118 Eagle Dr · Badin, NC 28127

$94,900

1 bd · 1.0 ba · 492 sqft · Manufactured · 79 Days on market

Built 1991 Good condition 2,613 sqft lot Est $75k · 27% over $178/mo HOA · 15% 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 +21.0/30.0
• 1% rule +7.9/10.0
• DSCR +6.7/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Turnkey lake retreat in gated Badin Shores Resort on Badin Lake. This property features a Holiday Rambler camper with room addition on a great lot backing to wooded natural area for added privacy. Enjoy abundant natural light, a an all electric kitchen, covered front porch, new screened in rear porch, back deck, storage building that has its own breaker box and electricity as well as a new window HVAC unit. Newer HVAC inside and newer water heater as well. Property is being sold fully furnished, with all furniture, furnishings, appliances, and contents conveying, including washer, dryer and 3 refrigerator's. Great private area as well. Very little through traffic with year round views of th

Key facts

• Wooded natural area
• Covered front porch
• Storage building

Tags

• GATED BADIN SHORES RESORT
• WOODED NATURAL AREA
• COVERED FRONT PORCH
• REAR PORCH
• BACK DECK
• STORAGE BUILDING

Property features AI

Finance

• HOA & community: Homeowner association required; Quarterly HOA fee of $535; Annual association expenses approximately $2,140; Community amenities: clubhouse, game court, lake access, outdoor pool, picnic area, playground, pond, recreation area, sport court, street lights, walking trails

Exterior

• Parking: Driveway
• Security: Gated community
• Utilities: Public water; Public sewer
• Home design: Single family residence (manufactured); One story
• Construction: Manufactured construction; Aluminum and vinyl exterior; Crawl space foundation
• Exterior features: Balcony; Covered porch; Deck; Front porch; Screened porch; Beach access (public); Community boat ramp; Badin Lake nearby; Gravel and paved roads; Private maintained road

Interior

• Kitchen: Electric cooktop; Electric oven
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: 4 total rooms
• Laundry & utility: Washer; Dryer; Washer/Dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $135 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $89k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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 $656 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 79 days — a 6% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $40k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $89,206 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 1.29% ✓
• Cap rate: 7.99%
• Cash-on-cash: 6.08%
• DSCR: 1.27
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $74,784
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Cedar Ln	0.53mi	1/1.0	540 (+10%)	6mo	$59,000	$109	54
106 Pier Ave	0.53mi	1/1.0	552 (+12%)	10mo	$84,000	$152	46
127 Pier Ave	0.57mi	1/1.0	419 (-15%)	7mo	$83,000	$198	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-6,679
• Equity at exit: $14,150

10-year hold

• IRR: 3.0%
• Equity multiple: 1.22×
• Total profit: $5,740
• Equity at exit: $8,205

Cash invested: $26,572 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,226 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,424/yr
• Insurance: −$40
• HOA: −$178
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $135

Break-even live

Break-even rent $1,055

Max offer price $94,900

Occupancy floor 84%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $178 · $2,136/yr
• Likely covers: waterelectricsecurity

Listing history 29 events

1. 2026-06-08
   status $94,900 Pending 79 DOM
2. 2026-06-07
   days on market $94,900 Active 79 DOM
3. 2026-06-05
   days on market $94,900 Active 76 DOM
4. 2026-06-03
   days on market $94,900 Active 75 DOM
5. 2026-06-02
   days on market $94,900 Active 74 DOM
6. 2026-06-01
   days on market $94,900 Active 73 DOM
7. 2026-05-31
   days on market $94,900 Active 72 DOM
8. 2026-05-31
   days on market $94,900 Active 71 DOM
9. 2026-05-20
   price $94,900
10. 2026-04-24
    price $119,000
11. 2026-03-20
    listed $135,000 Active
12. 2024-08-19
    price $118,000
13. 2024-08-19
    price $118,000
14. 2024-06-28
    price $129,500
15. 2024-06-28
    price $129,500
16. 2024-05-22
    price $135,900
17. 2024-05-22
    price $135,900
18. 2024-05-18
    price $135,950
19. 2024-05-18
    price $135,950
20. 2024-05-16
    status Active
21. 2024-05-10
    status Pending
22. 2024-04-08
    listed $132,900 Active
23. 2023-02-23
    soldstatus $91,000 Closed
24. 2023-02-23
    soldstatus $91,000 Closed
25. 2023-02-11
    status Pending
26. 2023-01-21
    historical Due Diligence Period
27. 2023-01-21
    status Pending
28. 2022-09-03
    listed $94,000 Active
29. 2022-09-01
    listed $94,000 Active

ⓘ 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 3/10 Moderate
• 🌡 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: $14,710
• − Mortgage interest: −$5,316
• − Property taxes: −$1,424
• − Insurance: −$474
• − Repairs & maintenance: −$1,177
• − Management: −$1,177
• − HOA: −$2,136
• − Depreciation: −$2,761
• Taxable income: $246
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $1,556/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 75/100 Cosmetic rehab

This turnkey mobile home in Badin Shores Resort is in good condition with a well-maintained exterior and interior. It offers a good ROI with updates like painting the exterior trim and cleaning gutters to enhance its curb appeal and resale value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and resale value
• Both Clean gutters — Improves drainage and overall appearance

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and resale value ↑
• Both Clean gutters — Improves drainage and overall appearance ↑

ⓘ 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: 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

+1.0% since first listed

21 events — show timeline

• 2026-05-20 Price Changed $94,900 CANOPYMLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $119,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-20 Listed $135,000 CANOPYMLS as Distributed by MLS Grid
• 2024-08-19 Price Changed $118,000 Triad MLS
• 2024-08-19 Price Changed $118,000 CANOPYMLS as Distributed by MLS Grid
• 2024-06-28 Price Changed $129,500 Triad MLS
• 2024-06-28 Price Changed $129,500 CANOPYMLS as Distributed by MLS Grid
• 2024-05-22 Price Changed $135,900 Triad MLS
• 2024-05-22 Price Changed $135,900 CANOPYMLS as Distributed by MLS Grid
• 2024-05-18 Price Changed $135,950 CANOPYMLS as Distributed by MLS Grid
• 2024-05-18 Price Changed $135,950 Triad MLS
• 2024-05-16 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2024-05-10 Pending — CANOPYMLS as Distributed by MLS Grid
• 2024-04-08 Listed $132,900 CANOPYMLS as Distributed by MLS Grid
• 2023-02-23 Sold (MLS) $91,000 Triad MLS
• 2023-02-23 Sold (MLS) $91,000 CANOPYMLS as Distributed by MLS Grid
• 2023-02-11 Pending — Triad MLS
• 2023-01-21 Contingent — Triad MLS
• 2023-01-21 Pending — CANOPYMLS as Distributed by MLS Grid
• 2022-09-03 Listed $94,000 CANOPYMLS as Distributed by MLS Grid
• 2022-09-01 Listed $94,000 Triad MLS