317 Newsome Grove Rd · Ahoskie, NC 27910

$48,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 177 Days on market

Built 1996 0.50 ac lot ↓ 48% since listing

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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
• Appreciation +6.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Set on a spacious half-acre lot, this 3-bedroom, 2-bath double-wide home at 317 Newsome Grove Rd in Ahoskie, NC offers a great opportunity for buyers looking to add value. With a peaceful rural setting and plenty of potential, this property just needs a little TLC to truly shine. Call our office today to schedule your personal showing. Property is owned by the US Dept. of HUD, Case# 381-831629 . Home is listed as IE. Seller makes no representations or warranties as to the property condition. HUD Homes are sold AS-IS, Equal Housing Opportunity. Seller may contribute up to 3 percent for buyer's closing costs upon buyer request at time of bid. For pre-1978 properties, include the LBP (Lead-Bas

Key facts

• 0.5 acre lot
• Built 1996
• Listed 176 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Utilities: see remarks
• Home design: Manufactured home; One-story (entry level: 1)
• Construction: Vinyl siding with frame construction; Built with crawl space foundation
• Exterior features: Front porch; Paved road access; Shingle roof

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Crawl space basement; Has view; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $48k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Recommended offer: $42k (12.0% below list) — sets the bar for market timing.
• Cap rate 31.7% vs local median 7.7% in Ahoskie — 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 57/100 on livability (#600 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime F, amenities F, commute F.
• Hertford County Schools (town): math 14% / reading 26% proficiency, ranked #171 of 178 in NC (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bearfield Primary (math 27% / reading 32%, grade F, #975 of 1,410 statewide, top 71%, 560 students, 100% FRL); Hertford County Middle (math 6% / reading 26%, grade F, #455 of 475 statewide, top 96%, 536 students, 99% FRL); Hertford County High (math 12% / reading 12%, grade F, #518 of 535 statewide, top 97%, 573 students, 100% FRL) — zoned schools average 99% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 59 active listings in the ZIP; 5 units permitted in Hertford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($332 loan paydown + $1k appreciation (2.5% local appreciation)).
• Hertford County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 177 days — a 12% lower offer ($42k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $84k (64%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $42,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 177 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 3.51% ✓
• Cap rate: 31.71%
• Cash-on-cash: 90.78%
• DSCR: 5.04
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 94.8%
• Equity multiple: 6.16×
• Total profit: $69,350
• Equity at exit: $20,301

10-year hold

• IRR: 94.6%
• Equity multiple: 12.73×
• Total profit: $157,678
• Equity at exit: $30,324

Cash invested: $13,440 (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 27910

• Home prices YoY: 1.9%
• Active inventory: 59
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,684 medium
• Mortgage (P&I): −$252
• Tax from tax record: −$42 /mo · $502/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $1,017

Break-even live

Break-even rent $397

Max offer price $48,000

Occupancy floor 35%

Sensitivity live

Price	-10% $1,044	-5% $1,030	+0% $1,017	+5% $1,003	+10% $990
Rent	-10% $884	-5% $950	+0% $1,017	+5% $1,083	+10% $1,150
Rate	-1.0pp $1,041	-0.5pp $1,029	base $1,017	+0.5pp $1,004	+1.0pp $992

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $48,000 Active 177 DOM
2. 2026-06-17
   days on market $48,000 Active 176 DOM
3. 2026-06-17
   price $48,000 Active 175 DOM
4. 2026-06-16
   days on market $60,000 Active 175 DOM
5. 2026-06-15
   days on market $60,000 Active 174 DOM
6. 2026-06-13
   days on market $60,000 Active 172 DOM
7. 2026-06-12
   days on market $60,000 Active 171 DOM
8. 2026-06-09
   days on market $60,000 Active 168 DOM
9. 2026-06-08
   days on market $60,000 Active 167 DOM
10. 2026-06-07
    days on market $60,000 Active 166 DOM
11. 2026-06-07
    days on market $60,000 Active 165 DOM
12. 2026-06-04
    days on market $60,000 Active 162 DOM
13. 2026-06-02
    pricedays on market $60,000 Active 161 DOM
14. 2026-05-31
    days on market $69,300 Active 204 DOM
15. 2026-04-17
    status Active
16. 2026-04-17
    price $69,300
17. 2026-04-06
    status Active
18. 2026-02-10
    status Pending
19. 2026-02-02
    price $86,600
20. 2025-12-19
    price $96,210
21. 2025-11-25
    status Active
22. 2025-11-21
    status Pending
23. 2025-11-18
    price $106,900
24. 2025-10-15
    price $118,800
25. 2025-08-28
    listed $132,000 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: $502 · $42/mo
• Projected year-2 tax: $502 · $42/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 8/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $20,207
• − Mortgage interest: −$2,689
• − Property taxes: −$502
• − Insurance: −$240
• − Repairs & maintenance: −$1,617
• − Management: −$1,617
• − Depreciation: −$1,396
• Taxable income: $12,147
• Est. tax owed @ 24.0%: −$2,915
• After-tax cash flow: $9,286/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: Hertford County Schools
• NCES district ID: 3702160
• Math proficiency: 14% ▼ -3.00%
• Reading proficiency: 26% ▼ -1.00%
• Median HH income: $33,467
• Composite: 16.29/100
• National rank: #9213
• State rank: #171 of 178 in NC

Livability — Ahoskie

• Score: 57/100
• State rank: #600
• US rank: #21815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,427
• Population (ZIP): 10,427

Population outlook (Hertford County) Hauer SSP2

• Today (2025): 23,401 people
• By 2030: 22,708 · -3.0%
• By 2040: 21,227 · -9.3%
• By 2050: 19,942 · -14.8%
• By 2075: 17,844 · -23.7%
• By 2100: 15,148 · -35.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 59% White 32% Hispanic / Latino 4% Two or more races 3% Native American 2% Asian 1%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Hertford

• 2024 margin: Strong D (+26.8) · D 63.0% · R 36.3%
• 2008→2024 swing: -14.8pp toward R · 2008: 41.5pp · 2024: 26.8pp
• All cycles: 2024: D+26.8 2020: D+34.0 2016: D+37.7 2012: D+44.3 2008: D+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.52%
• Current HPI: 135.494
• 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

-47.5% since first listed

11 events — show timeline

• 2026-04-17 Relisted — Hive MLS
• 2026-04-17 Price Changed $69,300 Hive MLS
• 2026-04-06 Relisted — Hive MLS
• 2026-02-10 Pending — Hive MLS
• 2026-02-02 Price Changed $86,600 Hive MLS
• 2025-12-19 Price Changed $96,210 Hive MLS
• 2025-11-25 Relisted — Hive MLS
• 2025-11-21 Pending — Hive MLS
• 2025-11-18 Price Changed $106,900 Hive MLS
• 2025-10-15 Price Changed $118,800 Hive MLS
• 2025-08-28 Listed $132,000 Hive MLS

Property tax history

-3.9%/yr

Latest (2025): $502 · +2.0% YoY. Source: county tax records.