17 Impala Trl Unit IMP017 · Emma, NC 28806

$64,500

3 bd · 2.0 ba · 960 sqft · Manufactured · 110 Days on market

Built 2026 Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* THIS IS A RESALE LISTING * Ridgeview is an active and exciting 55+ Senior Community. Nestle into your 3 bedroom, 2 bathroom home located inside of Ridgeview, a friendly and well-maintained community. Around you, enjoy the great features the community has to offer such as community events, , and . This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2026
• Listed 110 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $64k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $64k).
• Recommended offer: $59k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: Emma Elementary (math 22% / reading 32%, grade F, #1,033 of 1,410 statewide, top 76%, 289 students, 98% FRL); Erwin Middle (math 37% / reading 37%, grade F, #262 of 475 statewide, top 57%, 568 students, 74% FRL); Erwin High (math 52% / reading 49%, grade D+, #306 of 535 statewide, top 57%, 1,096 students, 64% FRL) — zoned schools average 79% FRL vs 47% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.1%/yr); 333 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 3,305 units permitted in Buncombe County in 2024 (1,855 in 5+ unit buildings).
• This rent runs 38% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $446 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Recommended offer $58,695 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 3.13% ✓
• Cap rate: 27.68%
• Cash-on-cash: 76.39%
• DSCR: 4.40
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.06% rent growth · sell at horizon

5-year hold

• IRR: 75.3%
• Equity multiple: 4.37×
• Total profit: $60,910
• Equity at exit: $9,617

10-year hold

• IRR: 78.7%
• Equity multiple: 8.74×
• Total profit: $139,831
• Equity at exit: $5,577

Cash invested: $18,060 (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 28806

• Rents YoY: 2.1%
• Active inventory: 333
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,020 high
• Mortgage (P&I): −$338
• Tax est. 1.5%: −$81 /mo · $968/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $1,150

Break-even live

Break-even rent $564

Max offer price $64,500

Occupancy floor 38%

Sensitivity live

Price	-10% $1,194	-5% $1,172	+0% $1,150	+5% $1,127	+10% $1,105
Rent	-10% $990	-5% $1,070	+0% $1,150	+5% $1,229	+10% $1,309
Rate	-1.0pp $1,182	-0.5pp $1,166	base $1,150	+0.5pp $1,133	+1.0pp $1,116

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: $16,125
• Closing costs: $1,935
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
99 Ascension Dr Asheville, NC	1.0–3.0	1.0–2.0	1008	$1,624	$1.61	15d	17	0.47mi
5 Rolos Way Unit 5 Asheville, NC	2.0	2.0	1100	$1,850	$1.68	15d	1	0.69mi
46 Celebration Pl Asheville, NC	2.0	2.0	840	$1,950	$2.32	45d	1	0.78mi
5 Frankie Ln Asheville, NC	3.0	1.0	912	$2,500	$2.74	45d	1	1.25mi
2 Jacob Ln Asheville, NC	2.0	2.0	1120	$2,200	$1.96	45d	1	1.44mi
275 Hazel Mill Rd Asheville, NC	2.0	2.0	1211	$2,037	$1.68	15d	4	1.47mi

Listing history 16 events

1. 2026-06-22
   days on market $64,500 Active 110 DOM
2. 2026-06-18
   days on market $64,500 Active 107 DOM
3. 2026-06-17
   days on market $64,500 Active 106 DOM
4. 2026-06-16
   days on market $64,500 Active 105 DOM
5. 2026-06-15
   days on market $64,500 Active 104 DOM
6. 2026-06-14
   days on market $64,500 Active 102 DOM
7. 2026-06-10
   days on market $64,500 Active 99 DOM
8. 2026-06-09
   days on market $64,500 Active 98 DOM
9. 2026-06-08
   days on market $64,500 Active 97 DOM
10. 2026-06-07
    days on market $64,500 Active 96 DOM
11. 2026-06-03
    days on market $64,500 Active 92 DOM
12. 2026-06-02
    days on market $64,500 Active 91 DOM
13. 2026-06-01
    pricedays on market $64,500 Active 90 DOM
14. 2026-05-31
    days on market $64,000 Active 89 DOM
15. 2026-05-30
    days on market $64,000 Active 88 DOM
16. 2026-03-03
    listed $64,000 Active 447-char remark

    Show marketing remark (447 chars)

    * THIS IS A RESALE LISTING * Ridgeview is an active and exciting 55+ Senior Community. Nestle into your 3 bedroom, 2 bathroom home located inside of Ridgeview, a friendly and well-maintained community. Around you, enjoy the great features the community has to offer such as community events, , and . This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,234
• − Mortgage interest: −$3,613
• − Property taxes: −$968
• − Insurance: −$322
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − Depreciation: −$1,876
• Taxable income: $13,577
• Est. tax owed @ 24.0%: −$3,259
• After-tax cash flow: $10,538/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This manufactured home is in good condition with no visible damage. It has a good exterior, interior walls, flooring, kitchen, bathrooms, roof, exterior siding, windows, foundation, structure, HVAC, and landscaping. The home is move-in ready and would benefit from painting the exterior siding, updating the flooring, kitchen cabinets, and bathrooms, and landscaping the front yard to increase its value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value.
• Both Updating the flooring — New flooring can improve the home's appearance and increase its value.
• Both Updating the kitchen cabinets — Fresh cabinets can improve the home's appearance and increase its value.
• Both Updating the bathrooms — Fresh bathrooms can improve the home's appearance and increase its value.
• Both Landscaping the front yard — A well-maintained front yard can improve the home's curb appeal and increase its value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value. ↑
• Both Updating the flooring — New flooring can improve the home's appearance and increase its value. ↑
• Both Updating the kitchen cabinets — Fresh cabinets can improve the home's appearance and increase its value. ↑
• Both Updating the bathrooms — Fresh bathrooms can improve the home's appearance and increase its value. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve the home's curb appeal and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Emma

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Buncombe County · 241,085 people
• Metro: Asheville, NC
• Population (ZIP): 43,433
• Household income: $63,273
• Rent vs Own: 40.1% rent · 59.9% own
• Severe rent burden: 1783.0

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 (77%)
• Race & ethnicity: White 77% Hispanic / Latino 11% Two or more races 9% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 3% Slovak 3% Italian 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 86% English-only · Spanish 9% Russian/Polish/Slavic 3% Other Indo-European 2%

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: ▼ -271.16%
• Current HPI: 350.3071
• Rent YoY: ▲ 2.06%
• 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

1 event — show timeline

• 2026-03-03 Listed $64,000 Zillow