110 Beck Ln · Pilot Mountain, NC 27041

$64,900

2 bd · 1.5 ba · 858 sqft · SingleFamily · 13 Days on market

Built 1979 1.00 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
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! 1979 single-wide manufactured home on a nice lot with mature trees and storage building. Electricity is connected and some remodeling has been started but remains incomplete. Home needs extensive repairs and updates and is being sold AS IS, WHERE IS. Property is best suited for an experienced investor or rehabber. Cash Only.

Key facts

• 1 acre lot
• Built 1979
• Listed 13 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Septic tank; Electric water heater
• Home design: Manufactured single-wide home; One story; Built in 1979; Existing structure
• Construction: Aluminum siding
• Exterior features: 1-acre lot; Publicly maintained road access; Well water

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Electric heating; No central cooling reported
• Interior features: Primary bedroom on the main level
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($860 rent vs $65k).
• Cap rate 11.7% vs local median 2.2% in Pilot Mountain — 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 65/100 on livability (#309 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+; Watch: amenities F, commute F, employment F.
• Surry County Schools (rural): math 52% / reading 52% proficiency, ranked #60 of 178 in NC (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Westfield Elementary (math 52% / reading 52%, grade C-, #354 of 1,410 statewide, top 28%, 176 students, 72% FRL); Pilot Mountain Middle (math 47% / reading 53%, grade C, #113 of 475 statewide, top 25%, 454 students, 57% FRL); East Surry High (math 62% / reading 67%, grade B-, #164 of 535 statewide, top 32%, 594 students, 45% FRL) — zoned schools at 58% FRL track the district average.
• Market conditions: 54 active listings in the ZIP; 243 units permitted in Surry County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Surry County population projected at -22% 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 $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $64,900

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-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. 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: 1.32% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.45%
• DSCR: 1.87
• GRM: 6.3

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: 11.4%
• Equity multiple: 1.45×
• Total profit: $8,212
• Equity at exit: $9,677

10-year hold

• IRR: 20.4%
• Equity multiple: 2.72×
• Total profit: $31,194
• Equity at exit: $5,611

Cash invested: $18,172 (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 27041

• Home prices YoY: -5.0%
• Active inventory: 54
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $860 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$17 /mo · $206/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$181
• Net cashflow: $294

Break-even live

Break-even rent $487

Max offer price $64,900

Occupancy floor 61%

Sensitivity live

Price	-10% $331	-5% $313	+0% $294	+5% $276	+10% $258
Rent	-10% $227	-5% $261	+0% $294	+5% $328	+10% $362
Rate	-1.0pp $327	-0.5pp $311	base $294	+0.5pp $278	+1.0pp $261

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-21
   days on market $64,900 Active 13 DOM
2. 2026-06-19
   days on market $64,900 Active 11 DOM
3. 2026-06-18
   days on market $64,900 Active 10 DOM
4. 2026-06-17
   days on market $64,900 Active 9 DOM
5. 2026-06-16
   days on market $64,900 Active 8 DOM
6. 2026-06-15
   days on market $64,900 Active 7 DOM
7. 2026-06-14
   days on market $64,900 Active 5 DOM
8. 2026-06-12
   days on market $64,900 Active 4 DOM
9. 2026-06-09
   remarks 344-char remark
10. 2026-06-09
    listed $64,900 Active 1 DOM

ⓘ 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: $206 · $17/mo
• Projected year-2 tax: $532 · $44/mo
• Expected delta: +$326/yr (+$27/mo · 158.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $10,314
• − Mortgage interest: −$3,635
• − Property taxes: −$206
• − Insurance: −$324
• − Repairs & maintenance: −$825
• − Management: −$825
• − Depreciation: −$1,888
• Taxable income: $2,610
• Est. tax owed @ 24.0%: −$626
• After-tax cash flow: $2,907/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: Surry County Schools
• NCES district ID: 3704410
• Math proficiency: 52% ▲ 4.00%
• Reading proficiency: 52% ▲ 2.00%
• Median HH income: $37,488
• Composite: 43.26/100
• National rank: #3054
• State rank: #60 of 178 in NC

Livability — Pilot Mountain

• Score: 65/100
• State rank: #309
• US rank: #12831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,506

Population outlook (Surry County) Hauer SSP2

• Today (2025): 69,473 people
• By 2030: 66,964 · -3.6%
• By 2040: 60,967 · -12.2%
• By 2050: 54,102 · -22.1%
• By 2075: 38,806 · -44.1%
• By 2100: 24,711 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Black 5% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Serbian 4% Lithuanian 3% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · French/Haitian/Cajun 3% Spanish 2%

Political lean MEDSL · Surry

• 2024 margin: Solid R (+53.3) · D 23.0% · R 76.3%
• 2008→2024 swing: -25.4pp toward R · 2008: -28.0pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+51.4 2016: R+50.7 2012: R+36.9 2008: R+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.23%
• Current HPI: 212.7113
• 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

+44.2% since first listed

2 events — show timeline

• 2026-06-07 Listed $64,900 Triad MLS
• 2024-04-23 Sold (Public Records) $45,000 Public Records

Property tax history

-3.9%/yr

Latest (2025): $206 · -21.8% YoY. Source: county tax records.