32 Lake Eden Cir · Black Mountain, NC 28711

$215,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 37 Days on market

Built 1986

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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 +23.7/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Livability +4.4/5.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fresh newly painted interior, new decks, three bedrooms, two full baths, laundry room in HIGHLY desirable Black Mountain. Very well kept doublewide on a private grassy lot, large newer deck, newer front deck/porch, new vinyl replacement windows 2007, new roof 2009, new seamless gutters 2009, vinyl flooring 2014, carpet in bedrooms 2017, vinyl siding 2019, HVAC unit maintained yearly, well-maintained corner lot, walking distance to Lake Eden. The road is privately maintained by homeowners. The buyer's financing fell through so we've put it back on the market. The owner has moved out of state and says sell it!

Key facts

• Easy access to i-40
• Owen school district
• Built 1986

Tags

• QUIET PEACEFUL NEIGHBORHOOD
• WALKING DISTANCE TO LEAF
• OWEN SCHOOL DISTRICT
• EASY ACCESS TO I-40
• 5 MINUTES TO BLACK MOUNTAIN
• 15 MINUTES TO ASHEVILLE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $209k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 2.3% in Black Mountain — 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 87/100 on livability (#2 in NC, #297 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, health & safety A+.
• 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: 302 active listings in the ZIP; 3,305 units permitted in Buncombe County in 2024 (1,855 in 5+ unit buildings).
• This rent runs 35% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $6k 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 37 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Recommended offer $208,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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. 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: 1.01% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.14%
• DSCR: 1.36
• GRM: 8.3

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-8,907
• Equity at exit: $32,057

10-year hold

• IRR: 5.7%
• Equity multiple: 1.42×
• Total profit: $25,410
• Equity at exit: $18,589

Cash invested: $60,200 (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 28711

• Active inventory: 302
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,163 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$83 /mo · $996/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $408

Break-even live

Break-even rent $1,646

Max offer price $215,000

Occupancy floor 76%

Sensitivity live

Price	-10% $530	-5% $469	+0% $408	+5% $348	+10% $287
Rent	-10% $238	-5% $323	+0% $408	+5% $494	+10% $579
Rate	-1.0pp $517	-0.5pp $463	base $408	+0.5pp $353	+1.0pp $296

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-18
   days on market $215,000 Active 37 DOM
2. 2026-06-17
   days on market $215,000 Active 36 DOM
3. 2026-06-16
   days on market $215,000 Active 35 DOM
4. 2026-06-15
   days on market $215,000 Active 34 DOM
5. 2026-06-14
   days on market $215,000 Active 32 DOM
6. 2026-06-10
   days on market $215,000 Active 29 DOM
7. 2026-06-09
   days on market $215,000 Active 28 DOM
8. 2026-06-08
   days on market $215,000 Active 27 DOM
9. 2026-06-07
   days on market $215,000 Active 26 DOM
10. 2026-06-03
    days on market $215,000 Active 22 DOM
11. 2026-06-02
    days on market $215,000 Active 21 DOM
12. 2026-06-01
    days on market $215,000 Active 20 DOM
13. 2026-05-31
    days on market $215,000 Active 19 DOM
14. 2026-05-30
    days on market $215,000 Active 18 DOM
15. 2026-05-12
    listed $215,000 Active 370-char remark
16. 2025-10-10
    price $215,000
17. 2025-09-12
    price $235,000
18. 2025-08-09
    price $239,000
19. 2025-08-01
    price $240,000
20. 2025-06-20
    listed $250,000 Active
21. 2025-06-19
    historical
22. 2022-04-12
    soldstatus $198,000 Closed

    Show marketing remark (620 chars)

    Fresh newly painted interior, new decks, three bedrooms, two full baths, laundry room in HIGHLY desirable Black Mountain. Very well kept doublewide on a private grassy lot, large newer deck, newer front deck/porch, new vinyl replacement windows 2007, new roof 2009, new seamless gutters 2009, vinyl flooring 2014, carpet in bedrooms 2017, vinyl siding 2019, HVAC unit maintained yearly, well-maintained corner lot, walking distance to Lake Eden. The road is privately maintained by homeowners. The buyer's financing fell through so we've put it back on the market. The owner has moved out of state and says sell it!

23. 2022-03-23
    historical Active Under Contract

    Show marketing remark (620 chars)

    Fresh newly painted interior, new decks, three bedrooms, two full baths, laundry room in HIGHLY desirable Black Mountain. Very well kept doublewide on a private grassy lot, large newer deck, newer front deck/porch, new vinyl replacement windows 2007, new roof 2009, new seamless gutters 2009, vinyl flooring 2014, carpet in bedrooms 2017, vinyl siding 2019, HVAC unit maintained yearly, well-maintained corner lot, walking distance to Lake Eden. The road is privately maintained by homeowners. The buyer's financing fell through so we've put it back on the market. The owner has moved out of state and says sell it!

24. 2022-02-25
    status Active

    Show marketing remark (620 chars)

    Fresh newly painted interior, new decks, three bedrooms, two full baths, laundry room in HIGHLY desirable Black Mountain. Very well kept doublewide on a private grassy lot, large newer deck, newer front deck/porch, new vinyl replacement windows 2007, new roof 2009, new seamless gutters 2009, vinyl flooring 2014, carpet in bedrooms 2017, vinyl siding 2019, HVAC unit maintained yearly, well-maintained corner lot, walking distance to Lake Eden. The road is privately maintained by homeowners. The buyer's financing fell through so we've put it back on the market. The owner has moved out of state and says sell it!

25. 2022-01-12
    historical Active Under Contract

    Show marketing remark (620 chars)

    Fresh newly painted interior, new decks, three bedrooms, two full baths, laundry room in HIGHLY desirable Black Mountain. Very well kept doublewide on a private grassy lot, large newer deck, newer front deck/porch, new vinyl replacement windows 2007, new roof 2009, new seamless gutters 2009, vinyl flooring 2014, carpet in bedrooms 2017, vinyl siding 2019, HVAC unit maintained yearly, well-maintained corner lot, walking distance to Lake Eden. The road is privately maintained by homeowners. The buyer's financing fell through so we've put it back on the market. The owner has moved out of state and says sell it!

26. 2021-11-24
    price $199,000

    Show marketing remark (620 chars)

    Fresh newly painted interior, new decks, three bedrooms, two full baths, laundry room in HIGHLY desirable Black Mountain. Very well kept doublewide on a private grassy lot, large newer deck, newer front deck/porch, new vinyl replacement windows 2007, new roof 2009, new seamless gutters 2009, vinyl flooring 2014, carpet in bedrooms 2017, vinyl siding 2019, HVAC unit maintained yearly, well-maintained corner lot, walking distance to Lake Eden. The road is privately maintained by homeowners. The buyer's financing fell through so we've put it back on the market. The owner has moved out of state and says sell it!

27. 2021-11-22
    price $209,000

    Show marketing remark (620 chars)

    Fresh newly painted interior, new decks, three bedrooms, two full baths, laundry room in HIGHLY desirable Black Mountain. Very well kept doublewide on a private grassy lot, large newer deck, newer front deck/porch, new vinyl replacement windows 2007, new roof 2009, new seamless gutters 2009, vinyl flooring 2014, carpet in bedrooms 2017, vinyl siding 2019, HVAC unit maintained yearly, well-maintained corner lot, walking distance to Lake Eden. The road is privately maintained by homeowners. The buyer's financing fell through so we've put it back on the market. The owner has moved out of state and says sell it!

28. 2021-11-05
    price $209,900

    Show marketing remark (620 chars)

    Fresh newly painted interior, new decks, three bedrooms, two full baths, laundry room in HIGHLY desirable Black Mountain. Very well kept doublewide on a private grassy lot, large newer deck, newer front deck/porch, new vinyl replacement windows 2007, new roof 2009, new seamless gutters 2009, vinyl flooring 2014, carpet in bedrooms 2017, vinyl siding 2019, HVAC unit maintained yearly, well-maintained corner lot, walking distance to Lake Eden. The road is privately maintained by homeowners. The buyer's financing fell through so we've put it back on the market. The owner has moved out of state and says sell it!

29. 2021-10-29
    price $219,000

    Show marketing remark (620 chars)

    Fresh newly painted interior, new decks, three bedrooms, two full baths, laundry room in HIGHLY desirable Black Mountain. Very well kept doublewide on a private grassy lot, large newer deck, newer front deck/porch, new vinyl replacement windows 2007, new roof 2009, new seamless gutters 2009, vinyl flooring 2014, carpet in bedrooms 2017, vinyl siding 2019, HVAC unit maintained yearly, well-maintained corner lot, walking distance to Lake Eden. The road is privately maintained by homeowners. The buyer's financing fell through so we've put it back on the market. The owner has moved out of state and says sell it!

30. 2021-10-18
    price $222,000

    Show marketing remark (620 chars)

    Fresh newly painted interior, new decks, three bedrooms, two full baths, laundry room in HIGHLY desirable Black Mountain. Very well kept doublewide on a private grassy lot, large newer deck, newer front deck/porch, new vinyl replacement windows 2007, new roof 2009, new seamless gutters 2009, vinyl flooring 2014, carpet in bedrooms 2017, vinyl siding 2019, HVAC unit maintained yearly, well-maintained corner lot, walking distance to Lake Eden. The road is privately maintained by homeowners. The buyer's financing fell through so we've put it back on the market. The owner has moved out of state and says sell it!

31. 2021-10-01
    price $223,900

    Show marketing remark (620 chars)

    Fresh newly painted interior, new decks, three bedrooms, two full baths, laundry room in HIGHLY desirable Black Mountain. Very well kept doublewide on a private grassy lot, large newer deck, newer front deck/porch, new vinyl replacement windows 2007, new roof 2009, new seamless gutters 2009, vinyl flooring 2014, carpet in bedrooms 2017, vinyl siding 2019, HVAC unit maintained yearly, well-maintained corner lot, walking distance to Lake Eden. The road is privately maintained by homeowners. The buyer's financing fell through so we've put it back on the market. The owner has moved out of state and says sell it!

32. 2021-09-17
    listed $224,500 Active

    Show marketing remark (620 chars)

    Fresh newly painted interior, new decks, three bedrooms, two full baths, laundry room in HIGHLY desirable Black Mountain. Very well kept doublewide on a private grassy lot, large newer deck, newer front deck/porch, new vinyl replacement windows 2007, new roof 2009, new seamless gutters 2009, vinyl flooring 2014, carpet in bedrooms 2017, vinyl siding 2019, HVAC unit maintained yearly, well-maintained corner lot, walking distance to Lake Eden. The road is privately maintained by homeowners. The buyer's financing fell through so we've put it back on the market. The owner has moved out of state and says sell it!

33. 2021-09-17
    historical $224,500

    Show marketing remark (620 chars)

    Fresh newly painted interior, new decks, three bedrooms, two full baths, laundry room in HIGHLY desirable Black Mountain. Very well kept doublewide on a private grassy lot, large newer deck, newer front deck/porch, new vinyl replacement windows 2007, new roof 2009, new seamless gutters 2009, vinyl flooring 2014, carpet in bedrooms 2017, vinyl siding 2019, HVAC unit maintained yearly, well-maintained corner lot, walking distance to Lake Eden. The road is privately maintained by homeowners. The buyer's financing fell through so we've put it back on the market. The owner has moved out of state and says sell it!

34. 2003-10-20
    soldstatus $66,000
35. 1996-03-15
    soldstatus $6,000
36. 1987-03-18
    soldstatus $40,500

ⓘ 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: $996 · $83/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$767/yr (+$64/mo · 77.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥96°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,952
• − Mortgage interest: −$12,043
• − Property taxes: −$996
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − Depreciation: −$6,255
• Taxable income: $1,431
• Est. tax owed @ 24.0%: −$343
• After-tax cash flow: $4,558/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 — Black Mountain

• Score: 87/100
• State rank: #2
• US rank: #297

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Buncombe County · 241,085 people
• City population: 12,663
• Metro: Asheville, NC
• Population (ZIP): 12,663
• Household income: $74,761
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 556.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Serbian 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1% Other Indo-European 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: ▼ -227.20%
• Current HPI: 314.8029
• 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

+430.9% since first listed

22 events — show timeline

• 2026-05-12 Listed $215,000 FSBO.com
• 2025-10-10 Price Changed $215,000 CANOPYMLS as Distributed by MLS Grid
• 2025-09-12 Price Changed $235,000 CANOPYMLS as Distributed by MLS Grid
• 2025-08-09 Price Changed $239,000 CANOPYMLS as Distributed by MLS Grid
• 2025-08-01 Price Changed $240,000 CANOPYMLS as Distributed by MLS Grid
• 2025-06-20 Listed $250,000 CANOPYMLS as Distributed by MLS Grid
• 2025-06-19 Coming Soon — CANOPYMLS as Distributed by MLS Grid
• 2022-04-12 Sold (MLS) $198,000 CANOPYMLS as Distributed by MLS Grid
• 2022-03-23 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2022-02-25 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2022-01-12 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-11-24 Price Changed $199,000 CANOPYMLS as Distributed by MLS Grid
• 2021-11-22 Price Changed $209,000 CANOPYMLS as Distributed by MLS Grid
• 2021-11-05 Price Changed $209,900 CANOPYMLS as Distributed by MLS Grid
• 2021-10-29 Price Changed $219,000 CANOPYMLS as Distributed by MLS Grid
• 2021-10-18 Price Changed $222,000 CANOPYMLS as Distributed by MLS Grid
• 2021-10-01 Price Changed $223,900 CANOPYMLS as Distributed by MLS Grid
• 2021-09-17 Listed $224,500 CANOPYMLS as Distributed by MLS Grid
• 2021-09-17 Coming Soon $224,500 CANOPYMLS as Distributed by MLS Grid
• 2003-10-20 Sold (Public Records) $66,000 Public Records
• 1996-03-15 Sold (Public Records) $6,000 Public Records
• 1987-03-18 Sold (Public Records) $40,500 Public Records

Property tax history

+8.0%/yr

Latest (2025): $996 · +9.1% YoY. Source: county tax records.