114 Meadowview Cir · Badin, NC 28127

$127,000

1 bd · 1.0 ba · 379 sqft · Manufactured public records · 320 Days on market

Built 2013 4,791 sqft lot Est $100k · 26% over $179/mo HOA · 15% of rent

---

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).

• Cash flow +13.4/30.0
• 1% rule +4.4/10.0
• DSCR +4.0/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely updated 2013 park model home on a deeded lot, sold fully furnished. Updates include fresh paint, LVP flooring, energy-efficient mini split unit for heating and cooling, washer and dryer, gutters with guards, and updated deck railings. Enjoy the peaceful, shaded backyard that gives you a mountain feel—right here at Badin Lake. The fenced backyard is perfect for your fur babies, and there's also a storage building for your extra gear. Located inside the gated waterfront community of Badin Shores Resort, an active community with amenities including a pool, beach, marina, playground, basketball and pickleball courts, putt putt, clubhouse, restaurant, and more.

Key facts

• Deeded lot
• Storage building
• Pool

Tags

• DEEDED LOT
• FENCED BACKYARD
• STORAGE BUILDING
• GATED WATERFRONT COMMUNITY
• POOL
• PLAYGROUND

Property features AI

Finance

• Other: Community amenities include clubhouse, fitness center, game court, gated entry, lake access, picnic area, playground, pond, putting green, recreation area, sport court, and street lights; Roads are private and maintained by private party; Road surfaces include gravel and paved; Waterfront access: public beach and community boat ramp
• HOA & community: Part of Badin Shores Resort Home Owners Association; Mandatory HOA dues; Quarterly HOA fee; Quarterly fee amount disclosed

Exterior

• Parking: Driveway
• Utilities: Public water (additional info: other — see remarks); Public sewer (additional info: other — see remarks)
• Home design: Manufactured single-family residence; One story; Crawl space foundation with pillar/post/pier
• Construction: Vinyl exterior; Metal roof
• Exterior features: Deck; Rear porch; Outdoor storage; Back yard fencing; Outbuilding

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Ductless heating; Ductless cooling
• Interior features: Four total rooms; Sliding doors; In-unit washer and dryer
• Laundry & utility: Washer and dryer in unit on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $127k.

Deal economics

• At list price, monthly cash flow is $1 ($15/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 $119k (6.3% below list).
• Recommended offer: $112k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.3% 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: amenities F, commute F, employment 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.
• Zoned schools: Troy Elementary (287 students, 76% FRL); West Middle (math 20% / reading 31%, grade F, #388 of 475 statewide, top 83%, 309 students, 72% FRL).
• Market conditions: 187 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 $878 of loan paydown is wiped out by about $4k 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 320 days — a 12% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $127k implies a 69% gain — meaningful room to come down on a strong offer.

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 $111,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 320 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.94% ✗
• Cap rate: 6.31%
• Cash-on-cash: 0.04%
• DSCR: 1.00
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $100,435
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Spruce St	0.09mi	1/1.0	408 (+8%)	9mo	$129,900	$318	76
127 Pier Ave	0.19mi	1/1.0	419 (+11%)	7mo	$83,000	$198	67
124 Cedar Ln	0.14mi	1/1.0	408 (+8%)	17mo	$108,000	$265	67
145 Marina Dr	0.07mi	2/1.0 (+1)	334 (-12%)	13mo	$55,000	$165	61
152 Eagle Ln	0.48mi	2/1.5 (+1)	396 (+4%)	8mo	$120,000	$303	56
160 Eagle Dr	0.47mi	2/1.0 (+1)	338 (-11%)	21mo	$74,000	$219	38

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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-20,442
• Equity at exit: $18,936

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-17,469
• Equity at exit: $10,981

Cash invested: $35,560 (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: 187
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,190 medium
• Mortgage (P&I): −$666
• Tax from tax record: −$41 /mo · $491/yr
• Insurance: −$53
• HOA: −$179
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $1

Break-even live

Break-even rent $1,188

Max offer price $127,000

Occupancy floor 95%

Sensitivity live

Price	-10% $73	-5% $37	+0% $1	+5% $-35	+10% $-71
Rent	-10% $-93	-5% $-46	+0% $1	+5% $48	+10% $95
Rate	-1.0pp $65	-0.5pp $34	base $1	+0.5pp $-32	+1.0pp $-65

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: $31,750
• Closing costs: $3,810
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $179 · $2,148/yr
• Likely covers: waterpoolsecurity

Listing history 22 events

1. 2026-06-22
   pricedays on market $127,000 Active 320 DOM
2. 2026-06-18
   days on market $131,000 Active 317 DOM
3. 2026-06-17
   days on market $131,000 Active 316 DOM
4. 2026-06-16
   days on market $131,000 Active 315 DOM
5. 2026-06-15
   days on market $131,000 Active 314 DOM
6. 2026-06-14
   days on market $131,000 Active 312 DOM
7. 2026-06-13
   days on market $131,000 Active 311 DOM
8. 2026-06-10
   days on market $131,000 Active 309 DOM
9. 2026-06-09
   days on market $131,000 Active 308 DOM
10. 2026-06-08
    days on market $131,000 Active 307 DOM
11. 2026-06-07
    days on market $131,000 Active 306 DOM
12. 2026-06-05
    days on market $131,000 Active 303 DOM
13. 2026-06-03
    days on market $131,000 Active 302 DOM
14. 2026-06-02
    days on market $131,000 Active 301 DOM
15. 2026-06-01
    days on market $131,000 Active 300 DOM
16. 2026-05-31
    days on market $131,000 Active 299 DOM
17. 2026-05-31
    days on market $131,000 Active 298 DOM
18. 2025-11-05
    price $131,000 677-char remark

    Show marketing remark (677 chars)

    Nicely updated 2013 park model home on a deeded lot, sold fully furnished. Updates include fresh paint, LVP flooring, energy-efficient mini split unit for heating and cooling, washer and dryer, gutters with guards, and updated deck railings. Enjoy the peaceful, shaded backyard that gives you a mountain feel—right here at Badin Lake. The fenced backyard is perfect for your fur babies, and there's also a storage building for your extra gear. Located inside the gated waterfront community of Badin Shores Resort, an active community with amenities including a pool, beach, marina, playground, basketball and pickleball courts, putt putt, clubhouse, restaurant, and more.

19. 2025-11-05
    price $131,000

    Show marketing remark (677 chars)

    Nicely updated 2013 park model home on a deeded lot, sold fully furnished. Updates include fresh paint, LVP flooring, energy-efficient mini split unit for heating and cooling, washer and dryer, gutters with guards, and updated deck railings. Enjoy the peaceful, shaded backyard that gives you a mountain feel—right here at Badin Lake. The fenced backyard is perfect for your fur babies, and there's also a storage building for your extra gear. Located inside the gated waterfront community of Badin Shores Resort, an active community with amenities including a pool, beach, marina, playground, basketball and pickleball courts, putt putt, clubhouse, restaurant, and more.

20. 2025-08-05
    listed $134,000 Active
21. 2025-07-29
    listed $134,000 Active 677-char remark

    Show marketing remark (677 chars)

    Nicely updated 2013 park model home on a deeded lot, sold fully furnished. Updates include fresh paint, LVP flooring, energy-efficient mini split unit for heating and cooling, washer and dryer, gutters with guards, and updated deck railings. Enjoy the peaceful, shaded backyard that gives you a mountain feel—right here at Badin Lake. The fenced backyard is perfect for your fur babies, and there's also a storage building for your extra gear. Located inside the gated waterfront community of Badin Shores Resort, an active community with amenities including a pool, beach, marina, playground, basketball and pickleball courts, putt putt, clubhouse, restaurant, and more.

22. 2021-04-20
    soldstatus $75,000

ⓘ 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: $491 · $41/mo
• Projected year-2 tax: $1,041 · $87/mo
• Expected delta: +$550/yr (+$46/mo · 112.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°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: $14,280
• − Mortgage interest: −$7,114
• − Property taxes: −$491
• − Insurance: −$635
• − Repairs & maintenance: −$1,142
• − Management: −$1,142
• − HOA: −$2,148
• − Depreciation: −$3,695
• Taxable loss: −$2,087
• Est. tax savings @ 24.0%: +$501
• After-tax cash flow: $516/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: 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

+74.7% since first listed

5 events — show timeline

• 2025-11-05 Price Changed $131,000 Triad MLS
• 2025-11-05 Price Changed $131,000 CANOPYMLS as Distributed by MLS Grid
• 2025-08-05 Listed $134,000 CANOPYMLS as Distributed by MLS Grid
• 2025-07-29 Listed $134,000 Triad MLS
• 2021-04-20 Sold (Public Records) $75,000 Public Records

Property tax history

+15.0%/yr

Latest (2025): $491 · +0.0% YoY. Source: county tax records.