2929 W Timberlake Blvd · Parmele, NC 27871

$145,000

2 bd · 2.0 ba · 988 sqft · Manufactured public records · 4 Days on market

Built 1995 0.74 ac lot

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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).

• Cash flow +17.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• Appreciation +5.0/10.0
• 1% rule +3.8/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Adorable 2 bedroom 2 bath on 2 lots. Tenant occupied, schedule your appointment today! Buyer's agent to verify schools. Detached storage can be purchased for $2,000.

Key facts

• Replaced windows
• New flooring
• Spacious lot

Tags

• NEW ROOF
• NEW FLOORING
• UPDATED KITCHEN
• REPLACED WINDOWS
• SPACIOUS LOT

Property features AI

Finance

• Other: Zoned R; Lot is approximately 0.74 acres with irregular dimensions; Road frontage on city street and state road; frontage details noted in remarks
• HOA & community: No association amenities

Exterior

• Parking: On-site parking; Detached storage parking/structure
• Utilities: Water available; Septic tank sewer
• Home design: Manufactured home (residential); Single-story, one level; Entry on level 1; Facing information not provided
• Construction: Vinyl siding and frame construction; Shingle roof; Combination and block foundation; Built as a manufactured home
• Exterior features: Storm door(s); Storage structure on property; No patio or porch; No fencing; Has a view

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Wall furnace heating; Electric heating; Forced air heating
• Interior features: Total of 5 rooms; Crawl space and partial foundation (no finished basement)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/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 $128k (11.9% below list).
• Recommended offer: $128k (11.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 53/100 on livability (#672 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: crime F, amenities F, commute F.
• Martin County Schools (rural): math 24% / reading 34% proficiency, ranked #150 of 178 in NC (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Riverside Middle (math 18% / reading 33%, grade F, #388 of 475 statewide, top 83%, 364 students, 99% FRL); Riverside High (math 22% / reading 37%, grade F, #459 of 535 statewide, top 87%, 447 students, 99% FRL) — zoned schools average 99% FRL vs 62% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 21 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• Martin County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y ago 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 $55k; list at $145k implies a 164% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,703 (11.9% below list)

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. 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?
4. 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?
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: 0.88% ✗
• Cap rate: 7.20%
• Cash-on-cash: 3.24%
• DSCR: 1.14
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $56,316
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2929 Timberlake Blvd	0.00mi	2/2.0	988 (0%)	21mo	$56,000	$57	82

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: 10.5%
• Equity multiple: 1.60×
• Total profit: $24,406
• Equity at exit: $65,198

10-year hold

• IRR: 12.8%
• Equity multiple: 2.90×
• Total profit: $77,059
• Equity at exit: $100,478

Cash invested: $40,600 (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 27871

• Active inventory: 21
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,277 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$78 /mo · $941/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $110

Break-even live

Break-even rent $1,138

Max offer price $145,000

Occupancy floor 86%

Sensitivity live

Price	-10% $192	-5% $151	+0% $110	+5% $69	+10% $28
Rent	-10% $9	-5% $59	+0% $110	+5% $160	+10% $211
Rate	-1.0pp $183	-0.5pp $147	base $110	+0.5pp $72	+1.0pp $34

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $145,000 Active 4 DOM
2. 2026-06-18
   days on market $145,000 Active 3 DOM
3. 2026-06-17
   days on market $145,000 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $145,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NC · Resets to sale price

• Current annual tax: $941 · $78/mo
• Projected year-2 tax: $1,189 · $99/mo
• Expected delta: +$248/yr (+$21/mo · 26.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,324
• − Mortgage interest: −$8,122
• − Property taxes: −$941
• − Insurance: −$725
• − Repairs & maintenance: −$1,226
• − Management: −$1,226
• − Depreciation: −$4,218
• Taxable loss: −$1,134
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $1,588/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: Martin County Schools
• NCES district ID: 3702880
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 34% ▲ 1.00%
• Median HH income: $35,403
• Composite: 23.94/100
• National rank: #7781
• State rank: #150 of 178 in NC

Livability — Parmele

• Score: 53/100
• State rank: #672
• US rank: #24300

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Parmele, NC
• City population: 134
• Population (ZIP): 3,559

Population outlook (Martin County) Hauer SSP2

• Today (2025): 21,018 people
• By 2030: 19,693 · -6.3%
• By 2040: 16,793 · -20.1%
• By 2050: 14,171 · -32.6%
• By 2075: 9,804 · -53.4%
• By 2100: 6,894 · -67.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 45% White 45% Two or more races 10% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 3% Lithuanian 1% Italian 1%
• Foreign-born: 1%

Political lean MEDSL · Martin

• 2024 margin: R (+10.3) · D 44.6% · R 54.9%
• 2008→2024 swing: -15.0pp toward R · 2008: 4.6pp · 2024: -10.3pp
• All cycles: 2024: R+10.3 2020: R+5.0 2016: R+0.5 2012: D+4.4 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+107.1% since first listed

10 events — show timeline

• 2026-06-15 Listed $145,000 Hive MLS
• 2025-10-29 Sold (Public Records) $55,000 Public Records
• 2024-09-16 Sold (Public Records) $56,000 Public Records
• 2024-09-16 Sold (MLS) $56,000 Hive MLS
• 2024-08-26 Pending — Hive MLS
• 2024-07-23 Price Changed $60,000 Hive MLS
• 2024-06-28 Listed $65,000 Hive MLS
• 2024-05-01 Listing Removed — Hive MLS
• 2024-04-01 Price Changed $65,000 Hive MLS
• 2023-10-16 Listed $70,000 Hive MLS

Property tax history

+27.7%/yr

Latest (2025): $941 · +39.0% YoY. Source: county tax records.