218 Cardinal Dr · Badin, NC 28127

$149,900

3 bd · 1.0 ba · 767 sqft · SingleFamily · 333 Days on market

Built 1997 6,098 sqft lot Est $201k · 25% under $179/mo HOA · 12% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +13.2/30.0
• 1% rule +5.2/10.0
• 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
• Appreciation +0.0/10.0

Listing remarks MLS

A Lake Retreat with Modern Upgrades at Badin Shores Resort. Discover your perfect lake getaway located at Badin Lake. This destination camper with a stick-built room addition offers fabulous water views from every room of the addition. The spacious layout includes three bedrooms an one bath with an updated step-in shower, providing comfort and convenience. Recent updates include windows (room addition section), water heater, fresh paint, and a spacious deck. (Add updates completed since 2022. The exterior is designed for low maintenance with newer vinyl siding and a durable metal roof. Enjoy year-round comfort with central heat and air conditioning. The large laundry room adds to the convenience of this home. Live the lake resort lifestyle every day in this beautifully updated home at Badin Shores Resort. Whether you’re looking for a weekend retreat or a permanent residence, this property offers the comfort and luxury in a lakeside setting.

Key facts

• Metal roof
• Lake views
• Mountain views

Tags

• LAKE VIEWS
• MOUNTAIN VIEWS
• STICK BUILT ROOM ADDITION
• UPDATED STEP IN SHOWER
• LOW MAINTENANCE VINYL SIDING
• METAL ROOF

Property features AI

Finance

• HOA & community: Located in Badin Shores HOA (mandatory membership); Quarterly association fee; Community amenities include clubhouse, fitness center, outdoor pool, playground, picnic area, pond, recreation area, and street lights; Association allows modular homes

Exterior

• Parking: Driveway parking
• Security: Gated community
• Utilities: County water; County sewer
• Home design: Manufactured single-family residence; One story; Crawl space foundation
• Construction: Vinyl exterior; Metal roof; Built as manufactured construction
• Exterior features: Outbuilding on the property; Gravel and paved road access; Private maintained road; Access to Badin Lake with community boat ramp, boat slips, pier, and public beach

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Heat pump heating; Central air; Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s); 1 total room
• Laundry & utility: Washer hookup; Electric dryer hookup; Dedicated laundry room on the main level; Dryer (included)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-1 ($-17/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (0.1% below list).
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (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 $1k 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 333 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $29k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% 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 333 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.02% ✓
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $200,954
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Meadowview Cir	0.21mi	3/1.0	768 (+0%)	3mo	$115,000	$150	88
116 Clubhouse Drive Ext	0.34mi	3/1.0	735 (-4%)	1mo	$156,000	$212	76
127 Hummingbird Cir	0.17mi	2/1.0 (-1)	744 (-3%)	10mo	$169,000	$227	74
172 Cardinal Dr	0.17mi	2/1.5 (-1)	762 (-1%)	15mo	$210,000	$276	72
333 Mount View Ln Unit 266 B	0.22mi	2/2.0 (-1)	718 (-6%)	2mo	$119,250	$166	69
104 Pine St #201	0.31mi	3/1.0	816 (+6%)	11mo	$192,000	$235	66
130 Badin Lake Cir	0.17mi	2/2.0 (-1)	816 (+6%)	10mo	$290,000	$355	64
215 Grand View Dr Unit B147	0.35mi	3/2.0	822 (+7%)	12mo	$215,000	$262	57
102 Scenic View Ln	0.23mi	2/1.0 (-1)	876 (+14%)	6mo	$257,000	$293	55
108 Elm St	0.10mi	2/1.0 (-1)	870 (+13%)	16mo	$305,000	$351	54
151 Dogwood Cir	0.20mi	2/2.0 (-1)	851 (+11%)	14mo	$255,000	$300	52
105 Hummingbird Cir	0.18mi	2/1.0 (-1)	882 (+15%)	16mo	$120,000	$136	48

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: -16.3%
• Equity multiple: 0.42×
• Total profit: $-24,247
• Equity at exit: $22,351

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-20,689
• Equity at exit: $12,961

Cash invested: $41,972 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,536 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$179
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-1

Break-even live

Break-even rent $1,538

Max offer price $149,695

Occupancy floor 95%

Sensitivity live

Price	-10% $102	-5% $50	+0% $-1	+5% $-53	+10% $-105
Rent	-10% $-123	-5% $-62	+0% $-1	+5% $59	+10% $120
Rate	-1.0pp $74	-0.5pp $37	base $-1	+0.5pp $-40	+1.0pp $-80

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 43 events

1. 2026-06-22
   days on market $149,900 Active 333 DOM
2. 2026-06-18
   days on market $149,900 Active 330 DOM
3. 2026-06-17
   days on market $149,900 Active 329 DOM
4. 2026-06-16
   days on market $149,900 Active 328 DOM
5. 2026-06-15
   days on market $149,900 Active 327 DOM
6. 2026-06-14
   days on market $149,900 Active 325 DOM
7. 2026-06-13
   days on market $149,900 Active 324 DOM
8. 2026-06-10
   days on market $149,900 Active 322 DOM
9. 2026-06-09
   days on market $149,900 Active 321 DOM
10. 2026-06-08
    days on market $149,900 Active 320 DOM
11. 2026-06-07
    days on market $149,900 Active 319 DOM
12. 2026-06-05
    days on market $149,900 Active 316 DOM
13. 2026-06-03
    days on market $149,900 Active 315 DOM
14. 2026-06-03
    price $149,900 Active 314 DOM
15. 2026-06-02
    days on market $159,900 Active 314 DOM
16. 2026-06-01
    days on market $159,900 Active 313 DOM
17. 2026-05-31
    days on market $159,900 Active 312 DOM
18. 2026-05-31
    days on market $159,900 Active 311 DOM
19. 2026-03-27
    price $159,900
20. 2026-03-08
    price $166,000
21. 2025-08-18
    price $169,000
22. 2025-07-23
    listed $179,000 Active
23. 2025-01-21
    soldstatus $162,000 Closed 960-char remark

    Show marketing remark (960 chars)

    A Lake Retreat with Modern Upgrades at Badin Shores Resort. Discover your perfect lake getaway located at Badin Lake. This destination camper with a stick-built room addition offers fabulous water views from every room of the addition. The spacious layout includes three bedrooms an one bath with an updated step-in shower, providing comfort and convenience. Recent updates include windows (room addition section), water heater, fresh paint, and a spacious deck. (Add updates completed since 2022. The exterior is designed for low maintenance with newer vinyl siding and a durable metal roof. Enjoy year-round comfort with central heat and air conditioning. The large laundry room adds to the convenience of this home. Live the lake resort lifestyle every day in this beautifully updated home at Badin Shores Resort. Whether you’re looking for a weekend retreat or a permanent residence, this property offers the comfort and luxury in a lakeside setting.

24. 2025-01-21
    soldstatus $162,000 Closed 960-char remark

    Show marketing remark (960 chars)

    A Lake Retreat with Modern Upgrades at Badin Shores Resort. Discover your perfect lake getaway located at Badin Lake. This destination camper with a stick-built room addition offers fabulous water views from every room of the addition. The spacious layout includes three bedrooms an one bath with an updated step-in shower, providing comfort and convenience. Recent updates include windows (room addition section), water heater, fresh paint, and a spacious deck. (Add updates completed since 2022. The exterior is designed for low maintenance with newer vinyl siding and a durable metal roof. Enjoy year-round comfort with central heat and air conditioning. The large laundry room adds to the convenience of this home. Live the lake resort lifestyle every day in this beautifully updated home at Badin Shores Resort. Whether you’re looking for a weekend retreat or a permanent residence, this property offers the comfort and luxury in a lakeside setting.

25. 2024-12-14
    status Pending 960-char remark

    Show marketing remark (960 chars)

    A Lake Retreat with Modern Upgrades at Badin Shores Resort. Discover your perfect lake getaway located at Badin Lake. This destination camper with a stick-built room addition offers fabulous water views from every room of the addition. The spacious layout includes three bedrooms an one bath with an updated step-in shower, providing comfort and convenience. Recent updates include windows (room addition section), water heater, fresh paint, and a spacious deck. (Add updates completed since 2022. The exterior is designed for low maintenance with newer vinyl siding and a durable metal roof. Enjoy year-round comfort with central heat and air conditioning. The large laundry room adds to the convenience of this home. Live the lake resort lifestyle every day in this beautifully updated home at Badin Shores Resort. Whether you’re looking for a weekend retreat or a permanent residence, this property offers the comfort and luxury in a lakeside setting.

26. 2024-11-30
    status Pending 960-char remark

    Show marketing remark (960 chars)

    A Lake Retreat with Modern Upgrades at Badin Shores Resort. Discover your perfect lake getaway located at Badin Lake. This destination camper with a stick-built room addition offers fabulous water views from every room of the addition. The spacious layout includes three bedrooms an one bath with an updated step-in shower, providing comfort and convenience. Recent updates include windows (room addition section), water heater, fresh paint, and a spacious deck. (Add updates completed since 2022. The exterior is designed for low maintenance with newer vinyl siding and a durable metal roof. Enjoy year-round comfort with central heat and air conditioning. The large laundry room adds to the convenience of this home. Live the lake resort lifestyle every day in this beautifully updated home at Badin Shores Resort. Whether you’re looking for a weekend retreat or a permanent residence, this property offers the comfort and luxury in a lakeside setting.

27. 2024-11-30
    historical Due Diligence Period 960-char remark

    Show marketing remark (960 chars)

    A Lake Retreat with Modern Upgrades at Badin Shores Resort. Discover your perfect lake getaway located at Badin Lake. This destination camper with a stick-built room addition offers fabulous water views from every room of the addition. The spacious layout includes three bedrooms an one bath with an updated step-in shower, providing comfort and convenience. Recent updates include windows (room addition section), water heater, fresh paint, and a spacious deck. (Add updates completed since 2022. The exterior is designed for low maintenance with newer vinyl siding and a durable metal roof. Enjoy year-round comfort with central heat and air conditioning. The large laundry room adds to the convenience of this home. Live the lake resort lifestyle every day in this beautifully updated home at Badin Shores Resort. Whether you’re looking for a weekend retreat or a permanent residence, this property offers the comfort and luxury in a lakeside setting.

28. 2024-07-23
    listed $166,000 Active 960-char remark

    Show marketing remark (960 chars)

    A Lake Retreat with Modern Upgrades at Badin Shores Resort. Discover your perfect lake getaway located at Badin Lake. This destination camper with a stick-built room addition offers fabulous water views from every room of the addition. The spacious layout includes three bedrooms an one bath with an updated step-in shower, providing comfort and convenience. Recent updates include windows (room addition section), water heater, fresh paint, and a spacious deck. (Add updates completed since 2022. The exterior is designed for low maintenance with newer vinyl siding and a durable metal roof. Enjoy year-round comfort with central heat and air conditioning. The large laundry room adds to the convenience of this home. Live the lake resort lifestyle every day in this beautifully updated home at Badin Shores Resort. Whether you’re looking for a weekend retreat or a permanent residence, this property offers the comfort and luxury in a lakeside setting.

29. 2024-07-16
    listed $166,000 Active 960-char remark

    Show marketing remark (960 chars)

    A Lake Retreat with Modern Upgrades at Badin Shores Resort. Discover your perfect lake getaway located at Badin Lake. This destination camper with a stick-built room addition offers fabulous water views from every room of the addition. The spacious layout includes three bedrooms an one bath with an updated step-in shower, providing comfort and convenience. Recent updates include windows (room addition section), water heater, fresh paint, and a spacious deck. (Add updates completed since 2022. The exterior is designed for low maintenance with newer vinyl siding and a durable metal roof. Enjoy year-round comfort with central heat and air conditioning. The large laundry room adds to the convenience of this home. Live the lake resort lifestyle every day in this beautifully updated home at Badin Shores Resort. Whether you’re looking for a weekend retreat or a permanent residence, this property offers the comfort and luxury in a lakeside setting.

30. 2022-06-29
    soldstatus $104,000 Closed
31. 2022-06-29
    soldstatus $104,000 Closed
32. 2022-06-17
    status Pending
33. 2022-06-02
    historical Due Diligence Period
34. 2022-06-02
    status Pending
35. 2022-06-01
    price $104,000
36. 2022-06-01
    price $104,000
37. 2022-05-13
    listed $109,000 Active
38. 2022-05-11
    listed $109,000 Active
39. 2013-12-10
    status Active
40. 2013-12-10
    soldstatus $53,500 Closed
41. 2013-09-26
    historical
42. 2013-09-14
    price $59,000
43. 2013-03-19
    price $69,500

ⓘ 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 ≥107°F today · 18 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: $18,433
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,475
• − Management: −$1,475
• − HOA: −$2,148
• − Depreciation: −$4,361
• Taxable loss: −$2,420
• Est. tax savings @ 24.0%: +$581
• After-tax cash flow: $564/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

+130.1% since first listed

25 events — show timeline

• 2026-03-27 Price Changed $159,900 CANOPYMLS as Distributed by MLS Grid
• 2026-03-08 Price Changed $166,000 CANOPYMLS as Distributed by MLS Grid
• 2025-08-18 Price Changed $169,000 CANOPYMLS as Distributed by MLS Grid
• 2025-07-23 Listed $179,000 CANOPYMLS as Distributed by MLS Grid
• 2025-01-21 Sold (MLS) $162,000 CANOPYMLS as Distributed by MLS Grid
• 2025-01-21 Sold (MLS) $162,000 Triad MLS
• 2024-12-14 Pending — Triad MLS
• 2024-11-30 Pending — CANOPYMLS as Distributed by MLS Grid
• 2024-11-30 Contingent — Triad MLS
• 2024-07-23 Listed $166,000 CANOPYMLS as Distributed by MLS Grid
• 2024-07-16 Listed $166,000 Triad MLS
• 2022-06-29 Sold (MLS) $104,000 CANOPYMLS as Distributed by MLS Grid
• 2022-06-29 Sold (MLS) $104,000 Triad MLS
• 2022-06-17 Pending — Triad MLS
• 2022-06-02 Contingent — Triad MLS
• 2022-06-02 Pending — CANOPYMLS as Distributed by MLS Grid
• 2022-06-01 Price Changed $104,000 Triad MLS
• 2022-06-01 Price Changed $104,000 CANOPYMLS as Distributed by MLS Grid
• 2022-05-13 Listed $109,000 CANOPYMLS as Distributed by MLS Grid
• 2022-05-11 Listed $109,000 Triad MLS
• 2013-12-10 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2013-12-10 Sold (MLS) $53,500 CANOPYMLS as Distributed by MLS Grid
• 2013-09-26 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2013-09-14 Price Changed $59,000 CANOPYMLS as Distributed by MLS Grid
• 2013-03-19 Price Changed $69,500 CANOPYMLS as Distributed by MLS Grid