115 Badin View Rd · Badin, NC 28127

$110,000

2 bd · 2.0 ba · 552 sqft · Manufactured public records · 15 Days on market

Built 1990 3,049 sqft lot Est $103k · 7% over $179/mo HOA · 14% of rent

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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 +19.9/30.0
• 1% rule +6.3/10.0
• DSCR +6.3/10.0
• ARV discount +4.5/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lake Getaway Opportunity! Bring your vision and make this park model home with room addition your dream retreat. This property offers 2 bedrooms, 1 bath, and a storage building, providing plenty of potential for customization and improvement. Whether you're looking for a weekend escape, vacation property, or investment opportunity, this property is ready for your personal touch. Enjoy being part of a gated lake community packed with amenities, including a swimming pool, sandy beach and swimming area, playgrounds, fishing pier, catch-and-release fishing pond, boat ramp, waterfront boardwalk, putt-putt golf, picnic shelters, and security at the entrance. Residents also enjoy a variety of comm

Key facts

• Sandy beach
• Fishing pier
• Lake community

Tags

• LAKE COMMUNITY
• SWIMMING POOL
• SANDY BEACH
• FISHING PIER
• CATCH AND RELEASE FISHING POND
• BOAT RAMP

Property features AI

Finance

• Other: Lot size approximately 0.07 acres; Located in Badin Shores Resort subdivision
• HOA & community: Part of Badin Shores Resort Homeowners Association; Quarterly association fee

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Manufactured double-wide home; One story; Built in 1990; Existing structure
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: No fencing; Community pool; Gazebo; Storage structure; Private maintained road

Interior

• Kitchen: Microwave; Free-standing range
• Bedrooms: Primary on main
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating and cooling; Electric heating fuel
• Interior features: Primary bedroom on the main level; Vinyl flooring
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $133 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 2.5% in Badin — 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 65/100 on livability (#329 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: schools D, 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: 186 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 (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k 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.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.13% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.19%
• DSCR: 1.23
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $103,224
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Humming Bird Cir	0.26mi	2/1.0	608 (+10%)	5mo	$158,000	$260	63
108 Cedar Ln	0.43mi	1/1.0 (-1)	540 (-2%)	6mo	$59,000	$109	63
106 Pier Ave	0.43mi	1/1.0 (-1)	552 (0%)	10mo	$84,000	$152	62
106 Oak St	0.41mi	2/1.0	630 (+14%)	16mo	$118,000	$187	40

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: -8.2%
• Equity multiple: 0.70×
• Total profit: $-9,263
• Equity at exit: $16,401

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $3,157
• Equity at exit: $9,511

Cash invested: $30,800 (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 28127

• Home prices YoY: -14.4%
• Active inventory: 186
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$45 /mo · $537/yr
• Insurance: −$46
• HOA: −$179
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $133

Break-even live

Break-even rent $1,071

Max offer price $110,000

Occupancy floor 84%

Sensitivity live

Price	-10% $196	-5% $164	+0% $133	+5% $102	+10% $71
Rent	-10% $35	-5% $84	+0% $133	+5% $182	+10% $231
Rate	-1.0pp $189	-0.5pp $161	base $133	+0.5pp $105	+1.0pp $76

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $179 · $2,148/yr
• Likely covers: waterlandscapingpoolsecurity

Listing history 13 events

1. 2026-06-18
   days on market $110,000 Active 15 DOM
2. 2026-06-17
   days on market $110,000 Active 14 DOM
3. 2026-06-16
   days on market $110,000 Active 13 DOM
4. 2026-06-15
   days on market $110,000 Active 12 DOM
5. 2026-06-14
   days on market $110,000 Active 10 DOM
6. 2026-06-13
   days on market $110,000 Active 9 DOM
7. 2026-06-10
   days on market $110,000 Active 7 DOM
8. 2026-06-09
   days on market $110,000 Active 6 DOM
9. 2026-06-08
   days on market $110,000 Active 5 DOM
10. 2026-06-07
    days on market $110,000 Active 4 DOM
11. 2026-06-05
    listing id $110,000 Active 1 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    listed $110,000 Active 1 DOM

ⓘ 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: $537 · $45/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: +$365/yr (+$30/mo · 67.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,883
• − Mortgage interest: −$6,162
• − Property taxes: −$537
• − Insurance: −$550
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − HOA: −$2,148
• − Depreciation: −$3,200
• Taxable loss: −$96
• Est. tax savings @ 24.0%: +$23
• After-tax cash flow: $1,623/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 — Badin

• Score: 65/100
• State rank: #329
• US rank: #13419

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,343
• Population (ZIP): 7,684

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: Predominantly White (80%)
• Race & ethnicity: White 80% Black 10% Two or more races 4% Asian 3% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Slovak 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 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: ▼ -42.16%
• Current HPI: 250.9235
• 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

+46.7% since first listed

4 events — show timeline

• 2026-06-02 Listed $110,000 Triad MLS
• 2018-05-04 Sold (Public Records) $79,500 Public Records
• 2009-12-04 Sold (Public Records) $65,000 Public Records
• 2008-08-22 Sold (Public Records) $75,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $537 · +0.0% YoY. Source: county tax records.