10 Lands End Dr · Canton, NC 28715

$195,000

2 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 51 Days on market

Built 2001 0.41 ac lot

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Why this score? — see what drove the D+ 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 +18.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.7/10.0
• Schools +4.0/10.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Located on a quiet private street, 10 Lands End Drive offers a fantastic opportunity for investors or buyers seeking peaceful mountain living with immediate income potential. The home has 2 bedrooms and 2 bathrooms plus a bonus room and sits on a generous 0.42-acre lot, featuring a nice flat, green yard—perfect for outdoor enjoyment, gardening, or pets. The home includes a comfortable layout with a spacious primary suite complete with an ensuite bath and walk-in closet. Enjoy the best of outdoor living a on the large deck - an ideal spot to relax and take in the surrounding mountain setting and wildlife. A detached shed and large barn provide additional storage for tools, equipment, o

Key facts

• Large deck
• Flat green yard
• Private street

Tags

• PRIVATE STREET
• FLAT GREEN YARD
• LARGE DECK
• DETACHED SHED
• LARGE BARN
• TURNKEY INCOME

Property features AI

Finance

• Other: Private maintained gravel road access
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Shared well water; Septic system
• Home design: Manufactured doublewide single-family residence; One story; Crawl space foundation
• Construction: Manufactured construction; Vinyl exterior
• Exterior features: Deck; Front porch; Cleared lot; Scenic views; Barn(s); Shed(s)

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump; Ceiling fans
• Interior features: Seven total rooms; Two access exits
• Laundry & utility: Utility room; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $195k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (14.2% below list).
• Recommended offer: $167k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 2.8% in Canton — 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 66/100 on livability (#258 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment D-.
• Buncombe County Schools (suburban): math 45% / reading 50% proficiency, ranked #72 of 178 in NC (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Enka High (math 77% / reading 63%, grade B+, #119 of 535 statewide, top 22%, 1,045 students, 58% FRL).
• Zoned-school proficiency averages 70% at this address vs 48% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Buncombe County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 183 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,305 units permitted in Buncombe County in 2024 (1,855 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Buncombe County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $167,265 (14.2% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 14% 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 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.86% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.78%
• DSCR: 1.17
• GRM: 9.7

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-20,744
• Equity at exit: $29,075

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-4,354
• Equity at exit: $16,860

Cash invested: $54,600 (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 28715

• Active inventory: 183
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,673 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$46 /mo · $547/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $172

Break-even live

Break-even rent $1,455

Max offer price $195,000

Occupancy floor 85%

Sensitivity live

Price	-10% $282	-5% $227	+0% $172	+5% $117	+10% $62
Rent	-10% $40	-5% $106	+0% $172	+5% $238	+10% $304
Rate	-1.0pp $270	-0.5pp $222	base $172	+0.5pp $121	+1.0pp $70

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Jellico Dr Unit Vacant Candler, NC	2.0	1.0	850	$1,400	$1.65	44d	1	1.14mi

Listing history 16 events

1. 2026-06-18
   days on market $195,000 Active 51 DOM
2. 2026-06-17
   days on market $195,000 Active 50 DOM
3. 2026-06-16
   days on market $195,000 Active 49 DOM
4. 2026-06-15
   days on market $195,000 Active 48 DOM
5. 2026-06-14
   days on market $195,000 Active 46 DOM
6. 2026-06-10
   statusdays on market $195,000 Active 43 DOM
7. 2026-06-09
   days on market $195,000 Active Under Contract 42 DOM
8. 2026-06-08
   days on market $195,000 Active Under Contract 41 DOM
9. 2026-06-07
   days on market $195,000 Active Under Contract 40 DOM
10. 2026-06-03
    days on market $195,000 Active Under Contract 36 DOM
11. 2026-06-02
    days on market $195,000 Active Under Contract 35 DOM
12. 2026-06-01
    days on market $195,000 Active Under Contract 34 DOM
13. 2026-05-31
    days on market $195,000 Active Under Contract 33 DOM
14. 2026-05-30
    days on market $195,000 Active Under Contract 32 DOM
15. 2026-05-04
    historical Active Under Contract 1439-char remark
16. 2026-04-28
    listed $195,000 Active 1439-char remark

ⓘ 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: $547 · $46/mo
• Projected year-2 tax: $1,599 · $133/mo
• Expected delta: +$1,052/yr (+$88/mo · 192.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,072
• − Mortgage interest: −$10,923
• − Property taxes: −$547
• − Insurance: −$975
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$5,673
• Taxable loss: −$1,258
• Est. tax savings @ 24.0%: +$302
• After-tax cash flow: $2,365/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: Buncombe County Schools
• NCES district ID: 3700450
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $45,981
• Composite: 40.32/100
• National rank: #3749
• State rank: #72 of 178 in NC

Livability — Canton

• Score: 66/100
• State rank: #258
• US rank: #11353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Buncombe County · 241,085 people
• Metro: Asheville, NC
• Population (ZIP): 30,328
• Household income: $71,716
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 419.0

Population outlook (Buncombe County) Hauer SSP2

• Today (2025): 286,475 people
• By 2030: 302,237 · +5.5%
• By 2040: 330,687 · +15.4%
• By 2050: 356,370 · +24.4%
• By 2075: 409,383 · +42.9%
• By 2100: 437,270 · +52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Lithuanian 3% Serbian 3%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 6% Russian/Polish/Slavic 1%

Political lean MEDSL · Buncombe

• 2024 margin: Strong D (+24.8) · D 61.7% · R 36.9% · Other 1.4%
• 2008→2024 swing: +10.9pp toward D · 2008: 13.9pp · 2024: 24.8pp
• All cycles: 2024: D+24.8 2020: D+21.1 2016: D+14.6 2012: D+12.4 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -154.92%
• Current HPI: 255.1985
• Rent YoY: —
• Metro: Asheville, 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

3 events — show timeline

• 2026-06-09 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-05-04 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-04-28 Listed $195,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+1.7%/yr

Latest (2025): $547 · +5.6% YoY. Source: county tax records.