 (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 28806

• Rents YoY: 2.1%
• Active inventory: 333
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,987 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$82 /mo · $985/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $78

Break-even live

Break-even rent $1,888

Max offer price $249,000

Occupancy floor 91%

Sensitivity live

Price	-10% $219	-5% $148	+0% $78	+5% $7	+10% $-63
Rent	-10% $-79	-5% $-1	+0% $78	+5% $156	+10% $235
Rate	-1.0pp $203	-0.5pp $141	base $78	+0.5pp $13	+1.0pp $-52

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Rhudy Rd Unit 2 Asheville, NC	2.0	2.5	1200	$1,950	$1.62	25d	1	0.61mi
26 Rhudy Rd Unit 1 Asheville, NC	2.0	2.5	1260	$1,990	$1.58	15d	1	0.62mi
34 Rhudy Rd Unit A Asheville, NC	2.0	1.0	1100	$1,795	$1.63	45d	1	0.64mi
331 Hi Alta Ave Asheville, NC	3.0	1.0	960	$1,995	$2.08	15d	1	0.67mi
2 Jacob Ln Asheville, NC	2.0	2.0	1120	$2,200	$1.96	45d	1	0.77mi
1 Canteberi Ct Asheville, NC	1.0–2.0	1.0	799	$1,450	$1.81	45d	1	0.79mi
510 Deaverview Rd Asheville, NC	2.0	2.0	1227	$1,800	$1.47	25d	1	0.80mi
99 Ascension Dr Asheville, NC	1.0–3.0	1.0–2.0	1008	$1,624	$1.61	15d	17	0.82mi
85 Aurora Vista Dr Asheville, NC	4.0	2.0	1200	$2,850	$2.38	45d	1	0.97mi
2 Evergreen Ave Asheville, NC	3.0	1.0	1016	$1,595	$1.57	15d	1	0.99mi
11 Shadowlawn Dr Asheville, NC	3.0	2.0	1410	$2,250	$1.60	45d	1	1.02mi
16 Evergreen Ave Unit B Asheville, NC	3.0	2.0	1200	$1,865	$1.55	45d	1	1.07mi
16 Evergreen Ave Unit A Asheville, NC	3.0	2.0	1200	$1,795	$1.50	25d	1	1.07mi
29 Evergreen Ave Asheville, NC	3.0	1.0	981	$1,695	$1.73	25d	1	1.07mi
13 Rolos Way Unit 13 Asheville, NC	3.0	3.0	1314	$2,200	$1.67	15d	1	1.20mi
5 Rolos Way Unit 5 Asheville, NC	2.0	2.0	1100	$1,850	$1.68	15d	1	1.21mi
919 Haywood Rd Asheville, NC	1.0–2.0	1.0–2.0	1010	$1,950	$1.93	15d	6	1.28mi
110 Bear Creek Ln Asheville, NC	1.0–3.0	1.0–2.0	910	$1,824	$2.00	15d	23	1.32mi
205 Rumbough Pl Asheville, NC	3.0	2.0	875	$1,950	$2.23	25d	1	1.38mi
76 Lanvale Ave Unit 1 Asheville, NC	2.0	1.5	1200	$2,195	$1.83	25d	1	1.46mi

Listing history 8 events

1. 2026-06-18
   days on market $249,000 Active 9 DOM
2. 2026-06-17
   days on market $249,000 Active 8 DOM
3. 2026-06-16
   days on market $249,000 Active 7 DOM
4. 2026-06-15
   days on market $249,000 Active 6 DOM
5. 2026-06-14
   days on market $249,000 Active 4 DOM
6. 2026-06-10
   status $249,000 Active 1 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   listed $249,000 Coming Soon 1 DOM

ⓘ 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: $985 · $82/mo
• Projected year-2 tax: $2,042 · $170/mo
• Expected delta: +$1,057/yr (+$88/mo · 107.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 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: $23,841
• − Mortgage interest: −$13,948
• − Property taxes: −$985
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$7,244
• Taxable loss: −$3,395
• Est. tax savings @ 24.0%: +$815
• After-tax cash flow: $1,750/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: 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 — 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

• 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

Price history

+245.8% since first listed

2 events — show timeline

• 2026-06-08 Coming Soon $249,000 CANOPYMLS as Distributed by MLS Grid
• 2001-02-02 Sold (Public Records) $72,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $985 · +6.7% YoY. Source: county tax records.