154 Roberts Ridge Rd · Norwood, NC 27306

$175,000

3 bd · 1.0 ba · 640 sqft · SingleFamily · 157 Days on market

Built 1988 3,920 sqft lot $43/mo HOA · 3% of rent

---

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 +11.2/30.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• 1% rule +3.6/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nice large lot on a cul de sac that backs up to woods. Talk about a quiet location within the park. This large unit has everything you need to bring your bags and start enjoying. Plenty of sleeping and room for more. Start with the large covered front porch with table and seating. The table has a lazy Susan just for fun. Extra refrigerator to remain. Move into the oversized living room that has plenty of space and extra sleeping. The heating and air unit is 2 years old. They have added a nice size countertop in the kitchen with stools for additional eating space or cooking prep area. 2nd bedroom has a private sink. The primary has a king size bed and plenty of space for walking around. Good size bathroom. Yard hydrant, elec in the out building, dehumidifier included. Camper heat and air works. Plenty of parking. 05 Club Car Golf cart 6 seater available for an additional $6k. Come and see if this is your "Happy Place". Must be with a realtor to gain entry to the park.

Key facts

• New gas tank
• Updated home
• 3,920 sq ft lot

Tags

• UPDATED HOME
• BRIGHT INVITING KITCHEN
• BRAND NEW HVAC SYSTEM
• FULLY RENOVATED BATHROOM
• NEW GAS TANK
• TANKLESS GAS WATER HEATER

Property features AI

Finance

• Other: Lot dimensions approximately 18 x 102 x 72 x 82 (0.09 acres); Road frontage on city street and state road; Directions available from US Highway 220 (Realtor must accompany buyers for community access)
• HOA & community: Homeowners association present; Association fee $520 annually (about $43.33/month)

Exterior

• Parking: Gravel parking
• Utilities: Sewer connected; Water connected
• Home design: Single-family residence; One story; Entry level: 1; Located in Twin Harbor Camping Resort subdivision; Zoned: Campground
• Construction: Built with block, vinyl siding and frame construction materials; Raised foundation with brick/mortar
• Exterior features: Front porch; No fencing; Shingle roof

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Central Air; Electric heating; Heat pump
• Interior features: Total of 5 rooms; Has view

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-68 ($-812/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (14.3% below list).
• Recommended offer: $150k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 2.9% in Norwood — 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 63/100 on livability (#410 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F, employment D-.
• 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: Mount Gilead Elementary (math 27% / reading 32%, grade F, #975 of 1,410 statewide, top 71%, 213 students, 87% FRL); East Middle (math 35% / reading 32%, grade F, #299 of 475 statewide, top 64%, 451 students, 85% FRL); Montgomery Central High (math 42% / reading 39%, grade F, #387 of 535 statewide, top 73%, 893 students, 73% FRL) — zoned schools average 82% FRL vs 66% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 113 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 (-0.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k 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 157 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $132k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,965 (14.3% 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 157 days. Have you received any prior offers? Is the seller open to a 14% 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. 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?
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: 0.86% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.66%
• DSCR: 0.93
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $115,840
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Sunshine Trl Unit A 249/250	0.40mi	2/1.0 (-1)	608 (-5%)	2mo	$124,900	$205	66
113 Hideaway Trl #94	0.46mi	3/2.0	614 (-4%)	3mo	$130,000	$212	66
138 Larboard Trl	0.33mi	2/1.0 (-1)	600 (-6%)	6mo	$120,000	$200	64
123 Driftwood Trl	0.13mi	3/2.0	680 (+6%)	20mo	$145,000	$213	63
105 Elm Ct	0.31mi	3/2.0	600 (-6%)	16mo	$75,000	$125	58
104 Powder Horn Trl Unit C92	0.55mi	2/1.0 (-1)	636 (-1%)	13mo	$110,000	$173	57
111 River Ridge Trl	0.59mi	2/1.0 (-1)	650 (+2%)	13mo	$20,000	$31	54
331 Lake Tillery Trl	0.56mi	2/1.0 (-1)	696 (+9%)	3mo	$105,000	$151	52
105 Hideaway Trl Unit 98A	0.49mi	3/1.0	600 (-6%)	21mo	$85,000	$142	49
258 Lake Tillery Trl	0.63mi	3/1.0	612 (-4%)	19mo	$90,000	$147	48
297/299 Lake Tillery Trl Unit E112/113	0.72mi	2/1.0 (-1)	704 (+10%)	5mo	$168,000	$239	41
113 Deer Park Rd	0.64mi	2/1.0 (-1)	700 (+9%)	16mo	$127,000	$181	36

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

Projected returns pro-forma

-0.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.65×
• Total profit: $-16,948
• Equity at exit: $42,763

10-year hold

• IRR: -1.2%
• Equity multiple: 0.89×
• Total profit: $-5,348
• Equity at exit: $45,349

Cash invested: $49,000 (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 27306

• Home prices YoY: -0.3%
• Active inventory: 113
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$918
• Tax est. 1.5%: −$219 /mo · $2,625/yr
• Insurance: −$73
• HOA: −$43
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $-68

Break-even live

Break-even rent $1,585

Max offer price $165,209

Occupancy floor 100%

Sensitivity live

Price	-10% $53	-5% $-7	+0% $-68	+5% $-128	+10% $-189
Rent	-10% $-186	-5% $-127	+0% $-68	+5% $-8	+10% $51
Rate	-1.0pp $20	-0.5pp $-23	base $-68	+0.5pp $-113	+1.0pp $-159

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $43 · $516/yr

Listing history 25 events

1. 2026-06-22
   days on market $175,000 Active 157 DOM
2. 2026-06-18
   days on market $175,000 Active 154 DOM
3. 2026-06-17
   days on market $175,000 Active 153 DOM
4. 2026-06-16
   days on market $175,000 Active 152 DOM
5. 2026-06-15
   days on market $175,000 Active 151 DOM
6. 2026-06-14
   days on market $175,000 Active 149 DOM
7. 2026-06-13
   days on market $175,000 Active 148 DOM
8. 2026-06-10
   days on market $175,000 Active 146 DOM
9. 2026-06-09
   days on market $175,000 Active 145 DOM
10. 2026-06-08
    days on market $175,000 Active 144 DOM
11. 2026-06-07
    days on market $175,000 Active 143 DOM
12. 2026-06-05
    days on market $175,000 Active 140 DOM
13. 2026-06-03
    days on market $175,000 Active 139 DOM
14. 2026-06-02
    days on market $175,000 Active 138 DOM
15. 2026-06-01
    days on market $175,000 Active 137 DOM
16. 2026-05-31
    days on market $175,000 Active 136 DOM
17. 2026-05-31
    days on market $175,000 Active 135 DOM
18. 2026-05-20
    price $175,000
19. 2026-05-13
    price $180,000
20. 2026-04-15
    price $185,000
21. 2026-01-15
    listed $190,000 Active
22. 2023-09-29
    soldstatus $132,500 Closed 1001-char remark

    Show marketing remark (1001 chars)

    Nice large lot on a cul de sac that backs up to woods. Talk about a quiet location within the park. This large unit has everything you need to bring your bags and start enjoying. Plenty of sleeping and room for more. Start with the large covered front porch with table and seating. The table has a lazy Susan just for fun. Extra refrigerator to remain. Move into the oversized living room that has plenty of space and extra sleeping. The heating and air unit is 2 years old. They have added a nice size countertop in the kitchen with stools for additional eating space or cooking prep area. 2nd bedroom has a private sink. The primary has a king size bed and plenty of space for walking around. Good size bathroom. Yard hydrant, elec in the out building, dehumidifier included. Camper heat and air works. Plenty of parking. 05 Club Car Golf cart 6 seater available for an additional $6k. Come and see if this is your "Happy Place". Must be with a realtor to gain entry to the park.

23. 2023-09-17
    status Pending 1001-char remark

    Show marketing remark (1001 chars)

    Nice large lot on a cul de sac that backs up to woods. Talk about a quiet location within the park. This large unit has everything you need to bring your bags and start enjoying. Plenty of sleeping and room for more. Start with the large covered front porch with table and seating. The table has a lazy Susan just for fun. Extra refrigerator to remain. Move into the oversized living room that has plenty of space and extra sleeping. The heating and air unit is 2 years old. They have added a nice size countertop in the kitchen with stools for additional eating space or cooking prep area. 2nd bedroom has a private sink. The primary has a king size bed and plenty of space for walking around. Good size bathroom. Yard hydrant, elec in the out building, dehumidifier included. Camper heat and air works. Plenty of parking. 05 Club Car Golf cart 6 seater available for an additional $6k. Come and see if this is your "Happy Place". Must be with a realtor to gain entry to the park.

24. 2023-08-29
    price $137,000 1001-char remark

    Show marketing remark (1001 chars)

    Nice large lot on a cul de sac that backs up to woods. Talk about a quiet location within the park. This large unit has everything you need to bring your bags and start enjoying. Plenty of sleeping and room for more. Start with the large covered front porch with table and seating. The table has a lazy Susan just for fun. Extra refrigerator to remain. Move into the oversized living room that has plenty of space and extra sleeping. The heating and air unit is 2 years old. They have added a nice size countertop in the kitchen with stools for additional eating space or cooking prep area. 2nd bedroom has a private sink. The primary has a king size bed and plenty of space for walking around. Good size bathroom. Yard hydrant, elec in the out building, dehumidifier included. Camper heat and air works. Plenty of parking. 05 Club Car Golf cart 6 seater available for an additional $6k. Come and see if this is your "Happy Place". Must be with a realtor to gain entry to the park.

25. 2023-07-18
    listed $139,000 Active 1001-char remark

    Show marketing remark (1001 chars)

    Nice large lot on a cul de sac that backs up to woods. Talk about a quiet location within the park. This large unit has everything you need to bring your bags and start enjoying. Plenty of sleeping and room for more. Start with the large covered front porch with table and seating. The table has a lazy Susan just for fun. Extra refrigerator to remain. Move into the oversized living room that has plenty of space and extra sleeping. The heating and air unit is 2 years old. They have added a nice size countertop in the kitchen with stools for additional eating space or cooking prep area. 2nd bedroom has a private sink. The primary has a king size bed and plenty of space for walking around. Good size bathroom. Yard hydrant, elec in the out building, dehumidifier included. Camper heat and air works. Plenty of parking. 05 Club Car Golf cart 6 seater available for an additional $6k. Come and see if this is your "Happy Place". Must be with a realtor to gain entry to the park.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,996
• − Mortgage interest: −$9,803
• − Property taxes: −$2,625
• − Insurance: −$875
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − HOA: −$516
• − Depreciation: −$5,091
• Taxable loss: −$3,793
• Est. tax savings @ 24.0%: +$910
• After-tax cash flow: $98/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 — Norwood

• Score: 63/100
• State rank: #410
• US rank: #15485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,457

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: Majority White (64%)
• Race & ethnicity: White 64% Black 26% Asian 6% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 6% · China, Canada, Philippines
• Languages at home: 92% English-only · Other Asian/Pacific 5% Spanish 2% Chinese 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: ▼ -0.94%
• Current HPI: 334.2599
• 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

+25.9% since first listed

8 events — show timeline

• 2026-05-20 Price Changed $175,000 Hive MLS
• 2026-05-13 Price Changed $180,000 Hive MLS
• 2026-04-15 Price Changed $185,000 Hive MLS
• 2026-01-15 Listed $190,000 Hive MLS
• 2023-09-29 Sold (MLS) $132,500 CANOPYMLS as Distributed by MLS Grid
• 2023-09-17 Pending — CANOPYMLS as Distributed by MLS Grid
• 2023-08-29 Price Changed $137,000 CANOPYMLS as Distributed by MLS Grid
• 2023-07-18 Listed $139,000 CANOPYMLS as Distributed by MLS Grid