85 Ariel Loop · Fruitland, NC 28792

$48,000

2 bd · 1.0 ba · 785 sqft · SingleFamily · 12 Days on market

Built 1991 Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Rent growth +3.4/5.0
• Livability +3.1/5.0
• Appreciation +0.0/10.0

Listing remarks

In view of the Blue Ridge Mountains, this cottage inspired 1991 Clayton mobile home is located in Magnolia Place (an all-age community). Convenient access to Walmart/Sam& apos; s, Ingles, restaurants, I-26, 64, and within five miles you& apos; ll enjoy downtown Hendersonville. Light grey vinyl plank flooring, freshly painted walls, and modern ceiling fans throughout. Newly updated kitchen including cabinets, butcherblock countertop, eat-at bar, and bead board with open shelving. Bathroom features a walk-in shower, new toilet, vanity and sink. You& apos; ll find a substantial amount of storage inside and an 8x10 shed with electricity located on the back of the property. A large w

Key facts

• Large wooden deck
• Blue ridge mountains
• Walk-in shower

Tags

• BLUE RIDGE MOUNTAINS
• NEWLY UPDATED KITCHEN
• WALK-IN SHOWER
• SUBSTANTIAL AMOUNT OF STORAGE
• 8X10 SHED WITH ELECTRICITY
• LARGE WOODEN DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $48k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $884 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).

Location & tenants

• Location reads 62/100 on livability (#470 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, schools F, amenities F.
• Henderson County Schools (suburban): math 48% / reading 52% proficiency, ranked #64 of 178 in NC (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.6%/yr); 364 active listings in the ZIP; 1,534 units permitted in Henderson County in 2024 (558 in 5+ unit buildings).
• This rent runs 33% of the median local income ($56k/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 $332 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Henderson County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.6% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $48,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.21% ✓
• Cap rate: 28.40%
• Cash-on-cash: 78.94%
• DSCR: 4.51
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.63% rent growth · sell at horizon

5-year hold

• IRR: 79.8%
• Equity multiple: 4.69×
• Total profit: $49,535
• Equity at exit: $7,157

10-year hold

• IRR: 83.4%
• Equity multiple: 9.91×
• Total profit: $119,815
• Equity at exit: $4,150

Cash invested: $13,440 (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 28792

• Rents YoY: 3.6%
• Active inventory: 364
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,539 medium
• Mortgage (P&I): −$252
• Tax est. 1.5%: −$60 /mo · $720/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $884

Break-even live

Break-even rent $420

Max offer price $48,000

Occupancy floor 38%

Sensitivity live

Price	-10% $917	-5% $901	+0% $884	+5% $868	+10% $851
Rent	-10% $763	-5% $823	+0% $884	+5% $945	+10% $1,006
Rate	-1.0pp $908	-0.5pp $896	base $884	+0.5pp $872	+1.0pp $859

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $48,000 Active 12 DOM
2. 2026-06-17
   days on market $48,000 Active 11 DOM
3. 2026-06-16
   days on market $48,000 Active 10 DOM
4. 2026-06-15
   days on market $48,000 Active 9 DOM
5. 2026-06-14
   days on market $48,000 Active 7 DOM
6. 2026-06-13
   days on market $48,000 Active 6 DOM
7. 2026-06-10
   days on market $48,000 Active 4 DOM
8. 2026-06-09
   days on market $48,000 Active 3 DOM
9. 2026-06-08
   days on market $48,000 Active 2 DOM
10. 2026-06-07
    remarks 687-char remark
11. 2026-06-07
    listed $48,000 Active 1 DOM

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,468
• − Mortgage interest: −$2,689
• − Property taxes: −$720
• − Insurance: −$240
• − Repairs & maintenance: −$1,477
• − Management: −$1,477
• − Depreciation: −$1,396
• Taxable income: $10,468
• Est. tax owed @ 24.0%: −$2,512
• After-tax cash flow: $8,097/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab

This single-family home is in good condition with recent updates, offering a move-in-ready experience. However, some exterior and interior enhancements could further boost its value.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value.
• Both Replace roof — Long-term durability and aesthetic improvement.
• Both Upgrade HVAC system — Improved comfort and energy efficiency.
• Both Landscaping improvements — Enhances curb appeal and value.
• Both Add outdoor lighting — Enhances safety and curb appeal.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value. ↑
• Both Replace roof — Long-term durability and aesthetic improvement. ↑
• Both Upgrade HVAC system — Improved comfort and energy efficiency. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Both Add outdoor lighting — Enhances safety and curb appeal. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Henderson County Schools
• NCES district ID: 3702100
• Math proficiency: 48% ▼ -2.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $47,101
• Composite: 42.5/100
• National rank: #3206
• State rank: #64 of 178 in NC

Livability — Fruitland

• Score: 62/100
• State rank: #470
• US rank: #17118

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

• Census place: Fruitland, NC
• County: Henderson County · 78,587 people
• Metro: Asheville, NC
• Population (ZIP): 36,645
• Household income: $55,522
• Rent vs Own: 38.5% rent · 61.5% own
• Severe rent burden: 1420.0

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 124,075 people
• By 2030: 129,690 · +4.5%
• By 2040: 139,898 · +12.8%
• By 2050: 148,298 · +19.5%
• By 2075: 163,980 · +32.2%
• By 2100: 166,962 · +34.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 20% Two or more races 8% Black 4% Native American 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 1%
• Common ancestry: Slovak 3% Serbian 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 82% English-only · Spanish 16%

Political lean MEDSL · Henderson

• 2024 margin: R (+14.6) · D 42.1% · R 56.7% · Other 1.1%
• 2008→2024 swing: +6.5pp toward D · 2008: -21.0pp · 2024: -14.6pp
• All cycles: 2024: R+14.6 2020: R+18.8 2016: R+27.9 2012: R+27.6 2008: R+21.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.29%
• Current HPI: 214.0215
• Rent YoY: ▲ 3.63%
• 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

+3455.6% since first listed

4 events — show timeline

• 2026-06-07 Listed $48,000 FSBO.com
• 2025-02-07 Rental Removed $1,200 SHOWMOJO
• 2025-01-28 Price Changed $1,200 SHOWMOJO
• 2025-01-07 Listed for Rent $1,350 SHOWMOJO