3237 Mountain View Rd · Lowgap, NC 28627

$78,000

3 bd · 2.0 ba · 980 sqft · Manufactured · 284 Days on market

Built 1989 0.47 ac lot

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Why this score? — see what drove the B- 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 +28.1/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• Appreciation +5.6/10.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0

Key facts

• 0.47 acre lot
• Built 1989
• Listed 283 days

Property features AI

Finance

• HOA & community: Association membership (Winston-Salem)

Exterior

• Parking: Gravel parking
• Utilities: Well water; Septic tank; Electric water heater
• Home design: Manufactured home (single wide); One story; Built in 1989; Existing structure
• Construction: Aluminum siding; Crawl space foundation
• Exterior features: Partially cleared lot; Partially wooded lot

Interior

• Kitchen: Free-standing range; Range hood; Electric water heater
• Bedrooms: Primary bedroom located on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump with electric heating; Central air conditioning
• Interior features: Ceiling fan(s); Has primary bedroom on main level
• Laundry & utility: Washer hookup; Dryer connection on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($900 rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 39/100 on livability (#733 in NC) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Alleghany County Schools (rural): math 41% / reading 44% proficiency, ranked #104 of 178 in NC (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glade Creek Elementary (math 47% / reading 42%, grade F, #574 of 1,410 statewide, top 43%, 252 students, 75% FRL); Alleghany High (math 67% / reading 57%, grade B-, #184 of 535 statewide, top 37%, 426 students, 59% FRL).
• Market conditions: 43 active listings in the ZIP; 91 units permitted in Alleghany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($539 loan paydown + $928 appreciation (1.2% local appreciation)).
• Alleghany County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 284 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.

Recommended offer $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 284 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: 1.15% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.53%
• DSCR: 1.60
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 1.82×
• Total profit: $17,831
• Equity at exit: $27,400

10-year hold

• IRR: 19.0%
• Equity multiple: 3.34×
• Total profit: $51,133
• Equity at exit: $37,017

Cash invested: $21,840 (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 28627

• Home prices YoY: 0.5%
• Active inventory: 43
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $900 medium
• Mortgage (P&I): −$409
• Tax from tax record: −$23 /mo · $277/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$189
• Net cashflow: $246

Break-even live

Break-even rent $588

Max offer price $78,000

Occupancy floor 68%

Sensitivity live

Price	-10% $290	-5% $268	+0% $246	+5% $224	+10% $202
Rent	-10% $175	-5% $211	+0% $246	+5% $282	+10% $317
Rate	-1.0pp $285	-0.5pp $266	base $246	+0.5pp $226	+1.0pp $205

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $78,000 Active 284 DOM
2. 2026-06-21
   days on market $78,000 Active 283 DOM
3. 2026-06-18
   days on market $78,000 Active 281 DOM
4. 2026-06-17
   days on market $78,000 Active 280 DOM
5. 2026-06-16
   days on market $78,000 Active 279 DOM
6. 2026-06-15
   days on market $78,000 Active 278 DOM
7. 2026-06-13
   days on market $78,000 Active 276 DOM
8. 2026-06-12
   days on market $78,000 Active 275 DOM
9. 2026-06-09
   days on market $78,000 Active 272 DOM
10. 2026-06-08
    days on market $78,000 Active 271 DOM
11. 2026-06-07
    days on market $78,000 Active 270 DOM
12. 2026-06-07
    days on market $78,000 Active 269 DOM
13. 2026-06-04
    days on market $78,000 Active 266 DOM
14. 2026-06-02
    days on market $78,000 Active 265 DOM
15. 2026-06-01
    days on market $78,000 Active 264 DOM
16. 2026-05-31
    days on market $78,000 Active 263 DOM
17. 2025-09-09
    listed $78,000 Active

ⓘ 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: $277 · $23/mo
• Projected year-2 tax: $640 · $53/mo
• Expected delta: +$362/yr (+$30/mo · 130.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,797
• − Mortgage interest: −$4,369
• − Property taxes: −$277
• − Insurance: −$390
• − Repairs & maintenance: −$864
• − Management: −$864
• − Depreciation: −$2,269
• Taxable income: $1,764
• Est. tax owed @ 24.0%: −$423
• After-tax cash flow: $2,531/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: Alleghany County Schools
• NCES district ID: 3700120
• Math proficiency: 41% ▼ -3.00%
• Reading proficiency: 44% ▲ 1.00%
• Median HH income: $34,855
• Composite: 35.12/100
• National rank: #5014
• State rank: #104 of 178 in NC

Livability — Lowgap

• Score: 39/100
• State rank: #733
• US rank: #27385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,273

Population outlook (Alleghany County) Hauer SSP2

• Today (2025): 10,103 people
• By 2030: 9,631 · -4.7%
• By 2040: 8,468 · -16.2%
• By 2050: 7,334 · -27.4%
• By 2075: 5,239 · -48.1%
• By 2100: 3,962 · -60.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 4% Italian 3% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 7%

Political lean MEDSL · Alleghany

• 2024 margin: Solid R (+52.0) · D 23.7% · R 75.6%
• 2008→2024 swing: -31.0pp toward R · 2008: -21.0pp · 2024: -52.0pp
• All cycles: 2024: R+52.0 2020: R+50.0 2016: R+47.7 2012: R+35.9 2008: R+21.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.19%
• Current HPI: 255.3596
• 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

1 event — show timeline

• 2025-09-09 Listed $78,000 Triad MLS

Property tax history

+5.0%/yr

Latest (2025): $277 · +0.2% YoY. Source: county tax records.