307 #7 Blue Ridge Dr S · Spruce Pine, NC 28752

$270,000

3 bd · 3.0 ba · 1,600 sqft · Townhouse · 286 Days on market

Built 2000 5,662 sqft lot $327/mo HOA · 11% 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 +18.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +5.8/10.0
• Livability +4.0/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Village on the Green at Linville Falls Mountain Club, where mountain living meets resort-style amenities. This spacious 3-bedroom, 3 full-bath townhome is perfectly situated along the Disc Golf Course in the North Cove area, offering a unique blend of recreation and relaxation right outside your door. Step inside to find a thoughtfully designed floor plan with open living spaces, abundant natural light, and views that capture both the golf course and the long-range Blue Ridge Mountains. Each bedroom provides comfort and privacy, while the three full baths make hosting family and friends a breeze. Enjoy your morning coffee or evening sunsets from the deck as you take in the rollin

Key facts

• Open living spaces
• Morning coffee deck
• Views of golf course

Tags

• RESORT STYLE AMENITIES
• OPEN LIVING SPACES
• ABUNDANT NATURAL LIGHT
• VIEWS OF GOLF COURSE
• VIEWS OF BLUE RIDGE MOUNTAINS
• MORNING COFFEE DECK

Property features AI

Finance

• Other: Property type is residential townhouse (mid-rise); Lot acreage approximately 0.13 acres; Elevation listed at 1500
• HOA & community: HOA present (Lineville Falls Club POA; Village by the Green association names listed); HOA dues are mandatory; Annual association fees listed (annual amounts provided); Pets allowed (cats and dogs OK); Architectural review and certain restrictions apply; short-term rentals allowed

Exterior

• Parking: Parking spaces available; Electric vehicle charging station(s)
• Utilities: Community well water; Private sewer
• Home design: Residential townhouse (mid-rise); One story (levels described as One); Entry level 1; Facing direction not specified
• Construction: Site-built construction; Cedar shake, stone, and wood exterior materials; Permanent foundation; Shingle roof not specified explicitly
• Exterior features: Covered, enclosed, screened patio/porch with rear porch; Patio; End unit on a golf course; Asphalt/paved roads with private maintenance

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; ENERGY STAR qualified refrigerator
• Bedrooms: Three bedrooms total — one on the main level and two on the lower level
• Bathrooms: Three full bathrooms (one on the main level, two on the lower level)
• Heating & cooling: Heat pump heating; Central air conditioning; Gas log fireplace (living room) with propane
• Interior features: 11 total rooms; Skylights; Screen and sliding doors; Entry level is 1
• Laundry & utility: Laundry on the lower level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $270k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 1.7% in Spruce Pine — 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 80/100 on livability (#19 in NC, #1,753 nationally) — a professional / high-income tenant draw. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, commute F.
• Mcdowell County Schools (rural): math 35% / reading 46% proficiency, ranked #115 of 178 in NC (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mcdowell High School (math 50% / reading 57%, grade C-, #279 of 535 statewide, top 52%, 1,416 students, 60% FRL) — zoned schools at 60% FRL track the district average.
• Zoned-school proficiency averages 54% at this address vs 40% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Mcdowell County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 266 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 175 units permitted in McDowell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• McDowell County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Recommended offer $237,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.15% ✓
• Cap rate: 7.43%
• Cash-on-cash: 4.06%
• DSCR: 1.18
• GRM: 7.3

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-27,193
• Equity at exit: $40,258

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-1,671
• Equity at exit: $23,345

Cash invested: $75,600 (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 28752

• Active inventory: 266
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $3,100 medium
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$338 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$327
• Vacancy / Maint / Mgmt: −$651
• Net cashflow: $256

Break-even live

Break-even rent $2,776

Max offer price $270,000

Occupancy floor 87%

Sensitivity live

Price	-10% $443	-5% $349	+0% $256	+5% $163	+10% $69
Rent	-10% $11	-5% $134	+0% $256	+5% $379	+10% $501
Rate	-1.0pp $392	-0.5pp $325	base $256	+0.5pp $186	+1.0pp $115

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
452 Wilderness Dr Marion, NC	2.0	2.0	1200	$3,100	$2.58	14d	1	0.74mi

HOA detail

• Monthly dues: $327 · $3,924/yr

Listing history 16 events

1. 2026-06-19
   days on market $270,000 Active 286 DOM
2. 2026-06-18
   days on market $270,000 Active 285 DOM
3. 2026-06-17
   days on market $270,000 Active 284 DOM
4. 2026-06-16
   days on market $270,000 Active 283 DOM
5. 2026-06-15
   days on market $270,000 Active 282 DOM
6. 2026-06-14
   days on market $270,000 Active 280 DOM
7. 2026-06-13
   days on market $270,000 Active 279 DOM
8. 2026-06-10
   days on market $270,000 Active 277 DOM
9. 2026-06-09
   days on market $270,000 Active 276 DOM
10. 2026-06-08
    days on market $270,000 Active 275 DOM
11. 2026-06-07
    days on market $270,000 Active 274 DOM
12. 2026-06-02
    days on market $270,000 Active 269 DOM
13. 2026-06-01
    days on market $270,000 Active 268 DOM
14. 2026-05-31
    days on market $270,000 Active 267 DOM
15. 2026-05-30
    days on market $270,000 Active 266 DOM
16. 2025-09-06
    listed $270,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $37,200
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,976
• − Management: −$2,976
• − HOA: −$3,924
• − Depreciation: −$7,855
• Taxable loss: −$1,055
• Est. tax savings @ 24.0%: +$253
• After-tax cash flow: $3,326/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: Mcdowell County Schools
• NCES district ID: 3702940
• Math proficiency: 35% ▼ -3.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $36,769
• Composite: 33.6/100
• National rank: #5413
• State rank: #115 of 178 in NC

Livability — Spruce Pine

• Score: 80/100
• State rank: #19
• US rank: #1753

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,368
• Population (ZIP): 30,602

Population outlook (McDowell County) Hauer SSP2

• Today (2025): 44,615 people
• By 2030: 44,002 · -1.4%
• By 2040: 42,285 · -5.2%
• By 2050: 39,906 · -10.6%
• By 2075: 34,396 · -22.9%
• By 2100: 27,970 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 5% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 4% Slovak 2% Iranian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 8% German/W. Germanic 1% Vietnamese 1%

Political lean MEDSL · McDowell

• 2024 margin: Solid R (+49.2) · D 25.1% · R 74.2%
• 2008→2024 swing: -22.2pp toward R · 2008: -27.0pp · 2024: -49.2pp
• All cycles: 2024: R+49.2 2020: R+48.0 2016: R+50.5 2012: R+31.9 2008: R+27.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.41%
• Current HPI: 182.9225
• 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

1 event — show timeline

• 2025-09-06 Listed $270,000 CANOPYMLS as Distributed by MLS Grid