157 Macon Price Rd · Gaston, NC 27831

$139,900

3 bd · 2.0 ba · 1,836 sqft · Manufactured public records · 345 Days on market

Built 1996 3.08 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 +16.5/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks

3.08 Acres in a peaceful, country, setting, close to town, and only a 2-minute drive to I-95 for easy access!!! This spacious 3-bedroom, 2 bath, doublewide sits on a beautiful 3-acre lot! If the new owner wants a second residence for a homestead on the property, or to divide the property, it could possibly be separated with the second residence facing Highway 48. The large kitchen is off the family room with fireplace, and there is also a living room and a dining room. The roof was replaced in 2021 with a 28- 29-year warranty still left. * The compressor and fan for the HVAC system were new in 2023, and it is serviced yearly. All Appliances are less than 4 years old, and some furniture is n

Key facts

• 3 acre lot
• Above ground pool
• Large kitchen

Tags

• 3 ACRE LOT
• ABOVE GROUND POOL
• LARGE KITCHEN
• FIREPLACE
• NEW HVAC SYSTEM
• ROOF REPLACED

Property features AI

Finance

• HOA & community: DSL/Cable available

Exterior

• Parking: Gravel parking; no garage
• Security: Smoke detectors
• Utilities: Septic tank
• Home design: Residential property; Residential/Vacation subtype; Double-wide mobile home; One level
• Construction: Vinyl siding; Block foundation; Composition roof and other roof materials; Built as double wide mobile home
• Exterior features: Garden; Front porch, side porch and deck; Paved and other road surfaces; Has a view

Interior

• Kitchen: Electric oven; Electric range; Refrigerator; Dishwasher; Microwave
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Entrance foyer; Vaulted ceilings; Walk-in closets; Other interior features; Window coverings and insulated/window treatment windows; Wood-burning fireplace in the family room
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $81 ($974/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 $123k (12.0% below list).
• Recommended offer: $123k (12.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#413 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Northampton County Schools (rural): math 15% / reading 18% proficiency, ranked #176 of 178 in NC (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gaston Stem Leadership Academy (math 8% / reading 12%, grade F, #1,385 of 1,410 statewide, top 99%, 286 students, 99% FRL); Conway Middle (math 12% / reading 22%, grade F, #447 of 475 statewide, top 94%, 283 students, 99% FRL); Northampton County High School (math 2% / reading 17%, grade F, #530 of 535 statewide, top 99%, 240 students, 99% FRL) — zoned schools average 99% FRL vs 78% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP; 17 units permitted in Northampton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($967 loan paydown + $9k appreciation (6.5% local appreciation)).
• Northampton County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 345 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $140k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $123,058 (12.0% below list)

Questions for the listing agent

1. It's been on market 345 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: 0.88% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 2.27×
• Total profit: $49,729
• Equity at exit: $92,407

10-year hold

• IRR: 17.9%
• Equity multiple: 4.60×
• Total profit: $141,187
• Equity at exit: $171,567

Cash invested: $39,172 (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 27831

• Home prices YoY: 3.4%
• Active inventory: 5
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$99 /mo · $1,188/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $81

Break-even live

Break-even rent $1,128

Max offer price $139,900

Occupancy floor 88%

Sensitivity live

Price	-10% $160	-5% $121	+0% $81	+5% $42	+10% $2
Rent	-10% $-16	-5% $33	+0% $81	+5% $130	+10% $178
Rate	-1.0pp $152	-0.5pp $117	base $81	+0.5pp $45	+1.0pp $8

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-01
   status $139,900 Pending 345 DOM
2. 2026-06-01
   days on market $139,900 Active 345 DOM
3. 2026-05-31
   days on market $139,900 Active 344 DOM
4. 2026-05-30
   days on market $139,900 Active 343 DOM
5. 2025-10-28
   price $139,900
6. 2025-10-28
   status Active
7. 2025-09-08
   price $149,900
8. 2025-07-24
   price $164,900
9. 2025-06-01
   listed $179,900 Active
10. 2016-12-07
    soldstatus $60,000

ⓘ 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: $1,188 · $99/mo
• Projected year-2 tax: $1,188 · $99/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $14,767
• − Mortgage interest: −$7,837
• − Property taxes: −$1,188
• − Insurance: −$700
• − Repairs & maintenance: −$1,181
• − Management: −$1,181
• − Depreciation: −$4,070
• Taxable loss: −$1,390
• Est. tax savings @ 24.0%: +$334
• After-tax cash flow: $1,308/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: Northampton County Schools
• NCES district ID: 3703420
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 18% ▼ -2.00%
• Median HH income: $31,548
• Composite: 13.24/100
• National rank: #9551
• State rank: #176 of 178 in NC

Livability — Gaston

• Score: 63/100
• State rank: #413
• US rank: #15521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,640

Population outlook (Northampton County) Hauer SSP2

• Today (2025): 17,395 people
• By 2030: 15,794 · -9.2%
• By 2040: 12,810 · -26.4%
• By 2050: 10,488 · -39.7%
• By 2075: 7,778 · -55.3%
• By 2100: 7,019 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (79%)
• Race & ethnicity: Black 79% White 10% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · South Korea
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Northampton

• 2024 margin: D (+14.5) · D 57.0% · R 42.5%
• 2008→2024 swing: -15.9pp toward R · 2008: 30.4pp · 2024: 14.5pp
• All cycles: 2024: D+14.5 2020: D+20.6 2016: D+26.2 2012: D+34.9 2008: D+30.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.50%
• Current HPI: 195.7421
• 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

+133.2% since first listed

6 events — show timeline

• 2025-10-28 Price Changed $139,900 RVLG
• 2025-10-28 Relisted — RVLG
• 2025-09-08 Price Changed $149,900 RVLG
• 2025-07-24 Price Changed $164,900 RVLG
• 2025-06-01 Listed $179,900 RVLG
• 2016-12-07 Sold (Public Records) $60,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $1,188 · -0.3% YoY. Source: county tax records.