284 Quail Hill Dr · Tyro, NC 27295

$212,000

3 bd · 2.0 ba · 1,456 sqft · Land public records · 71 Days on market

Built 1998 0.69 ac lot

---

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 +15.0/30.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Open and spacious, well-maintained double wide on a cul-de-sac lot. Heat pump installed in 2016, roof replaced in 2018. Master bathroom has a garden tub and double sinks. Wooded lot with covered front porch. All appliances remain. Easy access to Hwy 64 and 52 and within walking distance to one of the local vineyards. This one has it all! Country living at its best!

Key facts

• New flooring
• Fresh interior
• Spacious lot

Tags

• SPACIOUS LOT
• NEW FLOORING
• FRESH INTERIOR
• COMFORTABLE LIVING SPACES

Property features AI

Finance

• Other: Building area reported as 1,306 (unit not displayed); Total of 5 rooms; Directions: From Main Street Lexington, take West 5th Ave. that becomes Old US Hwy 64 West, Left onto Hwy 150S/W, Left on Mount Carmel Road, Left on Quail Hill Drive. Home at the end of the cul de sac.
• HOA & community: Located in the Quail Hill subdivision; No homeowners association (association listed as Winston-Salem but association not active)

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank sewer; Electric service
• Home design: Manufactured double-wide home; Single-story; Built in 1998; Existing structure
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Located at the end of a cul-de-sac; Public road maintenance; Lot number 9

Interior

• Kitchen: Kitchen on main level (approx. 9' x 14'); Electric water heater
• Bedrooms: Multiple main-level bedrooms (dimensions vary: approx. 9'3" x 10'1", 12'4" x 12'9", 9'7" x 12'10")
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: Primary bedroom located on the main level
• Laundry & utility: Washer/dryer location not specified

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $212k.

Deal economics

• At list price, monthly cash flow is $68 ($812/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 $167k (21.4% below list).
• Recommended offer: $167k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.1% in Tyro — 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 71/100 on livability (#114 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D+, schools F, amenities F.
• Davidson County Schools (rural): math 50% / reading 50% proficiency, ranked #62 of 178 in NC (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 363 active listings in the ZIP; 990 units permitted in Davidson County in 2024 (54 in 5+ unit buildings).
• This rent runs 31% of the median local income ($64k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Davidson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $150k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,688 (21.4% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 21% 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 6.68%
• Cash-on-cash: 1.37%
• DSCR: 1.06
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.37% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.50×
• Total profit: $-29,529
• Equity at exit: $31,610

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-18,027
• Equity at exit: $18,330

Cash invested: $59,360 (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 27295

• Home prices YoY: -15.2%
• Rents YoY: 3.4%
• Active inventory: 363
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,667 medium
• Mortgage (P&I): −$1,112
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $68

Break-even live

Break-even rent $1,581

Max offer price $212,000

Occupancy floor 91%

Sensitivity live

Price	-10% $188	-5% $128	+0% $68	+5% $8	+10% $-52
Rent	-10% $-64	-5% $2	+0% $68	+5% $133	+10% $199
Rate	-1.0pp $174	-0.5pp $122	base $68	+0.5pp $13	+1.0pp $-43

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: $53,000
• Closing costs: $6,360
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   status $212,000 Pending 71 DOM
2. 2026-06-18
   days on market $212,000 Due Diligence Period 71 DOM
3. 2026-06-17
   days on market $212,000 Due Diligence Period 70 DOM
4. 2026-06-16
   days on market $212,000 Due Diligence Period 69 DOM
5. 2026-06-15
   days on market $212,000 Due Diligence Period 68 DOM
6. 2026-06-14
   days on market $212,000 Due Diligence Period 66 DOM
7. 2026-06-13
   days on market $212,000 Due Diligence Period 65 DOM
8. 2026-06-10
   days on market $212,000 Due Diligence Period 63 DOM
9. 2026-06-09
   days on market $212,000 Due Diligence Period 62 DOM
10. 2026-06-08
    days on market $212,000 Due Diligence Period 61 DOM
11. 2026-06-07
    days on market $212,000 Due Diligence Period 60 DOM
12. 2026-06-05
    days on market $212,000 Due Diligence Period 57 DOM
13. 2026-06-03
    days on market $212,000 Due Diligence Period 56 DOM
14. 2026-06-02
    days on market $212,000 Due Diligence Period 55 DOM
15. 2026-06-01
    days on market $212,000 Due Diligence Period 54 DOM
16. 2026-05-31
    days on market $212,000 Due Diligence Period 53 DOM
17. 2026-05-31
    days on market $212,000 Due Diligence Period 52 DOM
18. 2026-05-18
    status Active
19. 2026-05-10
    historical Due Diligence Period
20. 2026-04-08
    listed $215,500 Active
21. 2023-09-05
    soldstatus $150,000

    Show marketing remark (367 chars)

    Open and spacious, well-maintained double wide on a cul-de-sac lot. Heat pump installed in 2016, roof replaced in 2018. Master bathroom has a garden tub and double sinks. Wooded lot with covered front porch. All appliances remain. Easy access to Hwy 64 and 52 and within walking distance to one of the local vineyards. This one has it all! Country living at its best!

22. 2023-09-05
    soldstatus $150,000 Closed 367-char remark

    Show marketing remark (367 chars)

    Open and spacious, well-maintained double wide on a cul-de-sac lot. Heat pump installed in 2016, roof replaced in 2018. Master bathroom has a garden tub and double sinks. Wooded lot with covered front porch. All appliances remain. Easy access to Hwy 64 and 52 and within walking distance to one of the local vineyards. This one has it all! Country living at its best!

23. 2023-08-31
    status Pending 367-char remark

    Show marketing remark (367 chars)

    Open and spacious, well-maintained double wide on a cul-de-sac lot. Heat pump installed in 2016, roof replaced in 2018. Master bathroom has a garden tub and double sinks. Wooded lot with covered front porch. All appliances remain. Easy access to Hwy 64 and 52 and within walking distance to one of the local vineyards. This one has it all! Country living at its best!

24. 2023-08-16
    historical Due Diligence Period 367-char remark

    Show marketing remark (367 chars)

    Open and spacious, well-maintained double wide on a cul-de-sac lot. Heat pump installed in 2016, roof replaced in 2018. Master bathroom has a garden tub and double sinks. Wooded lot with covered front porch. All appliances remain. Easy access to Hwy 64 and 52 and within walking distance to one of the local vineyards. This one has it all! Country living at its best!

25. 2023-08-14
    listed $139,900 Active 367-char remark

    Show marketing remark (367 chars)

    Open and spacious, well-maintained double wide on a cul-de-sac lot. Heat pump installed in 2016, roof replaced in 2018. Master bathroom has a garden tub and double sinks. Wooded lot with covered front porch. All appliances remain. Easy access to Hwy 64 and 52 and within walking distance to one of the local vineyards. This one has it all! Country living at its best!

ⓘ 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: $589 · $49/mo
• Projected year-2 tax: $1,738 · $145/mo
• Expected delta: +$1,149/yr (+$96/mo · 195.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,003
• − Mortgage interest: −$11,875
• − Property taxes: −$589
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$6,167
• Taxable loss: −$2,890
• Est. tax savings @ 24.0%: +$694
• After-tax cash flow: $1,505/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: Davidson County Schools
• NCES district ID: 3701140
• Math proficiency: 50% ▲ 2.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $49,696
• Composite: 42.76/100
• National rank: #3157
• State rank: #62 of 178 in NC

Livability — Tyro

• Score: 71/100
• State rank: #114
• US rank: #7079

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Davidson County · 129,088 people
• Metro: Winston-Salem, NC
• Population (ZIP): 39,267
• Household income: $63,961
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 733.0

Population outlook (Davidson County) Hauer SSP2

• Today (2025): 167,156 people
• By 2030: 167,216 · +0.0%
• By 2040: 164,524 · -1.6%
• By 2050: 157,229 · -5.9%
• By 2075: 138,084 · -17.4%
• By 2100: 112,729 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 6% Black 6% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Slovak 2% Italian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Davidson

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: -33.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+47.5 2016: R+49.4 2012: R+40.9 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.39%
• Current HPI: 258.6557
• Rent YoY: ▲ 3.37%
• Metro: Winston-Salem, 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

+54.0% since first listed

8 events — show timeline

• 2026-05-18 Relisted — Triad MLS
• 2026-05-10 Contingent — Triad MLS
• 2026-04-08 Listed $215,500 Triad MLS
• 2023-09-05 Sold (Public Records) $150,000 Public Records
• 2023-09-05 Sold (MLS) $150,000 Triad MLS
• 2023-08-31 Pending — Triad MLS
• 2023-08-16 Contingent — Triad MLS
• 2023-08-14 Listed $139,900 Triad MLS

Property tax history

+3.5%/yr

Latest (2025): $589 · +0.0% YoY. Source: county tax records.