101 Serenity Ln · Maggie Valley, NC 28721

$110,000

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 43 Days on market

Built 1988 1.58 ac lot

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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 +4.5/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special or Mountain Getaway Opportunity on 1.58 Acres! Tucked away in the mountains of Clyde, this 3-bedroom, 2-bath doublewide sits on 1.58 private acres and offers a great opportunity for the right buyer to bring it back to life. The home is being sold as-is and is priced accordingly—ideal for investors, flippers, or buyers looking to build equity with some updates and improvements. With nearly 900 square feet of living space, the layout is functional and the setting is peaceful, with plenty of room to enjoy the outdoors. The property is serviced by a shared spring water system and has an existing septic (buyer to verify all systems during due diligence). Whether you're looking for a renovation project, rental potential, or a quiet mountain escape, this property has solid upside at an approachable price point. Conveniently located just a short drive to Waynesville and Asheville, with easy access to hiking, nature, and all that Western North Carolina has to offer. Bring your vision and make it your own!

Key facts

• Private acres
• 1.58 acres
• Existing septic

Tags

• 1.58 ACRES
• PRIVATE ACRES
• SHARED SPRING WATER SYSTEM
• EXISTING SEPTIC
• SHORT DRIVE TO WAYNESVILLE
• SHORT DRIVE TO ASHEVILLE

Property features AI

Finance

• Other: Subdivision restrictions apply
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Community well; Septic system installed; Electricity connected; Satellite internet available
• Home design: Manufactured doublewide single-family residence; One story; Crawl space foundation; Property listed as completed
• Construction: Manufactured construction; Wood construction materials
• Exterior features: Wrap-around deck; Shed(s); Sloped, wooded lot with views; Dirt and gravel road access; Road maintenance agreement in place

Interior

• Kitchen: Electric cooktop; Oven; Microwave; Trash compactor; Electric water heater
• Bedrooms: 3 bedrooms on the main level (each with ceiling fan)
• Flooring: Carpet; Linoleum
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Forced-air heating; Ceiling fans for cooling
• Interior features: Open floorplan; Breakfast bar; Vaulted ceiling in living area; Ceiling fans in multiple rooms; 8 total rooms
• Laundry & utility: Dedicated laundry room; Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $788 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 2.3% in Maggie Valley — 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 51/100 on livability (#701 in NC) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A; Watch: crime F, amenities F, commute F.
• Haywood County Schools (suburban): math 55% / reading 53% proficiency, ranked #50 of 178 in NC (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Riverbend Elementary (math 77% / reading 77%, grade A, #38 of 1,410 statewide, top 3%, 183 students, 52% FRL); Tuscola High (math 57% / reading 60%, grade C, #235 of 535 statewide, top 45%, 917 students, 49% FRL) — zoned schools at 51% FRL track the district average.
• Zoned-school proficiency averages 68% at this address vs 54% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Haywood County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 160 active listings in the ZIP; 537 units permitted in Haywood County in 2024 (150 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $84k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 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?
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: 1.68% ✓
• Cap rate: 14.89%
• Cash-on-cash: 30.70%
• DSCR: 2.37
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 25.4%
• Equity multiple: 2.05×
• Total profit: $32,344
• Equity at exit: $16,401

10-year hold

• IRR: 33.1%
• Equity multiple: 4.01×
• Total profit: $92,695
• Equity at exit: $9,511

Cash invested: $30,800 (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 28721

• Home prices YoY: -20.8%
• Active inventory: 160
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,851 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$51 /mo · $617/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $788

Break-even live

Break-even rent $853

Max offer price $110,000

Occupancy floor 52%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $110,000 Active 43 DOM
2. 2026-06-17
   days on market $110,000 Active 42 DOM
3. 2026-06-16
   days on market $110,000 Active 41 DOM
4. 2026-06-15
   days on market $110,000 Active 40 DOM
5. 2026-06-14
   days on market $110,000 Active 38 DOM
6. 2026-06-13
   days on market $110,000 Active 37 DOM
7. 2026-06-10
   days on market $110,000 Active 35 DOM
8. 2026-06-09
   days on market $110,000 Active 34 DOM
9. 2026-06-08
   days on market $110,000 Active 33 DOM
10. 2026-06-07
    days on market $110,000 Active 32 DOM
11. 2026-06-03
    days on market $110,000 Active 28 DOM
12. 2026-06-02
    days on market $110,000 Active 27 DOM
13. 2026-06-01
    days on market $110,000 Active 26 DOM
14. 2026-05-31
    days on market $110,000 Active 25 DOM
15. 2026-05-30
    days on market $110,000 Active 24 DOM
16. 2026-05-06
    listed $110,000 Active 1034-char remark

    Show marketing remark (1034 chars)

    Investor Special or Mountain Getaway Opportunity on 1.58 Acres! Tucked away in the mountains of Clyde, this 3-bedroom, 2-bath doublewide sits on 1.58 private acres and offers a great opportunity for the right buyer to bring it back to life. The home is being sold as-is and is priced accordingly—ideal for investors, flippers, or buyers looking to build equity with some updates and improvements. With nearly 900 square feet of living space, the layout is functional and the setting is peaceful, with plenty of room to enjoy the outdoors. The property is serviced by a shared spring water system and has an existing septic (buyer to verify all systems during due diligence). Whether you're looking for a renovation project, rental potential, or a quiet mountain escape, this property has solid upside at an approachable price point. Conveniently located just a short drive to Waynesville and Asheville, with easy access to hiking, nature, and all that Western North Carolina has to offer. Bring your vision and make it your own!

17. 2026-05-06
    listed $110,000 Active

    Show marketing remark (1034 chars)

    Investor Special or Mountain Getaway Opportunity on 1.58 Acres! Tucked away in the mountains of Clyde, this 3-bedroom, 2-bath doublewide sits on 1.58 private acres and offers a great opportunity for the right buyer to bring it back to life. The home is being sold as-is and is priced accordingly—ideal for investors, flippers, or buyers looking to build equity with some updates and improvements. With nearly 900 square feet of living space, the layout is functional and the setting is peaceful, with plenty of room to enjoy the outdoors. The property is serviced by a shared spring water system and has an existing septic (buyer to verify all systems during due diligence). Whether you're looking for a renovation project, rental potential, or a quiet mountain escape, this property has solid upside at an approachable price point. Conveniently located just a short drive to Waynesville and Asheville, with easy access to hiking, nature, and all that Western North Carolina has to offer. Bring your vision and make it your own!

18. 2025-12-29
    historical Active Under Contract
19. 2025-12-09
    price $150,000
20. 2025-11-13
    price $160,000
21. 2025-11-06
    price $175,000
22. 2025-10-07
    price $185,000
23. 2025-09-26
    listed $189,000 Active
24. 2007-04-12
    soldstatus $83,500
25. 1987-12-01
    soldstatus $12,500

ⓘ 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: $617 · $51/mo
• Projected year-2 tax: $902 · $75/mo
• Expected delta: +$285/yr (+$24/mo · 46.3%)

ⓘ 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 2/10 Low 7 d/yr ≥88°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,210
• − Mortgage interest: −$6,162
• − Property taxes: −$617
• − Insurance: −$550
• − Repairs & maintenance: −$1,777
• − Management: −$1,777
• − Depreciation: −$3,200
• Taxable income: $8,128
• Est. tax owed @ 24.0%: −$1,951
• After-tax cash flow: $7,506/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: Haywood County Schools
• NCES district ID: 3702040
• Math proficiency: 55% ▲ 7.00%
• Reading proficiency: 53% ▲ 2.00%
• Median HH income: $42,715
• Composite: 45.42/100
• National rank: #2623
• State rank: #50 of 178 in NC

Livability — Maggie Valley

• Score: 51/100
• State rank: #701
• US rank: #25374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,561

Population outlook (Haywood County) Hauer SSP2

• Today (2025): 61,607 people
• By 2030: 62,137 · +0.9%
• By 2040: 62,418 · +1.3%
• By 2050: 61,578 · +-0.0%
• By 2075: 59,137 · -4.0%
• By 2100: 53,470 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Serbian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Haywood

• 2024 margin: Strong R (+25.1) · D 36.9% · R 62.0% · Other 1.1%
• 2008→2024 swing: -17.4pp toward R · 2008: -7.8pp · 2024: -25.1pp
• All cycles: 2024: R+25.1 2020: R+26.5 2016: R+28.0 2012: R+13.8 2008: R+7.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.90%
• Current HPI: 201.525
• 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

+780.0% since first listed

10 events — show timeline

• 2026-05-06 Listed $110,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-06 Listed $110,000 CSAOR
• 2025-12-29 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-12-09 Price Changed $150,000 CANOPYMLS as Distributed by MLS Grid
• 2025-11-13 Price Changed $160,000 CANOPYMLS as Distributed by MLS Grid
• 2025-11-06 Price Changed $175,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-07 Price Changed $185,000 CANOPYMLS as Distributed by MLS Grid
• 2025-09-26 Listed $189,000 CANOPYMLS as Distributed by MLS Grid
• 2007-04-12 Sold (Public Records) $83,500 Public Records
• 1987-12-01 Sold (Public Records) $12,500 Public Records

Property tax history

+2.9%/yr

Latest (2025): $617 · +0.0% YoY. Source: county tax records.