5754 Zelma Blvd · High Point, NC 27263

$99,900

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 32 Days on market

Manufactured home Built 1993 0.44 ac lot

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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 +25.8/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic opportunity in the High Point area of Randolph County — just minutes from Archdale and Trinity! This 1,080 sq ft double-wide manufactured home sits on a spacious 0.44-acre lot with 3 bedrooms, 2 full baths, central heat & air, vinyl exterior, back deck and public water. Sold strictly AS-IS — ideal for investors, first-time buyers ready to build equity with sweat equity or cash buyers seeking an affordable fixer-upper with strong rental income potential. Single wide mobile home also on the property, used only for storage (not habitable). Large private lot, quiet neighborhood and easy access to I-85, shopping, dining and Randolph County Schools. Buyer to verify all

Key facts

• 0.44 acre lot
• Built 1993
• Listed 32 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank sewer; Electric water heater
• Home design: Manufactured home (double wide); One story; Built in 1993; Existing structure
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Fenced yard; Public-maintained road access

Interior

• Kitchen: Free-standing range; Solid surface countertops
• Bedrooms: Primary bedroom located on the main level
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: Ceiling fans; Deadbolt locks; Solid surface countertops; Primary bedroom on main level
• Laundry & utility: Washer hookup; Dryer connection; Laundry on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.0% in High Point — 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 77/100 on livability (#31 in NC, #3,084 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: amenities D, employment D, crime F.
• Randolph County School System (rural): math 43% / reading 43% proficiency, ranked #94 of 178 in NC (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Trinity Elementary School (math 47% / reading 47%, grade D-, #497 of 1,410 statewide, top 38%, 424 students, 68% FRL); Trinity Middle School (math 36% / reading 45%, grade F, #215 of 475 statewide, top 46%, 518 students, 64% FRL); Trinity High School (math 77% / reading 52%, grade B-, #164 of 535 statewide, top 32%, 657 students, 53% FRL).
• Market conditions: 134 active listings in the ZIP; 789 units permitted in Randolph County in 2024 (168 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Randolph County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
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: 1.10% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.46%
• DSCR: 1.47
• GRM: 7.6

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-683
• Equity at exit: $14,895

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $19,300
• Equity at exit: $8,638

Cash invested: $27,972 (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 27263

• Home prices YoY: -26.9%
• Active inventory: 134
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,096 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$57 /mo · $682/yr
• Insurance: −$42
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $244

Break-even live

Break-even rent $788

Max offer price $99,900

Occupancy floor 73%

Sensitivity live

Price	-10% $300	-5% $272	+0% $244	+5% $216	+10% $187
Rent	-10% $157	-5% $201	+0% $244	+5% $287	+10% $330
Rate	-1.0pp $294	-0.5pp $269	base $244	+0.5pp $218	+1.0pp $192

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   status $99,900 Pending 32 DOM
2. 2026-06-17
   days on market $99,900 Due Diligence Period 32 DOM
3. 2026-06-16
   days on market $99,900 Due Diligence Period 31 DOM
4. 2026-06-15
   days on market $99,900 Due Diligence Period 30 DOM
5. 2026-06-14
   days on market $99,900 Due Diligence Period 28 DOM
6. 2026-06-10
   days on market $99,900 Due Diligence Period 25 DOM
7. 2026-06-09
   days on market $99,900 Due Diligence Period 24 DOM
8. 2026-06-09
   status $99,900 Due Diligence Period 23 DOM
9. 2026-06-08
   days on market $99,900 Active 23 DOM
10. 2026-06-07
    days on market $99,900 Active 22 DOM
11. 2026-06-05
    days on market $99,900 Active 19 DOM
12. 2026-06-03
    days on market $99,900 Active 18 DOM
13. 2026-06-02
    days on market $99,900 Active 17 DOM
14. 2026-06-01
    days on market $99,900 Active 16 DOM
15. 2026-05-31
    days on market $99,900 Active 15 DOM
16. 2026-05-31
    days on market $99,900 Active 14 DOM
17. 2026-05-12
    status Pending
18. 2026-05-04
    historical Due Diligence Period
19. 2026-05-01
    listed $99,900 Active
20. 2026-04-27
    historical $99,900

ⓘ 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: $682 · $57/mo
• Projected year-2 tax: $819 · $68/mo
• Expected delta: +$137/yr (+$11/mo · 20.1%)

ⓘ 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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $13,157
• − Mortgage interest: −$5,596
• − Property taxes: −$682
• − Insurance: −$500
• − Repairs & maintenance: −$1,053
• − Management: −$1,053
• − Depreciation: −$2,906
• Taxable income: $1,368
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $2,598/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: Randolph County School System
• NCES district ID: 3703780
• Math proficiency: 43% ▲ 1.00%
• Reading proficiency: 43% ▲ 2.00%
• Median HH income: $43,490
• Composite: 36.37/100
• National rank: #4686
• State rank: #94 of 178 in NC

Livability — High Point

• Score: 77/100
• State rank: #31
• US rank: #3084

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Randolph County · 81,617 people
• City population: 102,450
• Metro: Greensboro-High Point, NC
• Population (ZIP): 21,446
• Household income: $55,801
• Rent vs Own: 32.6% rent · 67.4% own
• Severe rent burden: 381.0

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 142,640 people
• By 2030: 140,911 · -1.2%
• By 2040: 135,692 · -4.9%
• By 2050: 128,575 · -9.9%
• By 2075: 111,507 · -21.8%
• By 2100: 93,376 · -34.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 14% Hispanic / Latino 10% Asian 8% Two or more races 5%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Italian 4% Serbian 3% Slovak 3%
• Foreign-born: 10% · Canada, Vietnam
• Languages at home: 83% English-only · Spanish 8% Other Indo-European 5% Vietnamese 3%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+57.2) · D 21.0% · R 78.3%
• 2008→2024 swing: -15.0pp toward R · 2008: -42.3pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+56.3 2016: R+56.7 2012: R+50.2 2008: R+42.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.54%
• Current HPI: 229.4967
• Rent YoY: —
• Metro: Greensboro-High Point, 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

+0.0% since first listed

4 events — show timeline

• 2026-05-12 Pending — Triad MLS
• 2026-05-04 Contingent — Triad MLS
• 2026-05-01 Listed $99,900 Triad MLS
• 2026-04-27 Coming Soon $99,900 Triad MLS

Property tax history

+6.6%/yr

Latest (2025): $682 · +1.4% YoY. Source: county tax records.