2153 Calla Ln · Kingstown, NC 28150

$89,900

4 bd · 2.0 ba · 1,674 sqft · Manufactured public records · 38 Days on market

Built 1996 0.46 ac lot

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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
• Rent growth +4.2/5.0
• Schools +4.0/10.0
• Livability +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.5/10.0

Listing remarks

INVESTORS SPECIAL!! This 4-bedroom, 2-bathroom home offers a genuine opportunity for buyers ready to invest in a property with character and space. Situated on a lot with room to grow, this dwelling presents a blank canvas for renovation-minded owners or investors seeking value in the Kingstown market. Outside, a covered porch and a nice shed create functional outdoor living space—ideal for storage, workspace, or future expansion. The lot itself offers room for additional improvements or outdoor amenities that reflect your vision. Schedule your showing today and explore the potential this property holds for your next chapter.

Key facts

• Covered porch
• 0.46 acre lot
• Built 1996

Tags

• COVERED PORCH
• BLANK CANVAS FOR RENOVATION

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway parking
• Utilities: County water; County sewer
• Home design: Manufactured doublewide single-family residence; One story; Crawl space foundation
• Construction: Manufactured construction; Aluminum exterior material; Shallow foundation with crawl space
• Exterior features: Dirt and concrete road access; Publicly maintained road

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: No central heating; Window air conditioning units
• Interior features: One main-level living area; Electric range; Refrigerator
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 55/100 on livability (#662 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: crime F, amenities F, commute F.
• Cleveland County Schools (rural): math 47% / reading 49% proficiency, ranked #76 of 178 in NC (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Union Elementary (math 42% / reading 37%, grade F, #694 of 1,410 statewide, top 53%, 423 students, 80% FRL); Burns High (math 42% / reading 59%, grade D+, #306 of 535 statewide, top 57%, 934 students, 60% FRL).
• Market conditions: Rents rising fast (+6.7%/yr); 241 active listings in the ZIP; 461 units permitted in Cleveland County in 2024 (38 in 5+ unit buildings).
• This rent runs 30% of the median local income ($56k/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 $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Cleveland County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.57% ✓
• Cap rate: 13.70%
• Cash-on-cash: 26.45%
• DSCR: 2.18
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.66% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.04×
• Total profit: $26,154
• Equity at exit: $13,404

10-year hold

• IRR: 34.1%
• Equity multiple: 4.66×
• Total profit: $92,120
• Equity at exit: $7,773

Cash invested: $25,172 (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 28150

• Home prices YoY: -2.0%
• Rents YoY: 6.7%
• Active inventory: 241
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$54 /mo · $651/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $555

Break-even live

Break-even rent $713

Max offer price $89,900

Occupancy floor 56%

Sensitivity live

Price	-10% $606	-5% $580	+0% $555	+5% $529	+10% $504
Rent	-10% $443	-5% $499	+0% $555	+5% $611	+10% $667
Rate	-1.0pp $600	-0.5pp $578	base $555	+0.5pp $531	+1.0pp $508

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $89,900 Active 38 DOM
2. 2026-06-18
   price $89,900 Active 37 DOM
3. 2026-06-18
   days on market $99,900 Active 37 DOM
4. 2026-06-17
   days on market $99,900 Active 36 DOM
5. 2026-06-16
   days on market $99,900 Active 35 DOM
6. 2026-06-15
   days on market $99,900 Active 34 DOM
7. 2026-06-14
   days on market $99,900 Active 32 DOM
8. 2026-06-13
   days on market $99,900 Active 31 DOM
9. 2026-06-10
   days on market $99,900 Active 29 DOM
10. 2026-06-09
    days on market $99,900 Active 28 DOM
11. 2026-06-08
    days on market $99,900 Active 27 DOM
12. 2026-06-07
    days on market $99,900 Active 26 DOM
13. 2026-06-05
    days on market $99,900 Active 23 DOM
14. 2026-06-03
    days on market $99,900 Active 22 DOM
15. 2026-06-02
    days on market $99,900 Active 21 DOM
16. 2026-06-01
    days on market $99,900 Active 20 DOM
17. 2026-05-31
    days on market $99,900 Active 19 DOM
18. 2026-05-30
    days on market $99,900 Active 18 DOM
19. 2026-05-12
    listed $99,900 Active

ⓘ 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: $651 · $54/mo
• Projected year-2 tax: $737 · $61/mo
• Expected delta: +$86/yr (+$7/mo · 13.2%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,981
• − Mortgage interest: −$5,036
• − Property taxes: −$651
• − Insurance: −$450
• − Repairs & maintenance: −$1,359
• − Management: −$1,359
• − Depreciation: −$2,615
• Taxable income: $5,513
• Est. tax owed @ 24.0%: −$1,323
• After-tax cash flow: $5,334/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: Cleveland County Schools
• NCES district ID: 3700900
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 49% ▲ 4.00%
• Median HH income: $38,501
• Composite: 40.03/100
• National rank: #3823
• State rank: #76 of 178 in NC

Livability — Kingstown

• Score: 55/100
• State rank: #662
• US rank: #23709

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Cleveland County · 83,736 people
• Metro: Shelby, NC
• Population (ZIP): 28,142
• Household income: $55,832
• Rent vs Own: 30.8% rent · 69.2% own
• Severe rent burden: 790.0

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 93,671 people
• By 2030: 91,157 · -2.7%
• By 2040: 85,519 · -8.7%
• By 2050: 79,708 · -14.9%
• By 2075: 68,317 · -27.1%
• By 2100: 57,145 · -39.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (62%)
• Race & ethnicity: White 62% Black 27% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Serbian 2% Italian 2% Lithuanian 1%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Cleveland

• 2024 margin: Solid R (+35.0) · D 32.2% · R 67.2%
• 2008→2024 swing: -15.1pp toward R · 2008: -19.9pp · 2024: -35.0pp
• All cycles: 2024: R+35.0 2020: R+32.8 2016: R+30.6 2012: R+20.5 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -8.92%
• Current HPI: 447.16
• Rent YoY: ▲ 6.66%
• Metro: Shelby, 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

1 event — show timeline

• 2026-05-12 Listed $99,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $651 · +45.8% YoY. Source: county tax records.