315 Oakstone Dr · Maggie Valley, NC 28785

$210,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 3 Days on market

Built 2000 0.71 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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +4.5/10.0
• 1% rule +2.9/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

End of the road privacy, nicely landscaped paved year round access and plenty of parking are only a few of the many things you will love about this well cared for doublewide. Updated kitchen, 3 bedrooms, 2 updated bathrooms and plenty of natural light throughout the house. Outbuilding for your garden tools, decks to enjoy outdoor entertaining and a firepit for those cool fall evenings. Priced to sell make your appointment today. High Speed Cable internet is available at this location.

Key facts

• Covered front porch
• Large back deck
• Firepit

Tags

• LIGHT FILLED INTERIOR
• UPDATED HVAC SYSTEM
• SPACIOUS WALK IN PANTRY
• COVERED FRONT PORCH
• LARGE BACK DECK
• FIREPIT

Property features AI

Finance

• Other: Road maintained via road maintenance agreement; Lot size approximately 0.71 acre; Elevation approximately 2,500 ft; Directions: From Waynesville to 276 Jonathan Creek Road left onto Hemphill Road. Just past Ned Cove Road left onto Oakstone Drive to last house on the left.
• Financial info: No investor or multifamily income/expense details
• HOA & community: No HOA dues

Exterior

• Parking: Driveway parking; Three open parking spaces
• Security: No specific security features listed
• Utilities: Shared well water; Septic system installed; Propane available; Cable available
• Home design: Manufactured doublewide single-family residence; One level; Completed development; R1 zoning
• Construction: Manufactured construction; Vinyl exterior; Composition roof; Foundation: other (see remarks); Built by Fleetwood Homes
• Exterior features: Covered rear porch; Deck; Front porch; Storage; Outbuilding; Private, wooded lot; Fire pit

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Kitchen island; Pantry
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Heat pump (heating and cooling); Ceiling fans; Other heating details (see remarks)
• Interior features: Kitchen island; Pantry; Walk-in closets; Fireplace in living room (gas vented); Fire pit
• Laundry & utility: Main-level laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $52 ($621/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 $166k (21.0% below list).
• Recommended offer: $166k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.3% in Maggie Valley — 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 51/100 on livability (#701 in NC) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A; Watch: crime F, amenities F, commute F.
• Haywood County Schools (suburban): math 55% / reading 53% proficiency, ranked #50 of 178 in NC (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Jonathan Valley Elementary (math 52% / reading 47%, grade D, #417 of 1,410 statewide, top 32%, 378 students, 99% FRL); Waynesville Middle (math 49% / reading 54%, grade C, #103 of 475 statewide, top 22%, 720 students, 62% FRL); Tuscola High (math 57% / reading 60%, grade C, #235 of 535 statewide, top 45%, 917 students, 49% FRL) — zoned schools average 70% FRL vs 49% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 287 active listings in the ZIP; 537 units permitted in Haywood County in 2024 (150 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $165k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $165,978 (21.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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?
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: 0.79% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.7%
• Equity multiple: 0.48×
• Total profit: $-30,826
• Equity at exit: $31,312

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-22,977
• Equity at exit: $18,157

Cash invested: $58,800 (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 28785

• Home prices YoY: -19.4%
• Active inventory: 287
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,660 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $52

Break-even live

Break-even rent $1,594

Max offer price $210,000

Occupancy floor 92%

Sensitivity live

Price	-10% $171	-5% $111	+0% $52	+5% $-8	+10% $-67
Rent	-10% $-79	-5% $-14	+0% $52	+5% $117	+10% $183
Rate	-1.0pp $157	-0.5pp $105	base $52	+0.5pp $-3	+1.0pp $-58

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-22
   statusdays on market $210,000 Active 3 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $210,000 Coming Soon 1 DOM

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $1,722 · $144/mo
• Expected delta: +$873/yr (+$73/mo · 102.9%)

ⓘ 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 2/10 Low 9 d/yr ≥92°F today · 26 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: $19,917
• − Mortgage interest: −$11,763
• − Property taxes: −$849
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − Depreciation: −$6,109
• Taxable loss: −$3,040
• Est. tax savings @ 24.0%: +$730
• After-tax cash flow: $1,351/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: Haywood County Schools
• NCES district ID: 3702040
• Math proficiency: 55% ▲ 7.00%
• Reading proficiency: 53% ▲ 2.00%
• Median HH income: $42,715
• Composite: 45.42/100
• National rank: #2623
• State rank: #50 of 178 in NC

Livability — Maggie Valley

• Score: 51/100
• State rank: #701
• US rank: #25374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,619

Population outlook (Haywood County) Hauer SSP2

• Today (2025): 61,607 people
• By 2030: 62,137 · +0.9%
• By 2040: 62,418 · +1.3%
• By 2050: 61,578 · +-0.0%
• By 2075: 59,137 · -4.0%
• By 2100: 53,470 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 10% Slovak 7% Italian 6%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Haywood

• 2024 margin: Strong R (+25.1) · D 36.9% · R 62.0% · Other 1.1%
• 2008→2024 swing: -17.4pp toward R · 2008: -7.8pp · 2024: -25.1pp
• All cycles: 2024: R+25.1 2020: R+26.5 2016: R+28.0 2012: R+13.8 2008: R+7.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.83%
• Current HPI: 202.6632
• 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

+133.3% since first listed

7 events — show timeline

• 2026-06-17 Coming Soon $210,000 CANOPYMLS as Distributed by MLS Grid
• 2020-09-29 Sold (Public Records) $165,000 Public Records
• 2020-09-29 Sold (MLS) $165,000 CANOPYMLS as Distributed by MLS Grid
• 2020-08-30 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2020-08-19 Listed $158,900 CANOPYMLS as Distributed by MLS Grid
• 2007-08-28 Sold (Public Records) $108,000 Public Records
• 2004-06-15 Sold (Public Records) $90,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $849 · -4.7% YoY. Source: county tax records.