215 Goldenleaf Rd · Mars Hill, NC 28754

$729,900

2 bd · 2.0 ba · 2,898 sqft · SingleFamily public records · 99 Days on market

Built 1996 0.75 ac lot Est $655k · 11% over $243/mo HOA · 5% of rent

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Why this score? — see what drove the F 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).

• Appreciation +8.5/10.0
• Cash flow +7.3/30.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• DSCR +1.4/10.0
• 1% rule +1.2/10.0

Listing remarks MLS

Great log cabin, fabulously maintained & landscaped. Paved road & driveway, Front porch w/waterfall, back porch, close mtn view. Cool summers! Great room & 2nd level with cathedral ceilings. Wood & drywall combinations through-out. Central sound thru-out, Wood floors on main, Lots of windows, Office/sitting area off master. Sauna in M-shw Mostly furnished, & hot tub. Great value! Seller is member of Amenity Program. NO GATE ENTRY W/O APPT

Key facts

• 0.75 acre lot
• Garage
• Community pool

Property features AI

Finance

• Other: Community amenities include fitness center, game court, gated entry, golf, outdoor pool, picnic area, playground, pond, putting green, recreation area, ski slopes, sport court, tennis courts and walking trails; Road is privately maintained and paved/asphalt; Lot elevation approximately 4000 feet; Property is subject to community restrictions (architectural review, livestock restriction, manufactured homes not allowed, short term rental allowed)
• HOA & community: Homeowners association with mandatory dues; HOA dues $195 monthly (also shown as $585 annually); Association contact available

Exterior

• Parking: Attached garage (1-car) with garage door opener; garage faces side; Basement garage door; Driveway parking
• Security: Security service
• Utilities: Community well; Septic system installed; Propane available; Electricity connected with underground power lines; Cable available; Fiber optics available; Phone connected; Underground utilities
• Home design: Single family residence; Site-built log construction; One and one-half levels; Multiple access exits
• Construction: Log construction; Basement foundation; Built as site-built
• Exterior features: Balcony; Covered porch; Deck; Front porch; Hot tub; Cul-de-sac lot; Private setting; Wooded lot; Views; Artificial waterfall

Interior

• Kitchen: Electric range; Microwave; Dishwasher
• Bedrooms: 3 bedrooms total — 1 on the main level, 1 on the upper level, 1 in the basement
• Flooring: Carpet; Tile; Vinyl; Wood
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (propane); Ceiling fan(s)
• Interior features: Open floorplan; Split bedroom layout; Walk-in closet(s); Insulated windows; Skylights; Window treatments; French doors; Insulated exterior doors; Screen doors; Wood-burning fireplace; Finished basement with daylight, exterior entry, interior entry, storage space and walk-out access
• Laundry & utility: Washer and dryer included; Laundry room located in the basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $730k.

Deal economics

• At list price, monthly cash flow is $-981 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $557k (23.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $450k (38.3% below list).
• Recommended offer: $450k (38.3% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.3% in Mars Hill — 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 75/100 on livability (#49 in NC, #4,088 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities D, commute F.
• Yancey County Schools (rural): math 55% / reading 52% proficiency, ranked #56 of 178 in NC (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Mountain Heritage High (math 62% / reading 57%, grade C+, #216 of 535 statewide, top 43%, 639 students, 48% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 248 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 100 units permitted in Yancey County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $55k of equity ($5k loan paydown + $50k appreciation (6.9% local appreciation)).
• Yancey County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$89k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($664k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $270k; list at $730k implies a 170% gain — meaningful room to come down on a strong offer.

Recommended offer $450,000 (38.3% 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 99 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.62% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.76%
• DSCR: 0.74
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $654,948
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Zebulon Ln	0.18mi	3/3.5 (+1)	3,028 (+4%)	4mo	$685,000	$226	70
3182 El Miner Dr	0.57mi	3/2.5 (+1)	2,694 (-7%)	18mo	$699,000	$259	40
101 Oakridge Ct Unit 701/700	0.72mi	3/2.0 (+1)	2,464 (-15%)	14mo	$450,000	$183	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.92×
• Total profit: $187,882
• Equity at exit: $501,274

10-year hold

• IRR: 13.4%
• Equity multiple: 3.90×
• Total profit: $592,824
• Equity at exit: $948,122

Cash invested: $204,372 (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 28754

• Home prices YoY: 2.3%
• Active inventory: 248
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$3,828
• Tax from tax record: −$161 /mo · $1,937/yr
• Insurance: −$304
• HOA: −$243
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $-981

Break-even live

Break-even rent $5,742

Max offer price $556,561

Occupancy floor —

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: $182,475
• Closing costs: $21,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2535 El Miner Dr Mars Hill, NC	3.0	3.0	2850	$4,500	$1.58	21d	1	1.08mi

HOA detail

• Monthly dues: $243 · $2,916/yr
• Likely covers: water

Listing history 24 events

1. 2026-06-18
   days on market $729,900 Active 99 DOM
2. 2026-06-17
   days on market $729,900 Active 98 DOM
3. 2026-06-16
   days on market $729,900 Active 97 DOM
4. 2026-06-15
   days on market $729,900 Active 96 DOM
5. 2026-06-14
   days on market $729,900 Active 94 DOM
6. 2026-06-13
   days on market $729,900 Active 93 DOM
7. 2026-06-10
   days on market $729,900 Active 91 DOM
8. 2026-06-09
   days on market $729,900 Active 90 DOM
9. 2026-06-08
   days on market $729,900 Active 89 DOM
10. 2026-06-07
    days on market $729,900 Active 88 DOM
11. 2026-06-03
    days on market $729,900 Active 84 DOM
12. 2026-06-02
    days on market $729,900 Active 83 DOM
13. 2026-06-01
    days on market $729,900 Active 82 DOM
14. 2026-05-31
    days on market $729,900 Active 81 DOM
15. 2026-05-30
    days on market $729,900 Active 80 DOM
16. 2026-03-11
    listed $749,900 Active
17. 2026-01-15
    price $749,900
18. 2025-11-22
    price $786,000
19. 2025-09-11
    listed $799,900 Active
20. 2013-10-30
    soldstatus $270,000 462-char remark

    Show marketing remark (462 chars)

    Great log cabin, fabulously maintained & landscaped. Paved road & driveway, Front porch w/waterfall, back porch, close mtn view. Cool summers! Great room & 2nd level with cathedral ceilings. Wood & drywall combinations through-out. Central sound thru-out, Wood floors on main, Lots of windows, Office/sitting area off master. Sauna in M-shw Mostly furnished, & hot tub. Great value! Seller is member of Amenity Program. NO GATE ENTRY W/O APPT

21. 2013-10-30
    soldstatus $270,000 462-char remark

    Show marketing remark (462 chars)

    Great log cabin, fabulously maintained & landscaped. Paved road & driveway, Front porch w/waterfall, back porch, close mtn view. Cool summers! Great room & 2nd level with cathedral ceilings. Wood & drywall combinations through-out. Central sound thru-out, Wood floors on main, Lots of windows, Office/sitting area off master. Sauna in M-shw Mostly furnished, & hot tub. Great value! Seller is member of Amenity Program. NO GATE ENTRY W/O APPT

22. 2013-10-29
    soldstatus $270,000
23. 2013-10-03
    historical 462-char remark

    Show marketing remark (462 chars)

    Great log cabin, fabulously maintained & landscaped. Paved road & driveway, Front porch w/waterfall, back porch, close mtn view. Cool summers! Great room & 2nd level with cathedral ceilings. Wood & drywall combinations through-out. Central sound thru-out, Wood floors on main, Lots of windows, Office/sitting area off master. Sauna in M-shw Mostly furnished, & hot tub. Great value! Seller is member of Amenity Program. NO GATE ENTRY W/O APPT

24. 2013-06-24
    listed $294,000 462-char remark

    Show marketing remark (462 chars)

    Great log cabin, fabulously maintained & landscaped. Paved road & driveway, Front porch w/waterfall, back porch, close mtn view. Cool summers! Great room & 2nd level with cathedral ceilings. Wood & drywall combinations through-out. Central sound thru-out, Wood floors on main, Lots of windows, Office/sitting area off master. Sauna in M-shw Mostly furnished, & hot tub. Great value! Seller is member of Amenity Program. NO GATE ENTRY W/O APPT

ⓘ 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: $1,937 · $161/mo
• Projected year-2 tax: $5,985 · $499/mo
• Expected delta: +$4,048/yr (+$337/mo · 209.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥87°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,000
• − Mortgage interest: −$40,886
• − Property taxes: −$1,937
• − Insurance: −$3,650
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − HOA: −$2,916
• − Depreciation: −$21,233
• Taxable loss: −$25,262
• Est. tax savings @ 24.0%: +$6,063
• After-tax cash flow: $-5,712/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: Yancey County Schools
• NCES district ID: 3705070
• Math proficiency: 55% ▲ 6.00%
• Reading proficiency: 52% ▲ 5.00%
• Median HH income: $37,576
• Composite: 44.52/100
• National rank: #2795
• State rank: #56 of 178 in NC

Livability — Mars Hill

• Score: 75/100
• State rank: #49
• US rank: #4088

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,897

Population outlook (Yancey County) Hauer SSP2

• Today (2025): 16,797 people
• By 2030: 16,215 · -3.5%
• By 2040: 14,830 · -11.7%
• By 2050: 13,469 · -19.8%
• By 2075: 10,583 · -37.0%
• By 2100: 7,497 · -55.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 5% Black 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 6% Slovak 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Yancey

• 2024 margin: Solid R (+34.4) · D 32.3% · R 66.8%
• 2008→2024 swing: -28.7pp toward R · 2008: -5.8pp · 2024: -34.4pp
• All cycles: 2024: R+34.4 2020: R+33.7 2016: R+32.5 2012: R+13.9 2008: R+5.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.91%
• Current HPI: 304.2399
• 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

+155.1% since first listed

9 events — show timeline

• 2026-03-11 Listed $749,900 CANOPYMLS as Distributed by MLS Grid
• 2026-01-15 Price Changed $749,900 CANOPYMLS as Distributed by MLS Grid
• 2025-11-22 Price Changed $786,000 CANOPYMLS as Distributed by MLS Grid
• 2025-09-11 Listed $799,900 CANOPYMLS as Distributed by MLS Grid
• 2013-10-30 Sold (MLS) $270,000 NCMMLS
• 2013-10-30 Sold (MLS) $270,000 CANOPYMLS as Distributed by MLS Grid
• 2013-10-29 Sold (Public Records) $270,000 Public Records
• 2013-10-03 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2013-06-24 Listed $294,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $1,937 · +0.0% YoY. Source: county tax records.