7352 Nc Highway 18 · Wilkesboro, NC 28606

$315,000

4 bd · 2.5 ba · 2,357 sqft · Manufactured · 61 Days on market

Built 1993 3.00 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 +9.3/30.0
• Appreciation +7.7/10.0
• ARV discount +7.5/15.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0

Listing remarks

This home just hit the market in Boomer, NC and is completely move-in ready! Offering over 2,300 heated sq ft, this home features an ideal layout with a spacious primary bedroom privately situated on one side of the home and all additional bedrooms located on the opposite end. The open kitchen flows directly into the living room, creating an ideal space for everyday living and entertaining, while the oversized dedicated laundry room adds extra convenience. This home also features a dedicated office space and a newly added sunroom, providing additional flexible living space to enjoy year-round. A rare find, this property includes a 3-car garage, offering ample space for vehicles, storage, or

Key facts

• Newly added sunroom
• Outdoor patio area
• Move in ready

Tags

• MOVE IN READY
• OPEN KITCHEN
• DEDICATED LAUNDRY ROOM
• DEDICATED OFFICE SPACE
• NEWLY ADDED SUNROOM
• OUTDOOR PATIO AREA

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Attached garage; Driveway; 3 garage spaces
• Utilities: Well water; Septic tank; Electric water heater
• Home design: Manufactured home (double wide); Single-story
• Construction: Built in 1993; Brick and vinyl siding exterior; Crawl space foundation; One fireplace located in great room
• Exterior features: Above-ground pool; Storage structure; Publicly maintained road access

Interior

• Kitchen: Free-standing range; Range hood
• Bedrooms: Primary suite on main level
• Flooring: Carpet; Wood; See remarks
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump for heating and cooling; Electric heating
• Interior features: Ceiling fans; Kitchen island; Primary bedroom on main level
• Laundry & utility: Washer hookup; Dryer connection on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath manufactured listed at $315k.

Deal economics

• At list price, monthly cash flow is $-232 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (35.0% below list).
• Recommended offer: $205k (35.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 2.2% in Wilkesboro — 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 69/100 on livability (#166 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: employment D, crime F, amenities F.
• Wilkes County Schools (rural): math 55% / reading 50% proficiency, ranked #59 of 178 in NC (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Boomer-Ferguson Elementary School (math 44% / reading 44%, grade F, #574 of 1,410 statewide, top 43%, 128 students, 98% FRL); Central Wilkes Middle School (math 42% / reading 44%, grade D-, #191 of 475 statewide, top 41%, 576 students, 99% FRL); Wilkes Central High School (math 42% / reading 57%, grade D, #311 of 535 statewide, top 60%, 752 students, 54% FRL) — zoned schools average 84% FRL vs 56% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 29 active listings in the ZIP; 134 units permitted in Wilkes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($2k loan paydown + $17k appreciation (5.3% local appreciation)).
• Wilkes County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($296k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,760 (35.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.65% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.16%
• DSCR: 0.86
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.72×
• Total profit: $63,399
• Equity at exit: $184,633

10-year hold

• IRR: 12.2%
• Equity multiple: 3.29×
• Total profit: $201,589
• Equity at exit: $323,837

Cash invested: $88,200 (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 28606

• Home prices YoY: 1.7%
• Active inventory: 29
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,048 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$67 /mo · $801/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $-232

Break-even live

Break-even rent $2,342

Max offer price $273,969

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-143	+0% $-232	+5% $-321	+10% $-411
Rent	-10% $-394	-5% $-313	+0% $-232	+5% $-151	+10% $-71
Rate	-1.0pp $-74	-0.5pp $-152	base $-232	+0.5pp $-314	+1.0pp $-397

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-13
   status $315,000 Pending 61 DOM
2. 2026-06-12
   days on market $315,000 Due Diligence Period 61 DOM
3. 2026-06-09
   days on market $315,000 Due Diligence Period 58 DOM
4. 2026-06-08
   days on market $315,000 Due Diligence Period 57 DOM
5. 2026-06-07
   days on market $315,000 Due Diligence Period 56 DOM
6. 2026-06-03
   days on market $315,000 Due Diligence Period 52 DOM
7. 2026-06-02
   days on market $315,000 Due Diligence Period 51 DOM
8. 2026-06-01
   days on market $315,000 Due Diligence Period 50 DOM
9. 2026-05-31
   days on market $315,000 Due Diligence Period 49 DOM
10. 2026-05-30
    days on market $315,000 Due Diligence Period 48 DOM
11. 2026-05-05
    historical Due Diligence Period
12. 2026-04-12
    listed $315,000 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: $801 · $67/mo
• Projected year-2 tax: $2,583 · $215/mo
• Expected delta: +$1,782/yr (+$149/mo · 222.6%)

ⓘ 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 5/10 Major 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $24,571
• − Mortgage interest: −$17,645
• − Property taxes: −$801
• − Insurance: −$1,575
• − Repairs & maintenance: −$1,966
• − Management: −$1,966
• − Depreciation: −$9,164
• Taxable loss: −$8,544
• Est. tax savings @ 24.0%: +$2,051
• After-tax cash flow: $-737/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: Wilkes County Schools
• NCES district ID: 3704950
• Math proficiency: 55% ▲ 13.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $34,538
• Composite: 43.41/100
• National rank: #3017
• State rank: #59 of 178 in NC

Livability — Wilkesboro

• Score: 69/100
• State rank: #166
• US rank: #8892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 13,412
• Population (ZIP): 1,743

Population outlook (Wilkes County) Hauer SSP2

• Today (2025): 66,349 people
• By 2030: 64,411 · -2.9%
• By 2040: 59,800 · -9.9%
• By 2050: 54,770 · -17.5%
• By 2075: 45,211 · -31.9%
• By 2100: 36,956 · -44.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Serbian 2% Romanian 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Wilkes

• 2024 margin: Solid R (+59.6) · D 19.9% · R 79.5%
• 2008→2024 swing: -21.5pp toward R · 2008: -38.2pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+56.6 2016: R+55.2 2012: R+42.7 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.32%
• Current HPI: 318.0226
• 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

2 events — show timeline

• 2026-05-05 Contingent — Triad MLS
• 2026-04-12 Listed $315,000 Triad MLS

Property tax history

+2.9%/yr

Latest (2025): $801 · +21.5% YoY. Source: county tax records.