12 Moody St · Asheville, NC 28715

$265,000

3 bd · 2.0 ba · 1,152 sqft · SingleFamily · 109 Days on market

Built 1997 6,534 sqft lot $230/sqft · 31% below area Est $382k · 31% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +10.7/30.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fantastic Opportunity – Priced to Move! Investor Alert This site-built home offers exceptional value for investors and first-time buyers alike. Whether you're looking for a strong rental property, a smart resale opportunity, or a place to call your own, this home checks the boxes. Recently tenant-occupied and fully functional at move-out, the property is livable, with room to personalize and add value over time. With solid construction and fundamentals, it provides the perfect canvas for updates and long-term equity growth. This home combines affordability, potential, and flexibility—an increasingly rare find at this price point. Opportunities like this don’t linger. Schedule your showing and secure this one before someone else does.

Key facts

• 6,534 sq ft lot
• Built 1997
• Listed 109 days

🏷️ Possibly a rental listed for sale. The $265,000 price doesn't fit this home's estimated sale value (~$381,989) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (18.6% below list).
• Recommended offer: $216k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.5% 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.
• Zoned schools: Sand Hill-Venable Elem (math 38% / reading 43%, grade F, #682 of 1,410 statewide, top 49%, 534 students, 77% FRL); Enka Middle (math 39% / reading 50%, grade D, #169 of 475 statewide, top 37%, 602 students, 65% FRL); Enka High (math 77% / reading 63%, grade B+, #119 of 535 statewide, top 22%, 1,045 students, 58% FRL) — zoned schools average 67% FRL vs 47% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 181 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,305 units permitted in Buncombe County in 2024 (1,855 in 5+ unit buildings).
• This rent runs 36% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• 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 109 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $215,739 (18.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
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 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.05%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $381,989
• List price: $265,000
• Delta: -27.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Vista Dr	0.41mi	2/2.0 (-1)	1,164 (+1%)	10mo	$355,500	$305	66
113 Pin Cherry Ln	0.37mi	3/2.0	1,270 (+10%)	3mo	$375,000	$295	64
220 Lower Edgewood Rd	0.23mi	2/1.0 (-1)	1,023 (-11%)	19mo	$180,000	$176	46
73 Rutherford Rd	0.68mi	3/2.0	1,316 (+14%)	20mo	$360,000	$274	28

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: -19.7%
• Equity multiple: 0.31×
• Total profit: $-50,999
• Equity at exit: $39,512

10-year hold

• IRR: -12.5%
• Equity multiple: 0.26×
• Total profit: $-54,693
• Equity at exit: $22,912

Cash invested: $74,200 (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: 181
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,157 high
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-127

Break-even live

Break-even rent $2,318

Max offer price $246,620

Occupancy floor —

Sensitivity live

Price	-10% $56	-5% $-35	+0% $-127	+5% $-219	+10% $-310
Rent	-10% $-297	-5% $-212	+0% $-127	+5% $-42	+10% $43
Rate	-1.0pp $6	-0.5pp $-60	base $-127	+0.5pp $-196	+1.0pp $-266

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Malcolm Ct Candler, NC	3.0	2.5	1375	$2,100	$1.53	15d	1	0.05mi
95 Malcolm Ct Candler, NC	3.0	2.5	1375	$2,100	$1.53	45d	1	0.11mi
27 Oakdale Dr Candler, NC	2.0	1.0	800	$1,700	$2.12	45d	1	0.64mi
317 Pritchard Rd Unit 317 Candler, NC	2.0	1.0	1260	$1,550	$1.23	25d	1	0.69mi
125 River Birch Grove Rd Asheville, NC	1.0–3.0	1.0–2.0	1127	$3,527	$3.13	15d	51	1.38mi
26 Triple H Dr Unit A Asheville, NC	2.0	2.0	880	$1,700	$1.93	45d	1	1.42mi

Listing history 28 events

1. 2026-06-22
   pricedays on market $265,000 Active 109 DOM
2. 2026-06-18
   days on market $278,500 Active 106 DOM
3. 2026-06-17
   days on market $278,500 Active 105 DOM
4. 2026-06-16
   days on market $278,500 Active 104 DOM
5. 2026-06-15
   days on market $278,500 Active 103 DOM
6. 2026-06-14
   days on market $278,500 Active 101 DOM
7. 2026-06-10
   days on market $278,500 Active 98 DOM
8. 2026-06-09
   days on market $278,500 Active 97 DOM
9. 2026-06-09
   remarks 689-char remark
10. 2026-06-09
    price $278,500 Active 96 DOM
11. 2026-06-08
    days on market $279,000 Active 96 DOM
12. 2026-06-07
    days on market $279,000 Active 95 DOM
13. 2026-06-03
    days on market $279,000 Active 91 DOM
14. 2026-06-02
    pricedays on market $279,000 Active 90 DOM
15. 2026-06-01
    days on market $270,000 Active 89 DOM
16. 2026-05-31
    days on market $270,000 Active 88 DOM
17. 2026-05-30
    days on market $270,000 Active 87 DOM
18. 2026-05-18
    price $279,500 776-char remark

    Show marketing remark (776 chars)

    Fantastic Opportunity – Priced to Move! Investor Alert This site-built home offers exceptional value for investors and first-time buyers alike. Whether you're looking for a strong rental property, a smart resale opportunity, or a place to call your own, this home checks the boxes. Recently tenant-occupied and fully functional at move-out, the property is livable, with room to personalize and add value over time. With solid construction and fundamentals, it provides the perfect canvas for updates and long-term equity growth. This home combines affordability, potential, and flexibility—an increasingly rare find at this price point. Opportunities like this don’t linger. Schedule your showing and secure this one before someone else does.

19. 2026-04-24
    price $280,000 776-char remark

    Show marketing remark (776 chars)

    Fantastic Opportunity – Priced to Move! Investor Alert This site-built home offers exceptional value for investors and first-time buyers alike. Whether you're looking for a strong rental property, a smart resale opportunity, or a place to call your own, this home checks the boxes. Recently tenant-occupied and fully functional at move-out, the property is livable, with room to personalize and add value over time. With solid construction and fundamentals, it provides the perfect canvas for updates and long-term equity growth. This home combines affordability, potential, and flexibility—an increasingly rare find at this price point. Opportunities like this don’t linger. Schedule your showing and secure this one before someone else does.

20. 2026-04-04
    price $285,000 776-char remark

    Show marketing remark (776 chars)

    Fantastic Opportunity – Priced to Move! Investor Alert This site-built home offers exceptional value for investors and first-time buyers alike. Whether you're looking for a strong rental property, a smart resale opportunity, or a place to call your own, this home checks the boxes. Recently tenant-occupied and fully functional at move-out, the property is livable, with room to personalize and add value over time. With solid construction and fundamentals, it provides the perfect canvas for updates and long-term equity growth. This home combines affordability, potential, and flexibility—an increasingly rare find at this price point. Opportunities like this don’t linger. Schedule your showing and secure this one before someone else does.

21. 2026-03-18
    price $290,000 776-char remark

    Show marketing remark (776 chars)

    Fantastic Opportunity – Priced to Move! Investor Alert This site-built home offers exceptional value for investors and first-time buyers alike. Whether you're looking for a strong rental property, a smart resale opportunity, or a place to call your own, this home checks the boxes. Recently tenant-occupied and fully functional at move-out, the property is livable, with room to personalize and add value over time. With solid construction and fundamentals, it provides the perfect canvas for updates and long-term equity growth. This home combines affordability, potential, and flexibility—an increasingly rare find at this price point. Opportunities like this don’t linger. Schedule your showing and secure this one before someone else does.

22. 2026-03-04
    listed $300,000 Active 776-char remark

    Show marketing remark (776 chars)

    Fantastic Opportunity – Priced to Move! Investor Alert This site-built home offers exceptional value for investors and first-time buyers alike. Whether you're looking for a strong rental property, a smart resale opportunity, or a place to call your own, this home checks the boxes. Recently tenant-occupied and fully functional at move-out, the property is livable, with room to personalize and add value over time. With solid construction and fundamentals, it provides the perfect canvas for updates and long-term equity growth. This home combines affordability, potential, and flexibility—an increasingly rare find at this price point. Opportunities like this don’t linger. Schedule your showing and secure this one before someone else does.

23. 2025-10-25
    historical Active Under Contract
24. 2025-10-15
    price $260,000
25. 2025-09-22
    status Active
26. 2025-09-22
    price $275,000
27. 2025-08-12
    price $300,000
28. 2025-08-07
    listed $280,000 Active

ⓘ 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 7 d/yr ≥96°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,889
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − Depreciation: −$7,709
• Taxable loss: −$6,107
• Est. tax savings @ 24.0%: +$1,466
• After-tax cash flow: $-59/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 — 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

• Census place: Asheville, NC
• County: Buncombe County · 241,085 people
• City population: 137,611
• 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

-0.2% since first listed

11 events — show timeline

• 2026-05-18 Price Changed $279,500 CANOPYMLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $280,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-04 Price Changed $285,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $290,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-04 Listed $300,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-25 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-10-15 Price Changed $260,000 CANOPYMLS as Distributed by MLS Grid
• 2025-09-22 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-09-22 Price Changed $275,000 CANOPYMLS as Distributed by MLS Grid
• 2025-08-12 Price Changed $300,000 CANOPYMLS as Distributed by MLS Grid
• 2025-08-07 Listed $280,000 CANOPYMLS as Distributed by MLS Grid