128 Indian Harbor Trl Unit E147 · Mount Gilead, NC 27306

$105,000

1 bd · 1.0 ba · 658 sqft · SingleFamily · 184 Days on market

Built 1900 Fair condition 4,356 sqft lot $160/sqft · 14% below area Est $123k · 14% under $46/mo HOA · 3% of rent

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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
• ARV discount +13.9/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• Appreciation +4.5/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Who is looking for a place that needs work but has great bones?? This could be the one. Park Model with an addition. Additional common area was bought and added to this lot making is larger than most. 1 Bedroom and 1 bathroom. All electric unit with washer dryer to remain. New metal roof will be installed in the next 2 weeks. There has been a roof leak in the bathroom. The wall behind the shower needs to be replaced. What is there will remain. Come and make this little home into exactly what you want it to be. All buyers must be with a realtor to gain access to the community.

Key facts

• All electric unit
• New metal roof
• Park model

Tags

• PARK MODEL
• ADDITION
• LARGER LOT
• ALL ELECTRIC UNIT
• NEW METAL ROOF
• WASHER DRYER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $105k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $92k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 4.3% in Mount Gilead — 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 74/100 on livability (#58 in NC, #4,548 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Montgomery County Schools (rural): math 29% / reading 34% proficiency, ranked #143 of 178 in NC (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mount Gilead Elementary (math 27% / reading 32%, grade F, #975 of 1,410 statewide, top 71%, 213 students, 87% FRL); West Middle (math 20% / reading 31%, grade F, #388 of 475 statewide, top 83%, 309 students, 72% FRL).
• Market conditions: 172 active listings in the ZIP; 138 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $726 of loan paydown is wiped out by about $984 of value loss. Plan a longer hold.
• Montgomery County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.9% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $92,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.44% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.40%
• DSCR: 1.77
• GRM: 5.8

CMA / ARV

• ARV (median comp): $122,564
• List price: $105,000
• Delta: -14.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Deer Park Rd Unit 142 section D	0.08mi	2/1.5 (+1)	675 (+3%)	4mo	$159,000	$236	81
135/137 Indian Harbor Trl Unit E16/17	0.05mi	1/1.0	592 (-10%)	4mo	$111,000	$188	78
331 Lake Tillery Trl	0.11mi	2/1.0 (+1)	696 (+6%)	7mo	$105,000	$151	74
111 River Ridge Trl	0.15mi	2/1.0 (+1)	650 (-1%)	17mo	$20,000	$31	72
105/107 River Ridge Trl Unit E169/170	0.12mi	1/1.0	748 (+14%)	2mo	$145,000	$194	70
297/299 Lake Tillery Trl Unit E112/113	0.14mi	2/1.0 (+1)	704 (+7%)	9mo	$168,000	$239	69
113 Deer Park Rd Unit 9&10D	0.05mi	2/1.0 (+1)	750 (+14%)	5mo	$150,000	$200	65
167 Holly Harbor Trl Unit 169/170	0.43mi	1/1.0	665 (+1%)	17mo	$125,000	$188	64
174 Canyon Loop Unit H243	0.42mi	2/2.0 (+1)	627 (-5%)	4mo	$80,000	$128	60
138 Larboard Trl	0.30mi	2/1.0 (+1)	600 (-9%)	11mo	$120,000	$200	57
126 Canyon Loop Unit F203	0.41mi	1/2.0	581 (-12%)	1mo	$140,000	$241	57
111 Sunshine Trl Unit A 249/250	0.57mi	2/1.0 (+1)	608 (-8%)	6mo	$124,900	$205	50

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

Projected returns pro-forma

-0.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.7%
• Equity multiple: 1.67×
• Total profit: $19,594
• Equity at exit: $25,658

10-year hold

• IRR: 20.4%
• Equity multiple: 3.08×
• Total profit: $61,094
• Equity at exit: $27,209

Cash invested: $29,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 7 under contract
• Months of supply: 8.6 mo (12%/mo absorbed)
• Median asking: $146,250 ($235/sqft)
• Median days on market: 221 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: -20.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 27306

• Home prices YoY: -0.3%
• Active inventory: 172
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,516 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$46
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $426

Break-even live

Break-even rent $977

Max offer price $105,000

Occupancy floor 67%

Sensitivity live

Price	-10% $499	-5% $463	+0% $426	+5% $390	+10% $354
Rent	-10% $307	-5% $366	+0% $426	+5% $486	+10% $546
Rate	-1.0pp $479	-0.5pp $453	base $426	+0.5pp $399	+1.0pp $371

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: $26,250
• Closing costs: $3,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Living area approximately 658 total heated square feet
• HOA & community: Part of Twin Harbor associationMandatory HOA dues of $550 annuallyGated community with lake access, outdoor pool, picnic area, playground, recreation area, street lights and walking trails

Exterior

• Parking: Driveway
• Utilities: County waterCounty sewer
• Home design: Manufactured single-family residenceOne storyRV zoning
• Construction: Vinyl exteriorPillar/post/pier foundation
• Exterior features: Level lotGravel and paved road accessPrivate maintained roadCommunity beach access and boat slip on Lake Tillery

Interior

• Kitchen: Electric range
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Five total roomsStorage space
• Laundry & utility: Laundry closetElectric water heater

HOA detail $46/mo · $552/yr

• Likely covers: electric

Listing history 50 events

1. 2026-11-08
   days on market $105,000 Active 184 DOM
2. 2026-11-07
   days on market $105,000 Active 183 DOM
3. 2026-11-06
   days on market $105,000 Active 182 DOM
4. 2026-11-05
   days on market $105,000 Active 181 DOM
5. 2026-11-04
   days on market $105,000 Active 180 DOM
6. 2026-11-02
   days on market $105,000 Active 178 DOM
7. 2026-11-01
   days on market $105,000 Active 177 DOM
8. 2026-10-31
   days on market $105,000 Active 176 DOM
9. 2026-10-30
   days on market $105,000 Active 175 DOM
10. 2026-10-29
    days on market $105,000 Active 174 DOM
11. 2026-10-28
    days on market $105,000 Active 173 DOM
12. 2026-10-27
    days on market $105,000 Active 172 DOM
13. 2026-10-26
    days on market $105,000 Active 171 DOM
14. 2026-10-25
    days on market $105,000 Active 170 DOM
15. 2026-10-24
    days on market $105,000 Active 169 DOM
16. 2026-10-23
    days on market $105,000 Active 168 DOM
17. 2026-10-22
    days on market $105,000 Active 167 DOM
18. 2026-10-21
    days on market $105,000 Active 166 DOM
19. 2026-10-20
    days on market $105,000 Active 165 DOM
20. 2026-10-19
    days on market $105,000 Active 164 DOM
21. 2026-10-18
    days on market $105,000 Active 163 DOM
22. 2026-10-17
    pricedays on market $105,000 Active 162 DOM
23. 2026-10-16
    days on market $110,000 Active 161 DOM
24. 2026-10-15
    days on market $110,000 Active 160 DOM
25. 2026-10-14
    days on market $110,000 Active 159 DOM
26. 2026-10-13
    days on market $110,000 Active 158 DOM
27. 2026-10-12
    days on market $110,000 Active 157 DOM
28. 2026-10-11
    days on market $110,000 Active 156 DOM
29. 2026-10-10
    days on market $110,000 Active 155 DOM
30. 2026-10-09
    days on market $110,000 Active 154 DOM
31. 2026-10-08
    days on market $110,000 Active 153 DOM
32. 2026-10-07
    days on market $110,000 Active 152 DOM
33. 2026-10-06
    days on market $110,000 Active 151 DOM
34. 2026-10-05
    days on market $110,000 Active 150 DOM
35. 2026-10-04
    days on market $110,000 Active 149 DOM
36. 2026-10-03
    days on market $110,000 Active 148 DOM
37. 2026-10-02
    days on market $110,000 Active 147 DOM
38. 2026-10-01
    days on market $110,000 Active 146 DOM
39. 2026-09-30
    days on market $110,000 Active 145 DOM
40. 2026-09-29
    days on market $110,000 Active 144 DOM
41. 2026-09-28
    days on market $110,000 Active 143 DOM
42. 2026-09-27
    days on market $110,000 Active 142 DOM
43. 2026-09-25
    days on market $110,000 Active 140 DOM
44. 2026-09-24
    days on market $110,000 Active 139 DOM
45. 2026-09-23
    days on market $110,000 Active 138 DOM
46. 2026-09-22
    days on market $110,000 Active 137 DOM
47. 2026-09-21
    days on market $110,000 Active 136 DOM
48. 2026-09-20
    days on market $110,000 Active 135 DOM
49. 2026-09-19
    days on market $110,000 Active 134 DOM
50. 2026-09-18
    days on market $110,000 Active 133 DOM

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,198
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − HOA: −$552
• − Depreciation: −$3,055
• Taxable income: $3,698
• Est. tax owed @ 24.0%: −$887
• After-tax cash flow: $4,229/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $16,450–$29,610 screening

This single-family home requires significant repairs and maintenance, including a new roof, repairs to the bathroom wall and flooring, and painting. It has great bones and could be transformed into a move-in-ready property with the right investment.

Repairs flagged

• Major roof — The satellite image shows signs of damage.
• Major bathroom wall — The listing mentions a need to replace the wall behind the shower.
• Major flooring — The satellite image shows signs of damage.
• Major plumbing — The listing mentions a roof leak in the bathroom.

Value-add opportunities

• Both new roof — A new roof will improve the home's appearance and functionality. ↑
• Both paint interior and exterior — Fresh paint will improve the home's curb appeal and interior aesthetics. ↑
• Both replace bathroom wall — Replacing the damaged wall will address a major issue and improve the home's functionality. ↑
• Both repair flooring — Repairing the damaged flooring will improve the home's functionality and appearance. ↑
• Both repair plumbing — Fixing the plumbing issues will address a major issue and improve the home's functionality and safety. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Mount Gilead Elementary F NC #975/1,410 Nat'l #26,716/41,679 Middle West Middle F NC #388/475 Nat'l #10,204/14,009

Schools (NCES district)

• District: Montgomery County Schools
• NCES district ID: 3703060
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $34,706
• Composite: 25.97/100
• National rank: #7328
• State rank: #143 of 178 in NC

B Composite livability gradescore 74/100

Livability — Mount Gilead

• Score: 74/100
• State rank: #58
• US rank: #4548

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery · 26,533 people
• Population (ZIP): 5,457
• Household income: $57,202
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 9% of renters

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Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 26,533 people
• By 2030: 25,724 · -3.0%
• By 2040: 23,842 · -10.1%
• By 2050: 22,077 · -16.8%
• By 2075: 18,754 · -29.3%
• By 2100: 15,537 · -41.4%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 26% Asian 6% Hispanic / Latino 2% Two or more races 2%
• Languages at home: 92% English-only · Other Asian/Pacific 5% Spanish 2% Chinese 1%

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Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+37.8) · D 30.8% · R 68.6%
• 2008→2024 swing: -26.9pp toward R · 2008: -11.0pp · 2024: -37.8pp
• All cycles: 2024: R+37.8 2020: R+31.8 2016: R+25.9 2012: R+15.2 2008: R+11.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.94%
• Current HPI: 334.2599
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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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

Property features AI

Finance

• Other: Living area approximately 658 total heated square feet
• HOA & community: Part of Twin Harbor associationMandatory HOA dues of $550 annuallyGated community with lake access, outdoor pool, picnic area, playground, recreation area, street lights and walking trails

Exterior

• Parking: Driveway
• Utilities: County waterCounty sewer
• Home design: Manufactured single-family residenceOne storyRV zoning
• Construction: Vinyl exteriorPillar/post/pier foundation
• Exterior features: Level lotGravel and paved road accessPrivate maintained roadCommunity beach access and boat slip on Lake Tillery

Interior

• Kitchen: Electric range
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Five total roomsStorage space
• Laundry & utility: Laundry closetElectric water heater

Price history

1 event — show timeline

• 2026-05-08 Listed $115,000 CANOPYMLS as Distributed by MLS Grid