41 Gunches Dirt Rd · Bent Creek, NC 28715

$210,000

2 bd · 1.0 ba · 884 sqft · Other public records · 152 Days on market

Built 1985 0.77 ac lot $238/sqft · 28% below area Est $368k · 43% under ↓ 8% since listing

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Why this score? — see what drove the C- 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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Schools +4.0/10.0
• 1% rule +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you're dreaming of space to expand and a peaceful country setting with sweeping views, this property delivers. Nestled in the scenic Beaverdam community, this 3-bedroom, 1.5-bath home offers cozy comfort and rustic charm. Curl up by the wood-burning fireplace on chilly evenings, or unwind poolside while gazing at the majestic mountain range across the cove. Recent upgrades include a new well, new roof, and professional foundation repairs that have a transferable warranty and backed by a lifetime guarantee for peace of mind. The property also features a single-wide trailer with its own septic system, home needs extensive renovation and is given no value, but it could offer a potential for renovation or replacement. Please note: the laundry room addition was not permitted. This home is ready for its next chapter—whether you're seeking a serene retreat, a multi-use property, or a place to build your vision. Schedule your showing today and come experience the possibilities. Laundry room addition was not permitted. Seller is related to listing agent. Trailer at no value.

Key facts

• New well
• Unwind poolside
• Sweeping views

Tags

• PEACEFUL COUNTRY SETTING
• SWEEPING VIEWS
• WOOD-BURNING FIREPLACE
• UNWIND POOLSIDE
• MAJESTIC MOUNTAIN RANGE
• NEW WELL

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $210k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/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 $180k (14.4% below list).
• Recommended offer: $180k (14.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#260 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: schools C-, amenities F, commute F.
• Buncombe County Schools (suburban): math 45% / reading 50% proficiency, ranked #72 of 178 in NC (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 183 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,305 units permitted in Buncombe County in 2024 (1,855 in 5+ unit buildings).
• This rent runs 30% of the median local income ($72k/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.
• Buncombe County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,780 (14.4% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 14% 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. 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.
5. 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.
6. 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: 7.05%
• Cash-on-cash: 2.70%
• DSCR: 1.12
• GRM: 9.7

CMA / ARV

• ARV (median comp): $367,898
• List price: $210,000
• Delta: -42.92%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-25,669
• Equity at exit: $31,312

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-11,791
• Equity at exit: $18,157

Cash invested: $58,800 (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 28715

• Active inventory: 183
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,798 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$99 /mo · $1,189/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $132

Break-even live

Break-even rent $1,630

Max offer price $210,000

Occupancy floor 88%

Sensitivity live

Price	-10% $251	-5% $192	+0% $132	+5% $73	+10% $14
Rent	-10% $-10	-5% $61	+0% $132	+5% $203	+10% $274
Rate	-1.0pp $238	-0.5pp $186	base $132	+0.5pp $78	+1.0pp $23

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 Blue Moon Ln Candler, NC	2.0	1.0	1110	$2,500	$2.25	14d	1	0.98mi

Listing history 20 events

1. 2026-06-18
   days on market $210,000 Active 152 DOM
2. 2026-06-17
   days on market $210,000 Active 151 DOM
3. 2026-06-16
   days on market $210,000 Active 150 DOM
4. 2026-06-15
   days on market $210,000 Active 149 DOM
5. 2026-06-14
   days on market $210,000 Active 147 DOM
6. 2026-06-10
   days on market $210,000 Active 144 DOM
7. 2026-06-09
   days on market $210,000 Active 143 DOM
8. 2026-06-08
   days on market $210,000 Active 142 DOM
9. 2026-06-07
   days on market $210,000 Active 141 DOM
10. 2026-06-03
    days on market $210,000 Active 137 DOM
11. 2026-06-02
    days on market $210,000 Active 136 DOM
12. 2026-06-01
    days on market $210,000 Active 135 DOM
13. 2026-05-31
    days on market $210,000 Active 134 DOM
14. 2026-05-30
    days on market $210,000 Active 133 DOM
15. 2026-03-23
    price $275,000 1098-char remark

    Show marketing remark (1014 chars)

    If you're dreaming of space to expand and a peaceful country setting with sweeping views, this property delivers. Nestled in the scenic Beaverdam community, this 3-bedroom, 1.5-bath home offers cozy comfort and rustic charm. Curl up by the wood-burning fireplace on chilly evenings, or unwind poolside while gazing at the majestic mountain range across the cove. Recent upgrades include a new well, new roof, and professional foundation repairs that have a transferable warranty and backed by a lifetime guarantee for peace of mind. This will be a portion of the deeded acrage approximately (.77 acres) , but can be bought together with the single wide totaling (1.55 acres) MLS # 4311416. This home is ready for its next chapter—whether you're seeking a serene retreat, a multi-use property, or a place to build your vision. Schedule your showing today and come experience the possibilities.Please note: the laundry room addition was not permitted, and the selller will have the survey done before closing.

16. 2026-03-23
    price $230,000 1014-char remark

    Show marketing remark (1014 chars)

    If you're dreaming of space to expand and a peaceful country setting with sweeping views, this property delivers. Nestled in the scenic Beaverdam community, this 3-bedroom, 1.5-bath home offers cozy comfort and rustic charm. Curl up by the wood-burning fireplace on chilly evenings, or unwind poolside while gazing at the majestic mountain range across the cove. Recent upgrades include a new well, new roof, and professional foundation repairs that have a transferable warranty and backed by a lifetime guarantee for peace of mind. This will be a portion of the deeded acrage approximately (.77 acres) , but can be bought together with the single wide totaling (1.55 acres) MLS # 4311416. This home is ready for its next chapter—whether you're seeking a serene retreat, a multi-use property, or a place to build your vision. Schedule your showing today and come experience the possibilities.Please note: the laundry room addition was not permitted, and the selller will have the survey done before closing.

17. 2026-01-17
    listed $240,000 Active 1014-char remark

    Show marketing remark (1014 chars)

    If you're dreaming of space to expand and a peaceful country setting with sweeping views, this property delivers. Nestled in the scenic Beaverdam community, this 3-bedroom, 1.5-bath home offers cozy comfort and rustic charm. Curl up by the wood-burning fireplace on chilly evenings, or unwind poolside while gazing at the majestic mountain range across the cove. Recent upgrades include a new well, new roof, and professional foundation repairs that have a transferable warranty and backed by a lifetime guarantee for peace of mind. This will be a portion of the deeded acrage approximately (.77 acres) , but can be bought together with the single wide totaling (1.55 acres) MLS # 4311416. This home is ready for its next chapter—whether you're seeking a serene retreat, a multi-use property, or a place to build your vision. Schedule your showing today and come experience the possibilities.Please note: the laundry room addition was not permitted, and the selller will have the survey done before closing.

18. 2025-12-16
    price $288,000 1098-char remark

    Show marketing remark (1098 chars)

    If you're dreaming of space to expand and a peaceful country setting with sweeping views, this property delivers. Nestled in the scenic Beaverdam community, this 3-bedroom, 1.5-bath home offers cozy comfort and rustic charm. Curl up by the wood-burning fireplace on chilly evenings, or unwind poolside while gazing at the majestic mountain range across the cove. Recent upgrades include a new well, new roof, and professional foundation repairs that have a transferable warranty and backed by a lifetime guarantee for peace of mind. The property also features a single-wide trailer with its own septic system, home needs extensive renovation and is given no value, but it could offer a potential for renovation or replacement. Please note: the laundry room addition was not permitted. This home is ready for its next chapter—whether you're seeking a serene retreat, a multi-use property, or a place to build your vision. Schedule your showing today and come experience the possibilities. Laundry room addition was not permitted. Seller is related to listing agent. Trailer at no value.

19. 2025-10-28
    price $298,000 1098-char remark

    Show marketing remark (1098 chars)

    If you're dreaming of space to expand and a peaceful country setting with sweeping views, this property delivers. Nestled in the scenic Beaverdam community, this 3-bedroom, 1.5-bath home offers cozy comfort and rustic charm. Curl up by the wood-burning fireplace on chilly evenings, or unwind poolside while gazing at the majestic mountain range across the cove. Recent upgrades include a new well, new roof, and professional foundation repairs that have a transferable warranty and backed by a lifetime guarantee for peace of mind. The property also features a single-wide trailer with its own septic system, home needs extensive renovation and is given no value, but it could offer a potential for renovation or replacement. Please note: the laundry room addition was not permitted. This home is ready for its next chapter—whether you're seeking a serene retreat, a multi-use property, or a place to build your vision. Schedule your showing today and come experience the possibilities. Laundry room addition was not permitted. Seller is related to listing agent. Trailer at no value.

20. 2025-10-11
    listed $299,999 Active 1098-char remark

    Show marketing remark (1098 chars)

    If you're dreaming of space to expand and a peaceful country setting with sweeping views, this property delivers. Nestled in the scenic Beaverdam community, this 3-bedroom, 1.5-bath home offers cozy comfort and rustic charm. Curl up by the wood-burning fireplace on chilly evenings, or unwind poolside while gazing at the majestic mountain range across the cove. Recent upgrades include a new well, new roof, and professional foundation repairs that have a transferable warranty and backed by a lifetime guarantee for peace of mind. The property also features a single-wide trailer with its own septic system, home needs extensive renovation and is given no value, but it could offer a potential for renovation or replacement. Please note: the laundry room addition was not permitted. This home is ready for its next chapter—whether you're seeking a serene retreat, a multi-use property, or a place to build your vision. Schedule your showing today and come experience the possibilities. Laundry room addition was not permitted. Seller is related to listing agent. Trailer at no value.

ⓘ 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: $1,189 · $99/mo
• Projected year-2 tax: $1,722 · $144/mo
• Expected delta: +$533/yr (+$44/mo · 44.8%)

ⓘ 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 3/10 Moderate 8 d/yr ≥95°F today · 23 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: $21,574
• − Mortgage interest: −$11,763
• − Property taxes: −$1,189
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − Depreciation: −$6,109
• Taxable loss: −$1,990
• Est. tax savings @ 24.0%: +$478
• After-tax cash flow: $2,066/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: Buncombe County Schools
• NCES district ID: 3700450
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $45,981
• Composite: 40.32/100
• National rank: #3749
• State rank: #72 of 178 in NC

Livability — Bent Creek

• Score: 66/100
• State rank: #260
• US rank: #11382

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Buncombe County · 241,085 people
• Metro: Asheville, NC
• Population (ZIP): 30,328
• Household income: $71,716
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 419.0

Population outlook (Buncombe County) Hauer SSP2

• Today (2025): 286,475 people
• By 2030: 302,237 · +5.5%
• By 2040: 330,687 · +15.4%
• By 2050: 356,370 · +24.4%
• By 2075: 409,383 · +42.9%
• By 2100: 437,270 · +52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Lithuanian 3% Serbian 3%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 6% Russian/Polish/Slavic 1%

Political lean MEDSL · Buncombe

• 2024 margin: Strong D (+24.8) · D 61.7% · R 36.9% · Other 1.4%
• 2008→2024 swing: +10.9pp toward D · 2008: 13.9pp · 2024: 24.8pp
• All cycles: 2024: D+24.8 2020: D+21.1 2016: D+14.6 2012: D+12.4 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -154.92%
• Current HPI: 255.1985
• Rent YoY: —
• Metro: Asheville, 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

-8.3% since first listed

6 events — show timeline

• 2026-03-23 Price Changed $275,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-23 Price Changed $230,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-17 Listed $240,000 CANOPYMLS as Distributed by MLS Grid
• 2025-12-16 Price Changed $288,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-28 Price Changed $298,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-11 Listed $299,999 CANOPYMLS as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2025): $1,189 · +6.4% YoY. Source: county tax records.