140 Wild Turkey Trl · Long Creek, NC 28457

$255,000

4 bd · 2.0 ba · 2,052 sqft · Manufactured public records · 4 Days on market

Built 1999 0.78 ac lot Est $246k · at est.

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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 +13.7/30.0
• ARV discount +5.9/15.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

[ACCEPTING BACKUP OFFERS] Spacious, well-maintained DWMH. Four bedrooms including large master with an extra sitting area, perfect for a home office. Large master bath with stand up shower, soaking tub, and a double vanity. Large walk-in master closet. Newer cabinets, beautiful flooring, and carpeted bedrooms in great shape. Home has a formal seating area and dining room when you walk in and a cozy den with fireplace just beyond the kitchen, which also features bar-height seating. 3 bedrooms on one end of the house with another full bathroom to share. Fenced in back yard that would be great for pets and also has a large shed.

Key facts

• Breakfast nook
• Two level back deck
• 11.5 x 20 shed

Tags

• NO HOA
• BREAKFAST NOOK
• TWO LEVEL BACK DECK
• FENCED BACKYARD
• 11.5 X 20 SHED
• PROPERTY LINE EXTENDS

Property features AI

Finance

• Other: Zoned RP; Subdivision: Highsmith Mill
• HOA & community: No association amenities

Exterior

• Parking: Off-street parking; On-site parking
• Utilities: Well water; Septic tank
• Home design: Manufactured home; One-story; Entry level on level 1
• Construction: Brick and vinyl siding exterior; Shingle roof; Permanent foundation; Built with additional details in remarks
• Exterior features: Deck; Rear porch; Chain link, wood, and backyard fencing; Shed(s); Wooded and secluded lot; Paved road access; City street and state road frontage

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Dishwasher
• Bedrooms: Bedrooms located on main level
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Walk-in closets; Ceiling fans; Pantry; Window coverings; Gas log fireplace; Has view; Accessible full bath
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $255k.

Deal economics

• At list price, monthly cash flow is $20 ($245/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 $195k (23.7% below list).
• Recommended offer: $195k (23.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Pender County Schools (rural): math 49% / reading 50% proficiency, ranked #66 of 178 in NC (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Malpass Corner Elementary (math 27% / reading 22%, grade F, #1,112 of 1,410 statewide, top 82%, 480 students, 89% FRL); West Pender Middle (math 22% / reading 32%, grade F, #374 of 475 statewide, top 80%, 179 students, 86% FRL); Heide Trask High (math 52% / reading 37%, grade F, #352 of 535 statewide, top 68%, 720 students, 69% FRL) — zoned schools average 81% FRL vs 47% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 50% district-wide (-18 pts) — the specific schools serving this property underperform the Pender County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 49 active listings in the ZIP; 943 units permitted in Pender County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Pender County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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 $190k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 96% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,549 (23.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.76% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $246,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Wild Turkey Trl	0.00mi	4/2.0	2,124 (+4%)	0mo	$255,000	$120	94

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-40,145
• Equity at exit: $38,021

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-33,780
• Equity at exit: $22,048

Cash invested: $71,400 (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 28457

• Home prices YoY: -23.6%
• Active inventory: 49
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,945 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$73 /mo · $877/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $20

Break-even live

Break-even rent $1,920

Max offer price $255,000

Occupancy floor 94%

Sensitivity live

Price	-10% $165	-5% $93	+0% $20	+5% $-52	+10% $-124
Rent	-10% $-133	-5% $-56	+0% $20	+5% $97	+10% $174
Rate	-1.0pp $149	-0.5pp $85	base $20	+0.5pp $-46	+1.0pp $-113

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-05-15
   status Pending
2. 2026-05-11
   listed $255,000 Active
3. 2022-04-05
   soldstatus $190,000 Closed 636-char remark

   Show marketing remark (636 chars)

   [ACCEPTING BACKUP OFFERS] Spacious, well-maintained DWMH. Four bedrooms including large master with an extra sitting area, perfect for a home office. Large master bath with stand up shower, soaking tub, and a double vanity. Large walk-in master closet. Newer cabinets, beautiful flooring, and carpeted bedrooms in great shape. Home has a formal seating area and dining room when you walk in and a cozy den with fireplace just beyond the kitchen, which also features bar-height seating. 3 bedrooms on one end of the house with another full bathroom to share. Fenced in back yard that would be great for pets and also has a large shed.

4. 2022-04-05
   soldstatus $190,000

   Show marketing remark (636 chars)

   [ACCEPTING BACKUP OFFERS] Spacious, well-maintained DWMH. Four bedrooms including large master with an extra sitting area, perfect for a home office. Large master bath with stand up shower, soaking tub, and a double vanity. Large walk-in master closet. Newer cabinets, beautiful flooring, and carpeted bedrooms in great shape. Home has a formal seating area and dining room when you walk in and a cozy den with fireplace just beyond the kitchen, which also features bar-height seating. 3 bedrooms on one end of the house with another full bathroom to share. Fenced in back yard that would be great for pets and also has a large shed.

5. 2022-02-20
   historical 636-char remark

   Show marketing remark (636 chars)

   [ACCEPTING BACKUP OFFERS] Spacious, well-maintained DWMH. Four bedrooms including large master with an extra sitting area, perfect for a home office. Large master bath with stand up shower, soaking tub, and a double vanity. Large walk-in master closet. Newer cabinets, beautiful flooring, and carpeted bedrooms in great shape. Home has a formal seating area and dining room when you walk in and a cozy den with fireplace just beyond the kitchen, which also features bar-height seating. 3 bedrooms on one end of the house with another full bathroom to share. Fenced in back yard that would be great for pets and also has a large shed.

6. 2022-02-12
   listed $190,000 636-char remark

   Show marketing remark (636 chars)

   [ACCEPTING BACKUP OFFERS] Spacious, well-maintained DWMH. Four bedrooms including large master with an extra sitting area, perfect for a home office. Large master bath with stand up shower, soaking tub, and a double vanity. Large walk-in master closet. Newer cabinets, beautiful flooring, and carpeted bedrooms in great shape. Home has a formal seating area and dining room when you walk in and a cozy den with fireplace just beyond the kitchen, which also features bar-height seating. 3 bedrooms on one end of the house with another full bathroom to share. Fenced in back yard that would be great for pets and also has a large shed.

7. 2014-05-21
   historical
8. 2014-02-03
   listed $99,900
9. 2013-12-13
   soldstatus $48,500
10. 2013-10-01
    listed $49,900
11. 2007-05-14
    soldstatus $82,680
12. 2007-04-02
    listed $78,995

ⓘ 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: $877 · $73/mo
• Projected year-2 tax: $2,091 · $174/mo
• Expected delta: +$1,214/yr (+$101/mo · 138.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 96% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,346
• − Mortgage interest: −$14,284
• − Property taxes: −$877
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,868
• − Management: −$1,868
• − Depreciation: −$7,418
• Taxable loss: −$4,243
• Est. tax savings @ 24.0%: +$1,018
• After-tax cash flow: $1,263/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: Pender County Schools
• NCES district ID: 3703570
• Math proficiency: 49% ▲ 3.00%
• Reading proficiency: 50% ▬ 0.00%
• Median HH income: $45,792
• Composite: 41.97/100
• National rank: #3342
• State rank: #66 of 178 in NC

Livability — Long Creek

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 11,131

Population outlook (Pender County) Hauer SSP2

• Today (2025): 69,295 people
• By 2030: 74,990 · +8.2%
• By 2040: 85,954 · +24.0%
• By 2050: 95,925 · +38.4%
• By 2075: 117,525 · +69.6%
• By 2100: 129,074 · +86.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 17% Black 14% Two or more races 4%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1% Dominican 2%
• Common ancestry: Slovak 3% Romanian 2% Serbian 1%
• Foreign-born: 6% · Canada
• Languages at home: 87% English-only · Spanish 13%

Political lean MEDSL · Pender

• 2024 margin: Solid R (+35.0) · D 32.1% · R 67.0%
• 2008→2024 swing: -19.4pp toward R · 2008: -15.6pp · 2024: -35.0pp
• All cycles: 2024: R+35.0 2020: R+29.9 2016: R+30.4 2012: R+20.4 2008: R+15.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.00%
• Current HPI: 220.5312
• 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

+222.8% since first listed

12 events — show timeline

• 2026-05-15 Pending — Hive MLS
• 2026-05-11 Listed $255,000 Hive MLS
• 2022-04-05 Sold (Public Records) $190,000 Public Records
• 2022-04-05 Sold (MLS) $190,000 Hive MLS
• 2022-02-20 Listing Removed — Hive MLS
• 2022-02-12 Listed $190,000 Hive MLS
• 2014-05-21 Listing Removed — Hive MLS
• 2014-02-03 Listed $99,900 Hive MLS
• 2013-12-13 Sold (MLS) $48,500 Hive MLS
• 2013-10-01 Listed $49,900 Hive MLS
• 2007-05-14 Sold (MLS) $82,680 Hive MLS
• 2007-04-02 Listed $78,995 Hive MLS

Property tax history

+3.0%/yr

Latest (2025): $877 · +0.0% YoY. Source: county tax records.