3995 Old Catawba Rd · Catawba, NC 28610

$200,000

3 bd · 3.0 ba · 2,052 sqft · Manufactured public records · 32 Days on market

Built 2001 1.13 ac lot

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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).

• Cash flow +13.4/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.0/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large home with plenty of space for the little ones and pets. Home features a metal room installed in 2017, has been weatherized by Duke Energy including the bottom of home. Home has a little over an acre with enough room for the little ones to run around. Home is conveniently located in Claremont, close to shopping etc. Property is sold as is! There is a large ramp in the back!

Key facts

• Easy access
• Large ramp
• 1.1 acres

Tags

• 1.1 ACRES
• LARGE RAMP
• EASY ACCESS
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Private well water; Septic system
• Home design: Manufactured doublewide single-family residence; One level; Crawl space foundation
• Construction: Manufactured construction; Vinyl exterior
• Exterior features: Dirt, gravel and other road surfaces; Publicly maintained road

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Living room fireplace
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $4 ($48/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (22.0% below list).
• Recommended offer: $156k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.9% in Catawba — 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 61/100 on livability (#494 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-, health & safety B; Watch: schools C-, crime F, amenities F.
• Catawba County Schools (rural): math 54% / reading 51% proficiency, ranked #54 of 178 in NC (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 54 active listings in the ZIP; 2,016 units permitted in Catawba County in 2024 (255 in 5+ unit buildings).

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.
• Catawba County population projected to shrink 7% 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 ($194k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $150k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $156,070 (22.0% 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 22% 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. 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?
4. 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?
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: 0.78% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 10.7

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-32,226
• Equity at exit: $29,821

10-year hold

• IRR: -8.0%
• Equity multiple: 0.50×
• Total profit: $-28,022
• Equity at exit: $17,292

Cash invested: $56,000 (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 28610

• Home prices YoY: -8.1%
• Active inventory: 54
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,561 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$97 /mo · $1,162/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $4

Break-even live

Break-even rent $1,556

Max offer price $200,000

Occupancy floor 95%

Sensitivity live

Price	-10% $117	-5% $61	+0% $4	+5% $-53	+10% $-109
Rent	-10% $-119	-5% $-58	+0% $4	+5% $66	+10% $127
Rate	-1.0pp $105	-0.5pp $55	base $4	+0.5pp $-48	+1.0pp $-101

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $200,000 Active 32 DOM
2. 2026-06-17
   days on market $200,000 Active 31 DOM
3. 2026-06-16
   days on market $200,000 Active 30 DOM
4. 2026-06-15
   days on market $200,000 Active 29 DOM
5. 2026-06-13
   days on market $200,000 Active 27 DOM
6. 2026-06-13
   statusdays on market $200,000 Active 26 DOM
7. 2026-06-09
   days on market $200,000 Active Under Contract 23 DOM
8. 2026-06-08
   days on market $200,000 Active Under Contract 22 DOM
9. 2026-06-07
   days on market $200,000 Active Under Contract 21 DOM
10. 2026-06-04
    days on market $200,000 Active Under Contract 18 DOM
11. 2026-06-03
    statusdays on market $200,000 Active Under Contract 17 DOM
12. 2026-06-02
    days on market $200,000 Active 16 DOM
13. 2026-06-01
    days on market $200,000 Active 15 DOM
14. 2026-05-31
    days on market $200,000 Active 14 DOM
15. 2026-05-02
    status Pending
16. 2026-04-20
    listed $200,000 Active
17. 2021-06-07
    soldstatus $150,000 Closed 386-char remark

    Show marketing remark (386 chars)

    Large home with plenty of space for the little ones and pets. Home features a metal room installed in 2017, has been weatherized by Duke Energy including the bottom of home. Home has a little over an acre with enough room for the little ones to run around. Home is conveniently located in Claremont, close to shopping etc. Property is sold as is! There is a large ramp in the back!

18. 2021-06-07
    soldstatus $150,000

    Show marketing remark (386 chars)

    Large home with plenty of space for the little ones and pets. Home features a metal room installed in 2017, has been weatherized by Duke Energy including the bottom of home. Home has a little over an acre with enough room for the little ones to run around. Home is conveniently located in Claremont, close to shopping etc. Property is sold as is! There is a large ramp in the back!

19. 2021-04-13
    historical Active Under Contract 386-char remark

    Show marketing remark (386 chars)

    Large home with plenty of space for the little ones and pets. Home features a metal room installed in 2017, has been weatherized by Duke Energy including the bottom of home. Home has a little over an acre with enough room for the little ones to run around. Home is conveniently located in Claremont, close to shopping etc. Property is sold as is! There is a large ramp in the back!

20. 2021-04-02
    listed $159,900 Active 386-char remark

    Show marketing remark (386 chars)

    Large home with plenty of space for the little ones and pets. Home features a metal room installed in 2017, has been weatherized by Duke Energy including the bottom of home. Home has a little over an acre with enough room for the little ones to run around. Home is conveniently located in Claremont, close to shopping etc. Property is sold as is! There is a large ramp in the back!

ⓘ 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: $1,162 · $97/mo
• Projected year-2 tax: $1,640 · $137/mo
• Expected delta: +$478/yr (+$40/mo · 41.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $18,728
• − Mortgage interest: −$11,203
• − Property taxes: −$1,162
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$5,818
• Taxable loss: −$3,451
• Est. tax savings @ 24.0%: +$828
• After-tax cash flow: $876/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: Catawba County Schools
• NCES district ID: 3700690
• Math proficiency: 54% ▲ 9.00%
• Reading proficiency: 51% ▲ 3.00%
• Median HH income: $48,180
• Composite: 44.71/100
• National rank: #2754
• State rank: #54 of 178 in NC

Livability — Catawba

• Score: 61/100
• State rank: #494
• US rank: #18075

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,920

Population outlook (Catawba County) Hauer SSP2

• Today (2025): 156,513 people
• By 2030: 155,267 · -0.8%
• By 2040: 151,110 · -3.5%
• By 2050: 145,524 · -7.0%
• By 2075: 134,047 · -14.4%
• By 2100: 119,424 · -23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 8% Hispanic / Latino 6% Asian 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Italian 4% Slovak 2% Portuguese 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Other Asian/Pacific 5% Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Catawba

• 2024 margin: Solid R (+38.0) · D 30.6% · R 68.6%
• 2008→2024 swing: -13.0pp toward R · 2008: -25.0pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+37.0 2016: R+38.0 2012: R+29.6 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -24.49%
• Current HPI: 276.485
• 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

+25.1% since first listed

6 events — show timeline

• 2026-05-02 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-04-20 Listed $200,000 CANOPYMLS as Distributed by MLS Grid
• 2021-06-07 Sold (Public Records) $150,000 Public Records
• 2021-06-07 Sold (MLS) $150,000 CANOPYMLS as Distributed by MLS Grid
• 2021-04-13 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-04-02 Listed $159,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+7.7%/yr

Latest (2024): $1,162 · +4.0% YoY. Source: county tax records.