318 Tuckers Grove Rd · Love Valley, NC 28625

$167,500

3 bd · 2.0 ba · 960 sqft · SingleFamily public records · 39 Days on market

Built 1989 0.66 ac lot

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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 +21.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• 1% rule +5.6/10.0
• Schools +4.5/10.0
• Rent growth +3.2/5.0
• Livability +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this cozy doublewide nestled on 0.66 acres in North Statesville, just minutes from the charm and scenic trails of Love Valley! Built in 1989, this 3-bedroom, 2-bath home offers a functional split-bedroom floor plan and plenty of potential for the right buyer willing to add a little TLC. Major updates have already been taken care of, including upgraded windows, a durable metal roof, low-maintenance vinyl siding, and a brick foundation—giving you a solid starting point to make this home your own. Step outside and you’ll find what truly sets this property apart—tons of outdoor space perfect for relaxing or entertaining. Enjoy gatherings on the spacious back deck, t

Key facts

• 0.66 acre lot
• 2 parking spots
• Built 1989

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Detached carport (2 spaces); Driveway with about 4 open parking spaces; Open parking available
• Utilities: Well water; Private sewer
• Home design: Manufactured doublewide single-family residence; One story; Crawl space foundation
• Construction: Vinyl construction; Metal roof
• Exterior features: Cleared, level and wooded lot; Publicly maintained road access; Gravel and paved road surfaces; Shed(s) on the property

Interior

• Kitchen: Electric oven; Microwave
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Linoleum
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating (propane); Central air; Ceiling fans
• Interior features: Split bedroom layout; Walk-in closets
• Laundry & utility: Mud room laundry area; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $162k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#689 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing C-, schools F, crime F.
• Iredell-Statesville Schools (rural): math 53% / reading 52% proficiency, ranked #51 of 178 in NC (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.7%/yr); 290 active listings in the ZIP; 1,955 units permitted in Iredell County in 2024 (128 in 5+ unit buildings).
• This rent runs 33% of the median local income ($64k/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 $5k of value loss. Plan a longer hold.
• Iredell County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($162k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,475 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.24%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.72% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-12,077
• Equity at exit: $24,975

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $7,564
• Equity at exit: $14,482

Cash invested: $46,900 (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 28625

• Home prices YoY: -22.3%
• Rents YoY: 2.7%
• Active inventory: 290
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,774 medium
• Mortgage (P&I): −$878
• Tax est. 1.5%: −$209 /mo · $2,512/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $244

Break-even live

Break-even rent $1,465

Max offer price $167,500

Occupancy floor 81%

Sensitivity live

Price	-10% $360	-5% $302	+0% $244	+5% $186	+10% $128
Rent	-10% $104	-5% $174	+0% $244	+5% $314	+10% $384
Rate	-1.0pp $328	-0.5pp $287	base $244	+0.5pp $201	+1.0pp $156

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: $41,875
• Closing costs: $5,025
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-13
   statusdays on market $167,500 Pending 39 DOM
2. 2026-06-09
   days on market $167,500 Active 36 DOM
3. 2026-06-08
   days on market $167,500 Active 35 DOM
4. 2026-06-07
   pricedays on market $167,500 Active 34 DOM
5. 2026-06-04
   days on market $175,000 Active 31 DOM
6. 2026-06-03
   days on market $175,000 Active 30 DOM
7. 2026-06-02
   days on market $175,000 Active 29 DOM
8. 2026-06-01
   days on market $175,000 Active 28 DOM
9. 2026-05-31
   days on market $175,000 Active 27 DOM
10. 2026-05-04
    listed $175,000 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,288
• − Mortgage interest: −$9,383
• − Property taxes: −$2,512
• − Insurance: −$838
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$4,873
• Taxable income: $277
• Est. tax owed @ 24.0%: −$66
• After-tax cash flow: $2,861/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: Iredell-Statesville Schools
• NCES district ID: 3702310
• Math proficiency: 53% ▲ 8.00%
• Reading proficiency: 52% ▲ 4.00%
• Median HH income: $51,201
• Composite: 44.98/100
• National rank: #2703
• State rank: #51 of 178 in NC

Livability — Love Valley

• Score: 52/100
• State rank: #689
• US rank: #24846

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Iredell County · 182,638 people
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 39,574
• Household income: $64,060
• Rent vs Own: 27.0% rent · 73.0% own
• Severe rent burden: 905.0

Population outlook (Iredell County) Hauer SSP2

• Today (2025): 194,510 people
• By 2030: 206,171 · +6.0%
• By 2040: 227,781 · +17.1%
• By 2050: 245,102 · +26.0%
• By 2075: 280,896 · +44.4%
• By 2100: 294,375 · +51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 11% Hispanic / Latino 11% Two or more races 6% Asian 3%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 88% English-only · Spanish 8% Other Asian/Pacific 2%

Political lean MEDSL · Iredell

• 2024 margin: Solid R (+32.6) · D 33.2% · R 65.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -24.4pp · 2024: -32.6pp
• All cycles: 2024: R+32.6 2020: R+32.4 2016: R+36.8 2012: R+30.5 2008: R+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.88%
• Current HPI: 237.0011
• Rent YoY: ▲ 2.72%
• Metro: Charlotte-Concord-Gastonia, NC-SC
• 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

1 event — show timeline

• 2026-05-04 Listed $175,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+0.6%/yr

Latest (2025): $329 · +0.0% YoY. Source: county tax records.