205 W Haywood Ln · Mount Gilead, NC 27306

$174,900

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 138 Days on market

Built 1999 0.56 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Appreciation +4.5/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Very well maintained 3 bedroom, 2 bath 1999 model doublewide mobile home located on a corner lot in the city limits of Mount Gilead. With easy access to Lake Tillery and the Uwharrie Mountains, this home is perfect for your weekend getaway or year round living. Spacious living room and wide open space in kitchen with lots of cabinet & counterspace.

Key facts

• 0.56 acre lot
• Built 1999
• Listed 138 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Detached carport; Main level garage not present
• Utilities: City water; Public sewer
• Home design: Single-family manufactured home; One story; Permanent foundation
• Construction: Vinyl exterior; Manufactured construction
• Exterior features: Gravel and paved road access; Publicly maintained road

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Interior features: Central heating; Central air; One main living area (1 room listed)
• Laundry & utility: Washer and dryer included; Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $458 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#58 in NC, #4,548 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools F, amenities F, commute F.
• Montgomery County Schools (rural): math 29% / reading 34% proficiency, ranked #143 of 178 in NC (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 113 active listings in the ZIP; 138 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Montgomery County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.9% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $11k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 40% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 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 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?
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: 1.09% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.21%
• DSCR: 1.50
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.5%
• Equity multiple: 1.33×
• Total profit: $16,397
• Equity at exit: $42,739

10-year hold

• IRR: 13.6%
• Equity multiple: 2.35×
• Total profit: $66,276
• Equity at exit: $45,323

Cash invested: $48,972 (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 27306

• Home prices YoY: -0.3%
• Active inventory: 113
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,905 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $458

Break-even live

Break-even rent $1,326

Max offer price $174,900

Occupancy floor 71%

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $174,900 Active 138 DOM
2. 2026-06-17
   days on market $174,900 Active 137 DOM
3. 2026-06-16
   days on market $174,900 Active 136 DOM
4. 2026-06-15
   days on market $174,900 Active 135 DOM
5. 2026-06-14
   days on market $174,900 Active 133 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   pricedays on market $174,900 Active 132 DOM
8. 2026-06-10
   days on market $178,950 Active 130 DOM
9. 2026-06-09
   days on market $178,950 Active 129 DOM
10. 2026-06-08
    days on market $178,950 Active 128 DOM
11. 2026-06-07
    days on market $178,950 Active 127 DOM
12. 2026-06-05
    days on market $178,950 Active 124 DOM
13. 2026-06-03
    days on market $178,950 Active 123 DOM
14. 2026-06-02
    days on market $178,950 Active 122 DOM
15. 2026-06-01
    days on market $178,950 Active 121 DOM
16. 2026-05-31
    days on market $178,950 Active 120 DOM
17. 2026-05-31
    days on market $178,950 Active 119 DOM
18. 2026-04-17
    status Active
19. 2026-03-18
    status Pending
20. 2026-02-24
    price $178,950
21. 2026-01-02
    listed $185,999 Active
22. 2025-12-13
    historical $185,999
23. 2022-10-31
    soldstatus $154,000 Closed 354-char remark

    Show marketing remark (354 chars)

    Very well maintained 3 bedroom, 2 bath 1999 model doublewide mobile home located on a corner lot in the city limits of Mount Gilead. With easy access to Lake Tillery and the Uwharrie Mountains, this home is perfect for your weekend getaway or year round living. Spacious living room and wide open space in kitchen with lots of cabinet & counterspace.

24. 2022-09-28
    historical Active Under Contract 354-char remark

    Show marketing remark (354 chars)

    Very well maintained 3 bedroom, 2 bath 1999 model doublewide mobile home located on a corner lot in the city limits of Mount Gilead. With easy access to Lake Tillery and the Uwharrie Mountains, this home is perfect for your weekend getaway or year round living. Spacious living room and wide open space in kitchen with lots of cabinet & counterspace.

25. 2022-09-07
    listed $159,000 Active 354-char remark

    Show marketing remark (354 chars)

    Very well maintained 3 bedroom, 2 bath 1999 model doublewide mobile home located on a corner lot in the city limits of Mount Gilead. With easy access to Lake Tillery and the Uwharrie Mountains, this home is perfect for your weekend getaway or year round living. Spacious living room and wide open space in kitchen with lots of cabinet & counterspace.

26. 2016-04-15
    soldstatus $58,000

ⓘ 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: $686 · $57/mo
• Projected year-2 tax: $1,434 · $120/mo
• Expected delta: +$749/yr (+$62/mo · 109.2%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 40% 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: $22,859
• − Mortgage interest: −$9,797
• − Property taxes: −$686
• − Insurance: −$874
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − Depreciation: −$5,088
• Taxable income: $2,756
• Est. tax owed @ 24.0%: −$661
• After-tax cash flow: $4,830/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: Montgomery County Schools
• NCES district ID: 3703060
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $34,706
• Composite: 25.97/100
• National rank: #7328
• State rank: #143 of 178 in NC

Livability — Mount Gilead

• Score: 74/100
• State rank: #58
• US rank: #4548

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

• Census place: Mount Gilead, NC
• Population (ZIP): 5,457

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 26,533 people
• By 2030: 25,724 · -3.0%
• By 2040: 23,842 · -10.1%
• By 2050: 22,077 · -16.8%
• By 2075: 18,754 · -29.3%
• By 2100: 15,537 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 26% Asian 6% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 6% · China, Canada, Philippines
• Languages at home: 92% English-only · Other Asian/Pacific 5% Spanish 2% Chinese 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+37.8) · D 30.8% · R 68.6%
• 2008→2024 swing: -26.9pp toward R · 2008: -11.0pp · 2024: -37.8pp
• All cycles: 2024: R+37.8 2020: R+31.8 2016: R+25.9 2012: R+15.2 2008: R+11.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.94%
• Current HPI: 334.2599
• 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

+208.5% since first listed

9 events — show timeline

• 2026-04-17 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-03-18 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-02-24 Price Changed $178,950 CANOPYMLS as Distributed by MLS Grid
• 2026-01-02 Listed $185,999 CANOPYMLS as Distributed by MLS Grid
• 2025-12-13 Coming Soon $185,999 CANOPYMLS as Distributed by MLS Grid
• 2022-10-31 Sold (MLS) $154,000 CANOPYMLS as Distributed by MLS Grid
• 2022-09-28 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2022-09-07 Listed $159,000 CANOPYMLS as Distributed by MLS Grid
• 2016-04-15 Sold (Public Records) $58,000 Public Records

Property tax history

-0.4%/yr

Latest (2025): $686 · +0.0% YoY. Source: county tax records.