7934 Wood Hollow Trl · Liberty, NC 27298

$192,500

3 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 142 Days on market

Built 2002 1.34 ac lot $13/mo HOA · 1% 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 +20.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Reduced!!! Priced Nearly $20,000 Below Tax Value! Property Sold As-Is, All Info, Systems And Utilities To Be Verified By Buyer. All Info Based On Public Record And/Or Prior Mls And Unverified. Agents, Review Agent Remarks. Age, Sq Ftg Estimated.

Key facts

• Split floor plan
• Primary suite
• Standalone shower

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• SPLIT FLOOR PLAN
• PRIMARY SUITE
• EN-SUITE BATH
• STANDALONE SHOWER

Property features AI

Finance

• Other: Located in the Wood Hollow subdivision; Directions available to the property
• Financial info: $909 annual tax amount
• HOA & community: Association (Wood Hollow / Greensboro) with an annual fee of $150

Exterior

• Parking: Driveway parking; no garage
• Utilities: Well water; Septic tank; Electric water heater; Electric-powered systems
• Home design: Manufactured double-wide home; One story; Built in 2002; Existing structure
• Construction: Vinyl siding; Crawl space foundation; One fireplace located in the living room
• Exterior features: No fencing; Subdivision lot; Private maintained road

Interior

• Kitchen: Dishwasher; Free-standing range; Range hood
• Bedrooms: Multiple bedrooms on the main level (rooms with main-level dimensions listed)
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Primary bedroom located on the main level; Solid surface countertops
• Laundry & utility: Washer hookup; Dryer connection on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $192k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/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 $180k (6.6% below list).
• Recommended offer: $169k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.3% in Liberty — 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 74/100 on livability (#56 in NC, #4,472 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Alamance-Burlington Schools (rural): math 30% / reading 40% proficiency, ranked #133 of 178 in NC (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Sylvan Elementary (math 32% / reading 42%, grade F, #771 of 1,410 statewide, top 57%, 291 students, 63% FRL); Southern Alamance Middle (math 34% / reading 44%, grade F, #238 of 475 statewide, top 51%, 685 students, 49% FRL); Southern Alamance High (math 69% / reading 54%, grade B-, #199 of 535 statewide, top 37%, 1,360 students, 43% FRL) — zoned schools at 52% FRL track the district average.
• Market conditions: 79 active listings in the ZIP; 2,466 units permitted in Alamance County in 2024 (403 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.
• Alamance County population projected at +19% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y ago 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.
• Current owner paid $68k; list at $192k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $169,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 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. 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?
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: 0.93% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 8.9

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: -8.0%
• Equity multiple: 0.71×
• Total profit: $-15,879
• Equity at exit: $28,702

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $5,709
• Equity at exit: $16,644

Cash invested: $53,900 (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 27298

• Home prices YoY: -12.8%
• Active inventory: 79
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,797 medium
• Mortgage (P&I): −$1,009
• Tax from tax record: −$76 /mo · $909/yr
• Insurance: −$80
• HOA: −$13
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $241

Break-even live

Break-even rent $1,492

Max offer price $192,500

Occupancy floor 82%

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: $48,125
• Closing costs: $5,775
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 24 events

1. 2026-06-07
   statusdays on market $192,500 Pending 142 DOM
2. 2026-06-05
   days on market $192,500 Due Diligence Period 141 DOM
3. 2026-06-02
   days on market $192,500 Due Diligence Period 139 DOM
4. 2026-06-01
   days on market $192,500 Due Diligence Period 138 DOM
5. 2026-05-31
   days on market $192,500 Due Diligence Period 137 DOM
6. 2026-05-30
   days on market $192,500 Due Diligence Period 136 DOM
7. 2026-05-15
   historical Due Diligence Period
8. 2026-05-14
   price $192,500
9. 2026-04-30
   status Active
10. 2026-04-21
    historical Due Diligence Period
11. 2026-04-02
    price $195,000
12. 2026-03-19
    price $197,900
13. 2026-02-12
    price $198,900
14. 2026-01-14
    listed $200,000 Active
15. 2025-07-29
    soldstatus $68,000
16. 2016-10-21
    soldstatus $70,000
17. 2014-05-15
    soldstatus $35,000
18. 2012-06-25
    historical
19. 2012-03-23
    listed $57,500
20. 2008-11-11
    soldstatus $29,900 245-char remark

    Show marketing remark (245 chars)

    Reduced!!! Priced Nearly $20,000 Below Tax Value! Property Sold As-Is, All Info, Systems And Utilities To Be Verified By Buyer. All Info Based On Public Record And/Or Prior Mls And Unverified. Agents, Review Agent Remarks. Age, Sq Ftg Estimated.

21. 2008-11-11
    soldstatus $29,900 245-char remark

    Show marketing remark (245 chars)

    Reduced!!! Priced Nearly $20,000 Below Tax Value! Property Sold As-Is, All Info, Systems And Utilities To Be Verified By Buyer. All Info Based On Public Record And/Or Prior Mls And Unverified. Agents, Review Agent Remarks. Age, Sq Ftg Estimated.

22. 2008-07-24
    listed $44,900 245-char remark

    Show marketing remark (245 chars)

    Reduced!!! Priced Nearly $20,000 Below Tax Value! Property Sold As-Is, All Info, Systems And Utilities To Be Verified By Buyer. All Info Based On Public Record And/Or Prior Mls And Unverified. Agents, Review Agent Remarks. Age, Sq Ftg Estimated.

23. 2008-07-24
    listed $44,900 245-char remark

    Show marketing remark (245 chars)

    Reduced!!! Priced Nearly $20,000 Below Tax Value! Property Sold As-Is, All Info, Systems And Utilities To Be Verified By Buyer. All Info Based On Public Record And/Or Prior Mls And Unverified. Agents, Review Agent Remarks. Age, Sq Ftg Estimated.

24. 2001-10-22
    soldstatus $15,000

ⓘ 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: $909 · $76/mo
• Projected year-2 tax: $1,579 · $132/mo
• Expected delta: +$670/yr (+$56/mo · 73.7%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,568
• − Mortgage interest: −$10,783
• − Property taxes: −$909
• − Insurance: −$962
• − Repairs & maintenance: −$1,725
• − Management: −$1,725
• − HOA: −$156
• − Depreciation: −$5,600
• Taxable loss: −$293
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $2,968/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: Alamance-Burlington Schools
• NCES district ID: 3700030
• Math proficiency: 30% ▼ -6.00%
• Reading proficiency: 40% ▲ 2.00%
• Median HH income: $43,359
• Composite: 29.68/100
• National rank: #6460
• State rank: #133 of 178 in NC

Livability — Liberty

• Score: 74/100
• State rank: #56
• US rank: #4472

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,507

Population outlook (Alamance County) Hauer SSP2

• Today (2025): 173,381 people
• By 2030: 180,609 · +4.2%
• By 2040: 194,327 · +12.1%
• By 2050: 206,158 · +18.9%
• By 2075: 235,665 · +35.9%
• By 2100: 258,626 · +49.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 15% Two or more races 10% Black 7%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Slovak 4% Lithuanian 2% Serbian 1%
• Foreign-born: 7% · Canada
• Languages at home: 90% English-only · Spanish 9% French/Haitian/Cajun 1%

Political lean MEDSL · Alamance

• 2024 margin: Lean R (+8.2) · D 45.4% · R 53.5% · Other 1.1%
• 2008→2024 swing: +1.1pp toward D · 2008: -9.2pp · 2024: -8.2pp
• All cycles: 2024: R+8.2 2020: R+8.4 2016: R+12.9 2012: R+14.1 2008: R+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -37.90%
• Current HPI: 257.7834
• 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

+1183.3% since first listed

18 events — show timeline

• 2026-05-15 Contingent — Triad MLS
• 2026-05-14 Price Changed $192,500 Triad MLS
• 2026-04-30 Relisted — Triad MLS
• 2026-04-21 Contingent — Triad MLS
• 2026-04-02 Price Changed $195,000 Triad MLS
• 2026-03-19 Price Changed $197,900 Triad MLS
• 2026-02-12 Price Changed $198,900 Triad MLS
• 2026-01-14 Listed $200,000 Triad MLS
• 2025-07-29 Sold (Public Records) $68,000 Public Records
• 2016-10-21 Sold (Public Records) $70,000 Public Records
• 2014-05-15 Sold (Public Records) $35,000 Public Records
• 2012-06-25 Listing Removed — TMLS
• 2012-03-23 Listed $57,500 TMLS
• 2008-11-11 Sold (MLS) $29,900 TMLS
• 2008-11-11 Sold (MLS) $29,900 AMLSNC
• 2008-07-24 Listed $44,900 TMLS
• 2008-07-24 Listed $44,900 AMLSNC
• 2001-10-22 Sold (Public Records) $15,000 Public Records

Property tax history

+5.9%/yr

Latest (2025): $909 · +6.8% YoY. Source: county tax records.