3632 Nc 242 · Roseboro, NC 28382

$186,500

3 bd · 2.0 ba · 1,388 sqft · SingleFamily · 224 Days on market

Built 1982 1.61 ac lot ↓ 2% since listing

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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 +19.9/30.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• 1% rule +5.3/10.0
• Schools +3.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Freshly updated and truly move-in ready—now with a $5,000 buyer credit! Set on over 1.5 acres, this beautifully renovated 3-bedroom, 2-bath manufactured home offers modern comfort with room to breathe. Recent updates showcase stylish finishes and thoughtful improvements throughout, making everyday living easy and inviting. A detached garage and carport provide excellent flexibility for parking, storage, or hobbies. Tucked into a peaceful country setting just minutes from Roseboro, you’ll enjoy the best of privacy and convenience. $5,000 seller credit available to use toward closing costs, rate buy-down, or other buyer needs, plus a one-year home warranty for added peace of mind.

Key facts

• Carport
• Detached garage
• 1.61 acre lot

Tags

• DETACHED GARAGE
• CARPORT
• ONE-YEAR HOME WARRANTY

Property features AI

Exterior

• Parking: Detached garage (1 car); Detached carport (1 car); Unpaved parking; Total of 1 parking space listed
• Utilities: Well water; Septic tank; Underground utilities
• Home design: Manufactured home; Single-story
• Construction: Vinyl siding; Frame construction; Composition roof; Built on crawl space
• Exterior features: Covered patio/porch; Deck; Front porch; Chain link fencing; Has a view

Interior

• Kitchen: Kitchen island
• Bedrooms: 6 total rooms (bedrooms and living spaces included)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Cooling via heat pump
• Interior features: Kitchen island; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $186k.

Deal economics

• At list price, monthly cash flow is $224 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $186k).
• Recommended offer: $164k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#445 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: amenities F, commute F, employment F.
• Cumberland County Schools (urban): math 32% / reading 41% proficiency, ranked #126 of 178 in NC (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Beaver Dam Elementary (math 70% / reading 70%, grade A-, #95 of 1,410 statewide, top 7%, 86 students, 96% FRL); Mac Williams Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 1,151 students, 58% FRL); Cape Fear High (math 75% / reading 47%, grade C+, #202 of 535 statewide, top 39%, 1,529 students, 50% FRL).
• Zoned-school proficiency averages 58% at this address vs 36% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 42 active listings in the ZIP; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $15k appreciation (8.3% local appreciation)).
• At projected returns (8.3% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 4 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: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $164,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.03% ✓
• Cap rate: 7.73%
• Cash-on-cash: 5.14%
• DSCR: 1.23
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.81×
• Total profit: $94,327
• Equity at exit: $145,124

10-year hold

• IRR: 22.1%
• Equity multiple: 6.04×
• Total profit: $263,332
• Equity at exit: $291,407

Cash invested: $52,220 (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 28382

• Home prices YoY: 3.0%
• Active inventory: 42
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,915 medium
• Mortgage (P&I): −$978
• Tax est. 1.5%: −$233 /mo · $2,798/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $224

Break-even live

Break-even rent $1,631

Max offer price $186,500

Occupancy floor 83%

Sensitivity live

Price	-10% $352	-5% $288	+0% $224	+5% $159	+10% $95
Rent	-10% $72	-5% $148	+0% $224	+5% $299	+10% $375
Rate	-1.0pp $318	-0.5pp $271	base $224	+0.5pp $175	+1.0pp $126

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: $46,625
• Closing costs: $5,595
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-10
   days on market $186,500 Active 224 DOM
2. 2026-06-09
   days on market $186,500 Active 223 DOM
3. 2026-06-08
   days on market $186,500 Active 222 DOM
4. 2026-06-07
   days on market $186,500 Active 221 DOM
5. 2026-06-03
   days on market $186,500 Active 217 DOM
6. 2026-06-02
   days on market $186,500 Active 216 DOM
7. 2026-06-01
   days on market $186,500 Active 215 DOM
8. 2026-05-31
   days on market $186,500 Active 214 DOM
9. 2026-05-30
   days on market $186,500 Active 213 DOM
10. 2026-04-10
    price $186,500

    Show marketing remark (700 chars)

    Freshly updated and truly move-in ready—now with a $5,000 buyer credit! Set on over 1.5 acres, this beautifully renovated 3-bedroom, 2-bath manufactured home offers modern comfort with room to breathe. Recent updates showcase stylish finishes and thoughtful improvements throughout, making everyday living easy and inviting. A detached garage and carport provide excellent flexibility for parking, storage, or hobbies. Tucked into a peaceful country setting just minutes from Roseboro, you’ll enjoy the best of privacy and convenience. $5,000 seller credit available to use toward closing costs, rate buy-down, or other buyer needs, plus a one-year home warranty for added peace of mind.

11. 2026-04-10
    price $186,500 700-char remark

    Show marketing remark (700 chars)

    Freshly updated and truly move-in ready—now with a $5,000 buyer credit! Set on over 1.5 acres, this beautifully renovated 3-bedroom, 2-bath manufactured home offers modern comfort with room to breathe. Recent updates showcase stylish finishes and thoughtful improvements throughout, making everyday living easy and inviting. A detached garage and carport provide excellent flexibility for parking, storage, or hobbies. Tucked into a peaceful country setting just minutes from Roseboro, you’ll enjoy the best of privacy and convenience. $5,000 seller credit available to use toward closing costs, rate buy-down, or other buyer needs, plus a one-year home warranty for added peace of mind.

12. 2026-03-06
    status Active
13. 2026-02-27
    status Active 700-char remark

    Show marketing remark (700 chars)

    Freshly updated and truly move-in ready—now with a $5,000 buyer credit! Set on over 1.5 acres, this beautifully renovated 3-bedroom, 2-bath manufactured home offers modern comfort with room to breathe. Recent updates showcase stylish finishes and thoughtful improvements throughout, making everyday living easy and inviting. A detached garage and carport provide excellent flexibility for parking, storage, or hobbies. Tucked into a peaceful country setting just minutes from Roseboro, you’ll enjoy the best of privacy and convenience. $5,000 seller credit available to use toward closing costs, rate buy-down, or other buyer needs, plus a one-year home warranty for added peace of mind.

14. 2026-02-14
    status Pending

    Show marketing remark (700 chars)

    Freshly updated and truly move-in ready—now with a $5,000 buyer credit! Set on over 1.5 acres, this beautifully renovated 3-bedroom, 2-bath manufactured home offers modern comfort with room to breathe. Recent updates showcase stylish finishes and thoughtful improvements throughout, making everyday living easy and inviting. A detached garage and carport provide excellent flexibility for parking, storage, or hobbies. Tucked into a peaceful country setting just minutes from Roseboro, you’ll enjoy the best of privacy and convenience. $5,000 seller credit available to use toward closing costs, rate buy-down, or other buyer needs, plus a one-year home warranty for added peace of mind.

15. 2026-02-14
    status Pending 700-char remark

    Show marketing remark (700 chars)

    Freshly updated and truly move-in ready—now with a $5,000 buyer credit! Set on over 1.5 acres, this beautifully renovated 3-bedroom, 2-bath manufactured home offers modern comfort with room to breathe. Recent updates showcase stylish finishes and thoughtful improvements throughout, making everyday living easy and inviting. A detached garage and carport provide excellent flexibility for parking, storage, or hobbies. Tucked into a peaceful country setting just minutes from Roseboro, you’ll enjoy the best of privacy and convenience. $5,000 seller credit available to use toward closing costs, rate buy-down, or other buyer needs, plus a one-year home warranty for added peace of mind.

16. 2026-01-15
    price $187,500 700-char remark

    Show marketing remark (700 chars)

    Freshly updated and truly move-in ready—now with a $5,000 buyer credit! Set on over 1.5 acres, this beautifully renovated 3-bedroom, 2-bath manufactured home offers modern comfort with room to breathe. Recent updates showcase stylish finishes and thoughtful improvements throughout, making everyday living easy and inviting. A detached garage and carport provide excellent flexibility for parking, storage, or hobbies. Tucked into a peaceful country setting just minutes from Roseboro, you’ll enjoy the best of privacy and convenience. $5,000 seller credit available to use toward closing costs, rate buy-down, or other buyer needs, plus a one-year home warranty for added peace of mind.

17. 2026-01-10
    price $187,500
18. 2025-12-10
    price $188,500
19. 2025-11-28
    price $188,500 700-char remark

    Show marketing remark (700 chars)

    Freshly updated and truly move-in ready—now with a $5,000 buyer credit! Set on over 1.5 acres, this beautifully renovated 3-bedroom, 2-bath manufactured home offers modern comfort with room to breathe. Recent updates showcase stylish finishes and thoughtful improvements throughout, making everyday living easy and inviting. A detached garage and carport provide excellent flexibility for parking, storage, or hobbies. Tucked into a peaceful country setting just minutes from Roseboro, you’ll enjoy the best of privacy and convenience. $5,000 seller credit available to use toward closing costs, rate buy-down, or other buyer needs, plus a one-year home warranty for added peace of mind.

20. 2025-10-09
    listed $189,500 Active 700-char remark

    Show marketing remark (700 chars)

    Freshly updated and truly move-in ready—now with a $5,000 buyer credit! Set on over 1.5 acres, this beautifully renovated 3-bedroom, 2-bath manufactured home offers modern comfort with room to breathe. Recent updates showcase stylish finishes and thoughtful improvements throughout, making everyday living easy and inviting. A detached garage and carport provide excellent flexibility for parking, storage, or hobbies. Tucked into a peaceful country setting just minutes from Roseboro, you’ll enjoy the best of privacy and convenience. $5,000 seller credit available to use toward closing costs, rate buy-down, or other buyer needs, plus a one-year home warranty for added peace of mind.

21. 2025-10-09
    listed $189,500 Active

    Show marketing remark (700 chars)

    Freshly updated and truly move-in ready—now with a $5,000 buyer credit! Set on over 1.5 acres, this beautifully renovated 3-bedroom, 2-bath manufactured home offers modern comfort with room to breathe. Recent updates showcase stylish finishes and thoughtful improvements throughout, making everyday living easy and inviting. A detached garage and carport provide excellent flexibility for parking, storage, or hobbies. Tucked into a peaceful country setting just minutes from Roseboro, you’ll enjoy the best of privacy and convenience. $5,000 seller credit available to use toward closing costs, rate buy-down, or other buyer needs, plus a one-year home warranty for added peace of mind.

ⓘ 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 7/10 Severe 7 d/yr ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,974
• − Mortgage interest: −$10,447
• − Property taxes: −$2,798
• − Insurance: −$932
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$5,425
• Taxable loss: −$304
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $2,756/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: Cumberland County Schools
• NCES district ID: 3700011
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $44,168
• Composite: 31.0/100
• National rank: #6096
• State rank: #126 of 178 in NC

Livability — Roseboro

• Score: 62/100
• State rank: #445
• US rank: #16397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,659

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 330,855 people
• By 2030: 333,523 · +0.8%
• By 2040: 335,583 · +1.4%
• By 2050: 335,325 · +1.4%
• By 2075: 342,853 · +3.6%
• By 2100: 340,698 · +3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Black 22% Hispanic / Latino 14% Two or more races 11%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 2% Romanian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 12% Other Asian/Pacific 1%

Political lean MEDSL · Cumberland

• 2024 margin: D (+13.4) · D 56.1% · R 42.7% · Other 1.2%
• 2008→2024 swing: -4.3pp toward R · 2008: 17.7pp · 2024: 13.4pp
• All cycles: 2024: D+13.4 2020: D+16.6 2016: D+16.0 2012: D+19.7 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.27%
• Current HPI: 288.151
• 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

-1.6% since first listed

12 events — show timeline

• 2026-04-10 Price Changed $186,500 Hive MLS
• 2026-04-10 Price Changed $186,500 LPRMLS
• 2026-03-06 Relisted — Hive MLS
• 2026-02-27 Relisted — LPRMLS
• 2026-02-14 Pending — Hive MLS
• 2026-02-14 Pending — LPRMLS
• 2026-01-15 Price Changed $187,500 LPRMLS
• 2026-01-10 Price Changed $187,500 Hive MLS
• 2025-12-10 Price Changed $188,500 Hive MLS
• 2025-11-28 Price Changed $188,500 LPRMLS
• 2025-10-09 Listed $189,500 LPRMLS
• 2025-10-09 Listed $189,500 Hive MLS