55 Academy Way · Tar Heel, NC 28392

$164,900

3 bd · 3.0 ba · 1,792 sqft · Manufactured public records · 73 Days on market

Built 2001 1.48 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 +12.8/30.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• DSCR +3.8/10.0
• Livability +2.9/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

3 bed, 2 bath well maintained home with carport, outbuilding, covered porch and patio on 1.48 acres! Centrally located in Bladen County between Lumberton and Fayetteville just off Tarheel Road. This property offers spacious living and functional floorplan. Enjoy peaceful surroundings with sizeable yard in a small subdivision - ideal for outdoor entertaining, gardening, or relaxing. Conveniently located minutes from Lumberton, Fayetteville and Elizabethtown, offering easy access to work, shopping, dining and major roadways. A wonderful opportunity to own a move-in ready home.

Key facts

• Covered porch
• Outbuilding
• Carport

Tags

• CARPORT
• OUTBUILDING
• COVERED PORCH
• PATIO
• SPACIOUS LIVING
• FUNCTIONAL FLOORPLAN

Property features AI

Exterior

• Parking: Detached carport; 2 covered parking spaces; 2 carport spaces
• Utilities: Water from spring and well; Sewer: holding tank and septic tank
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding
• Exterior features: Approximately 1.48-acre lot; Subdivision: Maysville Farm; Directions: Use GPS for directions; approximately 3 miles from Tarheel — look for Maysville Rd. sign; Academy Way is 1 mile on right

Interior

• Kitchen: Refrigerator; Cooktop
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Electric fireplace; Refrigerator; Cooktop

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $-14 ($-170/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (24.3% below list).
• Recommended offer: $125k (24.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#588 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Bladen County Schools (rural): math 20% / reading 31% proficiency, ranked #161 of 178 in NC (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Plain View Primary (math 34% / reading 44%, grade F, #694 of 1,410 statewide, top 53%, 183 students, 98% FRL); Tar Heel Middle (math 15% / reading 27%, grade F, #424 of 475 statewide, top 90%, 287 students, 99% FRL); West Bladen High (math 37% / reading 47%, grade F, #374 of 535 statewide, top 71%, 701 students, 100% FRL) — zoned schools average 99% FRL vs 70% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 11 active listings in the ZIP; 159 units permitted in Bladen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (3.0% local appreciation)).
• Bladen County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,795 (24.3% 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 73 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
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. 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?
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: 0.76% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 11.0

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: 7.1%
• Equity multiple: 1.41×
• Total profit: $18,898
• Equity at exit: $74,146

10-year hold

• IRR: 9.9%
• Equity multiple: 2.48×
• Total profit: $68,469
• Equity at exit: $114,268

Cash invested: $46,172 (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 28392

• Active inventory: 11
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,248 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$67 /mo · $799/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-14

Break-even live

Break-even rent $1,266

Max offer price $162,404

Occupancy floor 96%

Sensitivity live

Price	-10% $79	-5% $33	+0% $-14	+5% $-61	+10% $-107
Rent	-10% $-113	-5% $-63	+0% $-14	+5% $35	+10% $84
Rate	-1.0pp $69	-0.5pp $28	base $-14	+0.5pp $-57	+1.0pp $-100

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-22
   days on market $164,900 Active 73 DOM
2. 2026-06-18
   days on market $164,900 Active 70 DOM
3. 2026-06-17
   days on market $164,900 Active 69 DOM
4. 2026-06-16
   days on market $164,900 Active 68 DOM
5. 2026-06-15
   days on market $164,900 Active 67 DOM
6. 2026-06-14
   days on market $164,900 Active 65 DOM
7. 2026-06-10
   days on market $164,900 Active 62 DOM
8. 2026-06-09
   days on market $164,900 Active 61 DOM
9. 2026-06-08
   days on market $164,900 Active 60 DOM
10. 2026-06-07
    days on market $164,900 Active 59 DOM
11. 2026-06-03
    days on market $164,900 Active 55 DOM
12. 2026-06-02
    days on market $164,900 Active 54 DOM
13. 2026-06-01
    days on market $164,900 Active 53 DOM
14. 2026-05-31
    days on market $164,900 Active 52 DOM
15. 2026-05-30
    days on market $164,900 Active 51 DOM
16. 2026-04-09
    listed $164,900 Active

ⓘ 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: $799 · $67/mo
• Projected year-2 tax: $1,352 · $113/mo
• Expected delta: +$554/yr (+$46/mo · 69.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,975
• − Mortgage interest: −$9,237
• − Property taxes: −$799
• − Insurance: −$824
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$4,797
• Taxable loss: −$3,078
• Est. tax savings @ 24.0%: +$739
• After-tax cash flow: $569/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: Bladen County Schools
• NCES district ID: 3700390
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 31% ▼ -2.00%
• Median HH income: $30,769
• Composite: 20.59/100
• National rank: #8554
• State rank: #161 of 178 in NC

Livability — Tar Heel

• Score: 57/100
• State rank: #588
• US rank: #21571

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,564
• Population (ZIP): 1,564

Population outlook (Bladen County) Hauer SSP2

• Today (2025): 31,854 people
• By 2030: 30,171 · -5.3%
• By 2040: 26,444 · -17.0%
• By 2050: 22,983 · -27.8%
• By 2075: 16,165 · -49.3%
• By 2100: 11,329 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 56% Black 36% Two or more races 8% Hispanic / Latino 5%
• Common ancestry: Italian 3% Serbian 2% Romanian 1%

Political lean MEDSL · Bladen

• 2024 margin: Strong R (+20.4) · D 39.5% · R 59.9%
• 2008→2024 swing: -22.5pp toward R · 2008: 2.1pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+13.7 2016: R+9.5 2012: D+2.0 2008: D+2.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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 event — show timeline

• 2026-04-09 Listed $164,900 LPRMLS

Property tax history

+4.5%/yr

Latest (2025): $799 · +0.0% YoY. Source: county tax records.