Pleasantview A Plan · Woodfin, NC 28804

$285,161

3 bd · 2.0 ba · 1,667 sqft · SingleFamily · 671 Days on market

↓ 4% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.0/5.0
• Cash flow +2.8/30.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This traditional three bedroom ranch style home would be perfect in the mountains. Sit back and enjoy the scenery through the glass viewing wall or step out on the deck for a closer view. The master bedroom is complete with his and her walk-in closets, a garden tub and separate shower. On the opposite side of the home you will find the additional bedrooms that also include walk-in closets. These rooms share a hall bathroom that is also accessible to guests.

Key facts

• Glass viewing wall
• Walk-in closets
• Ranch style home

Tags

• RANCH STYLE HOME
• GLASS VIEWING WALL
• WALK-IN CLOSETS
• GARDEN TUB

🏗️ New construction. The $285,161 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $480,129.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (23.7% below list).
• Recommended offer: $217k (23.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#538 in NC) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A-, cost of living B; Watch: amenities F, commute F, health & safety F.
• Buncombe County Schools (suburban): math 45% / reading 50% proficiency, ranked #72 of 178 in NC (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Weaverville Elementary (math 57% / reading 67%, grade B, #179 of 1,410 statewide, top 14%, 303 students, 48% FRL); North Buncombe Middle (math 63% / reading 59%, grade B+, #40 of 475 statewide, top 9%, 504 students, 45% FRL); North Buncombe High (math 67% / reading 65%, grade B, #154 of 535 statewide, top 29%, 956 students, 42% FRL) — zoned schools at 45% FRL track the district average.
• Zoned-school proficiency averages 63% at this address vs 48% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Buncombe County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 374 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 3,305 units permitted in Buncombe County in 2024 (1,855 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Buncombe County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 671 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.

Recommended offer $217,485 (23.7% 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 671 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.45% ✗
• Cap rate: 2.29%
• Cash-on-cash: -14.28%
• DSCR: 0.36
• GRM: 18.4

CMA / ARV

• ARV (median comp): $480,129
• List price: $285,161
• Delta: -40.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Chipmunk Cove Rd	0.44mi	3/2.0	1,700 (+2%)	11mo	$455,000	$268	67
2 Westminster Dr	0.54mi	3/2.5	1,683 (+1%)	8mo	$395,000	$235	65
447 Creekside Dr	0.72mi	3/2.0	1,645 (-1%)	5mo	$438,000	$266	60
4 Highlander Rd	0.40mi	3/2.0	1,812 (+9%)	8mo	$452,500	$250	60
101 Firwood Ct	0.57mi	3/2.0	1,622 (-3%)	13mo	$540,000	$333	58
56 Knoll Ridge Dr	0.63mi	3/2.0	1,529 (-8%)	1mo	$415,000	$271	56
31 Knoll Ridge Dr	0.53mi	3/2.0	1,442 (-14%)	2mo	$405,000	$281	51
65 Knoll Ridge Dr	0.67mi	3/2.0	1,529 (-8%)	5mo	$369,000	$241	51
93 Stoney Hill Ct	0.58mi	3/2.0	1,884 (+13%)	3mo	$456,000	$242	48
110 Leisure Mountain Rd #30	0.65mi	2/2.5 (-1)	1,488 (-11%)	1mo	$357,000	$240	44
138 Appalachian Village Rd	0.67mi	3/2.0	1,486 (-11%)	10mo	$485,000	$326	42
10 Knoll Ridge Dr	0.49mi	3/2.0	1,900 (+14%)	14mo	$425,000	$224	42

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 · 0.46% rent growth · sell at horizon

5-year hold

• IRR: -46.1%
• Equity multiple: -0.38×
• Total profit: $-185,090
• Equity at exit: $71,589

10-year hold

• IRR: —
• Equity multiple: -1.33×
• Total profit: $-313,394
• Equity at exit: $41,513

Cash invested: $134,436 (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 28804

• Rents YoY: 0.5%
• Active inventory: 374
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,175 high
• Mortgage (P&I): −$2,518
• Tax est. 1.5%: −$600 /mo · $7,202/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-1,600

Break-even live

Break-even rent $4,200

Max offer price $248,616

Occupancy floor —

Sensitivity live

Price	-10% $-1,268	-5% $-1,434	+0% $-1,600	+5% $-1,766	+10% $-1,932
Rent	-10% $-1,772	-5% $-1,686	+0% $-1,600	+5% $-1,514	+10% $-1,428
Rate	-1.0pp $-1,358	-0.5pp $-1,478	base $-1,600	+0.5pp $-1,724	+1.0pp $-1,851

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: $120,032
• Closing costs: $14,404
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Barnwood Dr Asheville, NC	1.0–3.0	1.0–2.0	955	$1,995	$2.09	15d	15	0.15mi
89 Black Locust Dr Asheville, NC	3.0	2.0	1216	$1,600	$1.32	25d	1	0.29mi
602 Highline Dr Asheville, NC	1.0–3.0	1.0–2.0	1070	$2,195	$2.05	15d	18	0.90mi
19 Barnett Shoals Dr Weaverville, NC	3.0	2.5	1310	$2,200	$1.68	15d	1	1.13mi
14 Loftin St Weaverville, NC	3.0	2.0	1800	$2,700	$1.50	15d	1	1.15mi
20 Sandstone Dr Weaverville, NC	3.0	2.5	2135	$3,200	$1.50	45d	1	1.23mi
560 Country Oak Dr Asheville, NC	4.0	2.5	1995	$2,850	$1.43	45d	1	1.24mi
1070 Cider Mill Loop Weaverville, NC	3.0	2.0	1383	$2,210	$1.60	46d	1	1.30mi

Listing history 19 events

1. 2026-06-22
   days on market $285,161 Active 671 DOM
2. 2026-06-18
   days on market $285,161 Active 668 DOM
3. 2026-06-17
   days on market $285,161 Active 667 DOM
4. 2026-06-16
   days on market $285,161 Active 666 DOM
5. 2026-06-15
   price $285,161 Active 665 DOM
6. 2026-06-15
   days on market $278,859 Active 665 DOM
7. 2026-06-14
   days on market $278,859 Active 663 DOM
8. 2026-06-10
   days on market $278,859 Active 660 DOM
9. 2026-06-09
   days on market $278,859 Active 659 DOM
10. 2026-06-08
    days on market $278,859 Active 658 DOM
11. 2026-06-07
    days on market $278,859 Active 657 DOM
12. 2026-06-03
    days on market $278,859 Active 653 DOM
13. 2026-06-02
    days on market $278,859 Active 652 DOM
14. 2026-06-01
    days on market $278,859 Active 651 DOM
15. 2026-05-31
    days on market $278,859 Active 650 DOM
16. 2026-05-30
    days on market $278,859 Active 649 DOM
17. 2025-10-20
    price $278,859 461-char remark

    Show marketing remark (461 chars)

    This traditional three bedroom ranch style home would be perfect in the mountains. Sit back and enjoy the scenery through the glass viewing wall or step out on the deck for a closer view. The master bedroom is complete with his and her walk-in closets, a garden tub and separate shower. On the opposite side of the home you will find the additional bedrooms that also include walk-in closets. These rooms share a hall bathroom that is also accessible to guests.

18. 2025-06-11
    price $274,738 461-char remark

    Show marketing remark (461 chars)

    This traditional three bedroom ranch style home would be perfect in the mountains. Sit back and enjoy the scenery through the glass viewing wall or step out on the deck for a closer view. The master bedroom is complete with his and her walk-in closets, a garden tub and separate shower. On the opposite side of the home you will find the additional bedrooms that also include walk-in closets. These rooms share a hall bathroom that is also accessible to guests.

19. 2024-08-19
    listed $289,442 Active 461-char remark

    Show marketing remark (461 chars)

    This traditional three bedroom ranch style home would be perfect in the mountains. Sit back and enjoy the scenery through the glass viewing wall or step out on the deck for a closer view. The master bedroom is complete with his and her walk-in closets, a garden tub and separate shower. On the opposite side of the home you will find the additional bedrooms that also include walk-in closets. These rooms share a hall bathroom that is also accessible to guests.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,098
• − Mortgage interest: −$26,895
• − Property taxes: −$7,202
• − Insurance: −$2,401
• − Repairs & maintenance: −$2,088
• − Management: −$2,088
• − Depreciation: −$13,967
• Taxable loss: −$28,542
• Est. tax savings @ 24.0%: +$6,850
• After-tax cash flow: $-12,349/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: Buncombe County Schools
• NCES district ID: 3700450
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $45,981
• Composite: 40.32/100
• National rank: #3749
• State rank: #72 of 178 in NC

Livability — Woodfin

• Score: 59/100
• State rank: #538
• US rank: #19731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodfin, NC
• County: Buncombe County · 241,085 people
• Metro: Asheville, NC
• Population (ZIP): 25,776
• Household income: $88,312
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 396.0

Population outlook (Buncombe County) Hauer SSP2

• Today (2025): 286,475 people
• By 2030: 302,237 · +5.5%
• By 2040: 330,687 · +15.4%
• By 2050: 356,370 · +24.4%
• By 2075: 409,383 · +42.9%
• By 2100: 437,270 · +52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 9% Hispanic / Latino 8% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 5% Lithuanian 4% Serbian 3%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1%

Political lean MEDSL · Buncombe

• 2024 margin: Strong D (+24.8) · D 61.7% · R 36.9% · Other 1.4%
• 2008→2024 swing: +10.9pp toward D · 2008: 13.9pp · 2024: 24.8pp
• All cycles: 2024: D+24.8 2020: D+21.1 2016: D+14.6 2012: D+12.4 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -410.50%
• Current HPI: 333.3821
• Rent YoY: ▲ 0.46%
• Metro: Asheville, NC
• 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

-3.7% since first listed

3 events — show timeline

• 2025-10-20 Price Changed $278,859 Zillow
• 2025-06-11 Price Changed $274,738 Zillow
• 2024-08-19 Listed $289,442 Zillow