108 Carr St · Jonesville, NC 28642

$69,500

3 bd · 2.0 ba · 1,890 sqft · Manufactured public records · 9 Days on market

Built 1999 9,147 sqft 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
• Schools +3.8/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment opportunity in Jonesville. This manufactured home features a 1,332 sq. ft. structure situated on a 0.21-acre lot with established public utility connections. The property has sustained significant fire damage and requires a complete rehabilitation or rebuild. Please note: The structure's original 1,332 sq. ft. is entered in the square footage field; however, due to the fire damage, the square footage is currently not heated. Property is being sold strictly AS-IS, WHERE-IS. Cash only.

Key facts

• 9,147 sq ft lot
• Built 1999
• Listed 9 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public sewer; No water heater listed
• Home design: Manufactured double-wide home; One level; Built in 1999; Dining room fireplace
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Public water; Publicly maintained road

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Natural gas heating; No central cooling listed
• Interior features: Primary bedroom located on the main level; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 14.9% vs local median 3.2% in Jonesville — 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 56/100 on livability (#629 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: schools F, crime D-, amenities F.
• Yadkin County Schools (rural): math 46% / reading 46% proficiency, ranked #86 of 178 in NC (top 48%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 42 active listings in the ZIP; 132 units permitted in Yadkin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $481 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Yadkin County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $69,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 1.74% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.78%
• DSCR: 2.37
• GRM: 4.8

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: 25.5%
• Equity multiple: 2.06×
• Total profit: $20,531
• Equity at exit: $10,363

10-year hold

• IRR: 33.2%
• Equity multiple: 4.02×
• Total profit: $58,826
• Equity at exit: $6,009

Cash invested: $19,460 (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 28642

• Home prices YoY: -10.8%
• Active inventory: 42
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,209 medium
• Mortgage (P&I): −$364
• Tax from tax record: −$63 /mo · $754/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $499

Break-even live

Break-even rent $577

Max offer price $69,500

Occupancy floor 54%

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-02
   status $69,500 Pending 9 DOM
2. 2026-06-01
   days on market $69,500 Active 9 DOM
3. 2026-05-31
   days on market $69,500 Active 8 DOM
4. 2026-05-31
   days on market $69,500 Active 7 DOM
5. 2026-05-15
   listed $69,500 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: $754 · $63/mo
• Projected year-2 tax: $754 · $63/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,512
• − Mortgage interest: −$3,893
• − Property taxes: −$754
• − Insurance: −$348
• − Repairs & maintenance: −$1,161
• − Management: −$1,161
• − Depreciation: −$2,022
• Taxable income: $5,174
• Est. tax owed @ 24.0%: −$1,242
• After-tax cash flow: $4,748/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: Yadkin County Schools
• NCES district ID: 3705040
• Math proficiency: 46% ▲ 1.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $39,504
• Composite: 38.47/100
• National rank: #4188
• State rank: #86 of 178 in NC

Livability — Jonesville

• Score: 56/100
• State rank: #629
• US rank: #22881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jonesville, NC
• Population (ZIP): 5,591

Population outlook (Yadkin County) Hauer SSP2

• Today (2025): 35,479 people
• By 2030: 34,008 · -4.1%
• By 2040: 30,683 · -13.5%
• By 2050: 27,109 · -23.6%
• By 2075: 19,600 · -44.8%
• By 2100: 13,328 · -62.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 9% Black 9% Two or more races 3%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Romanian 3% Slovak 3% Serbian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Yadkin

• 2024 margin: Solid R (+62.4) · D 18.4% · R 80.8%
• 2008→2024 swing: -16.5pp toward R · 2008: -46.0pp · 2024: -62.4pp
• All cycles: 2024: R+62.4 2020: R+61.1 2016: R+61.5 2012: R+51.5 2008: R+46.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.06%
• Current HPI: 207.5348
• 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

• 2026-05-15 Listed $69,500 Triad MLS

Property tax history

-0.2%/yr

Latest (2025): $754 · +0.8% YoY. Source: county tax records.