890 Snohan Rd · Ayden, NC 28513

$98,900

3 bd · 2.0 ba · 1,893 sqft · Manufactured public records · 9 Days on market

Built 1995 3.34 ac lot Est $104k · 5% under

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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
• DSCR +10.0/10.0
• ARV discount +9.8/15.0
• 1% rule +9.7/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

-HUD Property Condition IE$1980,Case #381-592493, Prop for sale AS-IS,w/o warranties, repairs.Not responsible for latent/structural defects/code violations, or LBP, radon, mold notice. Electronic bid via internet only. Acreage approx. Use HUD key to show.

Key facts

• 3.34 acre lot
• Built 1995
• Listed 8 days

Property features AI

Finance

• Other: Directions: From the Town of Ayden, travel South on NC Highway 11 By-Pass, head East on Old Snow Road towards Route 903. Turn left onto West Hanrahan Road. Then turn right onto Snohan Road. Property is the 10th house on the right.
• HOA & community: No HOA

Exterior

• Parking: Driveway parking; 2 open parking spaces
• Utilities: City water; Septic installed; No utilities specified
• Home design: Manufactured doublewide single-family residence; One level (single story); Zoned RA
• Construction: Manufactured construction; Aluminum exterior; Pillar/post/pier foundation; Built as a manufactured home
• Exterior features: Lot is 3.34 acres; Lot dimensions: 235*544*95*67*85*124*100*218*323; Dirt road access; Publicly maintained road

Interior

• Kitchen: Appliances listed as other (see remarks)
• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: No heating specified; Cooling: other (see remarks)
• Interior features: 9 total rooms; Fireplace; Appliances: Other (see remarks)
• Laundry & utility: Laundry features: other (see remarks)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 12.3% vs local median 2.8% in Ayden — 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 76/100 on livability (#41 in NC, #3,656 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities D+, employment D, schools F.
• Pitt County Schools (rural): math 41% / reading 44% proficiency, ranked #100 of 178 in NC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 156 active listings in the ZIP; 1,300 units permitted in Pitt County in 2024 (204 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Pitt County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $32k; list at $99k implies a 206% 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 $98,900

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. 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.
4. 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.
5. 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: 1.47% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.37%
• DSCR: 1.95
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $104,115
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
773 Old Snow Hill Rd	0.73mi	4/3.0 (+1)	1,944 (+3%)	17mo	$107,000	$55	38

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: 13.9%
• Equity multiple: 1.56×
• Total profit: $15,388
• Equity at exit: $14,746

10-year hold

• IRR: 22.7%
• Equity multiple: 2.95×
• Total profit: $53,864
• Equity at exit: $8,551

Cash invested: $27,692 (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 28513

• Home prices YoY: -8.8%
• Active inventory: 156
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,455 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$96 /mo · $1,154/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $493

Break-even live

Break-even rent $830

Max offer price $98,900

Occupancy floor 61%

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: $24,725
• Closing costs: $2,967
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-19
   pricedays on market $98,900 Active 9 DOM
2. 2026-06-18
   days on market $99,900 Active 8 DOM
3. 2026-06-17
   days on market $99,900 Active 7 DOM
4. 2026-06-16
   days on market $99,900 Active 6 DOM
5. 2026-06-15
   days on market $99,900 Active 5 DOM
6. 2026-06-13
   pricestatus $99,900 Active 2 DOM
7. 2026-06-10
   days on market $118,900 Coming Soon 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $118,900 Coming Soon 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: $1,154 · $96/mo
• Projected year-2 tax: $1,154 · $96/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,456
• − Mortgage interest: −$5,540
• − Property taxes: −$1,154
• − Insurance: −$494
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$2,877
• Taxable income: $4,597
• Est. tax owed @ 24.0%: −$1,103
• After-tax cash flow: $4,814/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: Pitt County Schools
• NCES district ID: 3700012
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $40,631
• Composite: 35.67/100
• National rank: #4877
• State rank: #100 of 178 in NC

Livability — Ayden

• Score: 76/100
• State rank: #41
• US rank: #3656

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,754

Population outlook (Pitt County) Hauer SSP2

• Today (2025): 194,585 people
• By 2030: 203,756 · +4.7%
• By 2040: 220,807 · +13.5%
• By 2050: 236,614 · +21.6%
• By 2075: 275,940 · +41.8%
• By 2100: 300,058 · +54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 57% Black 29% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 10% Puerto Rican 2% Cuban 1%
• Common ancestry: Serbian 3% Italian 1% Iranian 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 10%

Political lean MEDSL · Pitt

• 2024 margin: Lean D (+6.0) · D 52.5% · R 46.5% · Other 1.1%
• 2008→2024 swing: -2.8pp toward R · 2008: 8.8pp · 2024: 6.0pp
• All cycles: 2024: D+6.0 2020: D+9.4 2016: D+7.4 2012: D+6.7 2008: D+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -18.36%
• Current HPI: 190.2552
• 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

+98.2% since first listed

3 events — show timeline

• 2026-06-08 Coming Soon $118,900 CANOPYMLS as Distributed by MLS Grid
• 2009-06-03 Sold (MLS) $32,326 Hive MLS
• 2009-01-09 Listed $60,000 Hive MLS

Property tax history

+9.9%/yr

Latest (2025): $1,154 · +1.1% YoY. Source: county tax records.