Rockwell Plan · Asheville, NC 28805

$97,900

2 bd · 2.0 ba · 896 sqft · Manufactured · 657 Days on market

Good condition ↓ 16% 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
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

55+ age qualified community. Set among the breathtaking backdrop of the Smoky Mountains, Scenic Community is one of the best-kept secrets in Asheville NC (North Carolina). With it a variety of community-organized activities, the spacious I clubhouse hosts social events and a community swimming pool to relax. Beautiful 2-bedroom 2 bath Manufactured home This home is 897 square feet with crown molding throughout. Energy-efficient windows with 2-inch blinds and smart thermostat. The kitchen includes all-new stainless steel, energy-efficient appliances, and an island with a sink. Enjoy the open floor plan with central air and heat and a full-view storm door. The laundry area has a washer and dryer hookups. The covered carport has a concrete pad. Always laid back and pet friendly, onsite management would love to answer your questions about the Asheville metro area manufactured home community. Call today 828-298-3822.

Key facts

• Listed 657 days

🏗️ New construction. Builder plan / spec listing (the home may be to-be-built); metrics use comparable previous sales.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $98k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.0% vs local median 2.4% in Asheville — 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 72/100 on livability (#96 in NC) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing A-; Watch: crime F.
• 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.
• Market conditions: Rents rising fast (+4.4%/yr); 167 active listings in the ZIP; solid renter incomes; 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 $677 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 657 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.

Recommended offer $86,152 (12.0% below list)

Questions for the listing agent

1. It's been on market 657 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.59% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.12%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.38% rent growth · sell at horizon

5-year hold

• IRR: 18.9%
• Equity multiple: 1.78×
• Total profit: $21,433
• Equity at exit: $14,597

10-year hold

• IRR: 28.2%
• Equity multiple: 3.67×
• Total profit: $73,169
• Equity at exit: $8,465

Cash invested: $27,412 (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 28805

• Rents YoY: 4.4%
• Active inventory: 167
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,554 medium
• Mortgage (P&I): −$513
• Tax est. 1.5%: −$122 /mo · $1,468/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $551

Break-even live

Break-even rent $856

Max offer price $97,900

Occupancy floor 60%

Sensitivity live

Price	-10% $619	-5% $585	+0% $551	+5% $517	+10% $483
Rent	-10% $428	-5% $490	+0% $551	+5% $612	+10% $674
Rate	-1.0pp $600	-0.5pp $576	base $551	+0.5pp $526	+1.0pp $500

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: $24,475
• Closing costs: $2,937
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-02
   days on market $97,900 Active 657 DOM
2. 2026-06-01
   days on market $97,900 Active 656 DOM
3. 2026-05-31
   days on market $97,900 Active 655 DOM
4. 2026-05-30
   days on market $97,900 Active 654 DOM
5. 2026-02-18
   price $97,900 925-char remark

   Show marketing remark (925 chars)

   55+ age qualified community. Set among the breathtaking backdrop of the Smoky Mountains, Scenic Community is one of the best-kept secrets in Asheville NC (North Carolina). With it a variety of community-organized activities, the spacious I clubhouse hosts social events and a community swimming pool to relax. Beautiful 2-bedroom 2 bath Manufactured home This home is 897 square feet with crown molding throughout. Energy-efficient windows with 2-inch blinds and smart thermostat. The kitchen includes all-new stainless steel, energy-efficient appliances, and an island with a sink. Enjoy the open floor plan with central air and heat and a full-view storm door. The laundry area has a washer and dryer hookups. The covered carport has a concrete pad. Always laid back and pet friendly, onsite management would love to answer your questions about the Asheville metro area manufactured home community. Call today 828-298-3822.

6. 2025-11-21
   price $99,900 925-char remark

   Show marketing remark (925 chars)

   55+ age qualified community. Set among the breathtaking backdrop of the Smoky Mountains, Scenic Community is one of the best-kept secrets in Asheville NC (North Carolina). With it a variety of community-organized activities, the spacious I clubhouse hosts social events and a community swimming pool to relax. Beautiful 2-bedroom 2 bath Manufactured home This home is 897 square feet with crown molding throughout. Energy-efficient windows with 2-inch blinds and smart thermostat. The kitchen includes all-new stainless steel, energy-efficient appliances, and an island with a sink. Enjoy the open floor plan with central air and heat and a full-view storm door. The laundry area has a washer and dryer hookups. The covered carport has a concrete pad. Always laid back and pet friendly, onsite management would love to answer your questions about the Asheville metro area manufactured home community. Call today 828-298-3822.

7. 2025-07-08
   price $112,900 925-char remark

   Show marketing remark (925 chars)

   55+ age qualified community. Set among the breathtaking backdrop of the Smoky Mountains, Scenic Community is one of the best-kept secrets in Asheville NC (North Carolina). With it a variety of community-organized activities, the spacious I clubhouse hosts social events and a community swimming pool to relax. Beautiful 2-bedroom 2 bath Manufactured home This home is 897 square feet with crown molding throughout. Energy-efficient windows with 2-inch blinds and smart thermostat. The kitchen includes all-new stainless steel, energy-efficient appliances, and an island with a sink. Enjoy the open floor plan with central air and heat and a full-view storm door. The laundry area has a washer and dryer hookups. The covered carport has a concrete pad. Always laid back and pet friendly, onsite management would love to answer your questions about the Asheville metro area manufactured home community. Call today 828-298-3822.

8. 2024-09-20
   price $114,900 925-char remark

   Show marketing remark (925 chars)

   55+ age qualified community. Set among the breathtaking backdrop of the Smoky Mountains, Scenic Community is one of the best-kept secrets in Asheville NC (North Carolina). With it a variety of community-organized activities, the spacious I clubhouse hosts social events and a community swimming pool to relax. Beautiful 2-bedroom 2 bath Manufactured home This home is 897 square feet with crown molding throughout. Energy-efficient windows with 2-inch blinds and smart thermostat. The kitchen includes all-new stainless steel, energy-efficient appliances, and an island with a sink. Enjoy the open floor plan with central air and heat and a full-view storm door. The laundry area has a washer and dryer hookups. The covered carport has a concrete pad. Always laid back and pet friendly, onsite management would love to answer your questions about the Asheville metro area manufactured home community. Call today 828-298-3822.

9. 2024-08-14
   listed $115,900 Active 925-char remark

   Show marketing remark (925 chars)

   55+ age qualified community. Set among the breathtaking backdrop of the Smoky Mountains, Scenic Community is one of the best-kept secrets in Asheville NC (North Carolina). With it a variety of community-organized activities, the spacious I clubhouse hosts social events and a community swimming pool to relax. Beautiful 2-bedroom 2 bath Manufactured home This home is 897 square feet with crown molding throughout. Energy-efficient windows with 2-inch blinds and smart thermostat. The kitchen includes all-new stainless steel, energy-efficient appliances, and an island with a sink. Enjoy the open floor plan with central air and heat and a full-view storm door. The laundry area has a washer and dryer hookups. The covered carport has a concrete pad. Always laid back and pet friendly, onsite management would love to answer your questions about the Asheville metro area manufactured home community. Call today 828-298-3822.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 9 d/yr ≥93°F today · 24 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,645
• − Mortgage interest: −$5,484
• − Property taxes: −$1,468
• − Insurance: −$490
• − Repairs & maintenance: −$1,492
• − Management: −$1,492
• − Depreciation: −$2,848
• Taxable income: $5,372
• Est. tax owed @ 24.0%: −$1,289
• After-tax cash flow: $5,322/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This Rockwell plan manufactured home in Asheville, NC is in good condition with recent updates, making it move-in ready for both resale and rental.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value
• Both smart home integration — increases home's marketability and convenience

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and adds value ↑
• Both smart home integration — increases home's marketability and convenience ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Asheville

• Score: 72/100
• State rank: #96
• US rank: #6307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Buncombe County · 241,085 people
• City population: 137,611
• Metro: Asheville, NC
• Population (ZIP): 19,993
• Household income: $75,151
• Rent vs Own: 35.9% rent · 64.1% own
• Severe rent burden: 678.0

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 (81%)
• Race & ethnicity: White 81% Black 8% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Slovak 3% Serbian 3%
• Foreign-born: 7% · Canada
• Languages at home: 94% English-only · Spanish 4% Russian/Polish/Slavic 1% Arabic 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: ▼ -333.54%
• Current HPI: 287.7647
• Rent YoY: ▲ 4.38%
• 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

-15.5% since first listed

5 events — show timeline

• 2026-02-18 Price Changed $97,900 Zillow
• 2025-11-21 Price Changed $99,900 Zillow
• 2025-07-08 Price Changed $112,900 Zillow
• 2024-09-20 Price Changed $114,900 Zillow
• 2024-08-14 Listed $115,900 Zillow