107 Lanyard Trl · Mount Gilead, NC 27306

$135,000

1 bd · 1.0 ba · 480 sqft · Other · 252 Days on market

Built 2019 3,920 sqft lot $46/mo HOA · 4% of rent

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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 +19.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Appreciation +4.5/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

New Listing 1 BR, with loft with 2 twin beds, Livingroom and kitchen combo with dinette table, washer & dryer hookup in laundry closet in master bedroom. Large center island in kitchen with sink lots of storage.

Key facts

• Large center island
• Lots of storage
• Washer dryer hookup

Tags

• WASHER DRYER HOOKUP
• LARGE CENTER ISLAND
• LOTS OF STORAGE

Property features AI

Finance

• Other: Zoning specification: RV; Lot dimensions approximately 30 x 69 x 56 x 99
• HOA & community: HOA required (Twin Harbor Assoc.); Annual association fee of $550; Community features include gated access, lake access, outdoor pool, picnic area, playground, recreation area, street lights and tennis courts

Exterior

• Parking: Driveway
• Security: Security service
• Utilities: County water; County sewer; Electricity connected; Propane water heater
• Home design: Manufactured single-family residence; One story
• Construction: Rubber roof; Construction materials: Other (see remarks); Foundation: Other (see remarks); Built as manufactured construction
• Exterior features: Cleared, level lot; Beach access (public); Community boat ramp and boat slip; Community pier; Gravel and paved road access; Private maintained road

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Exhaust hood
• Bedrooms: 1 bedroom on the main level
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric heating; Window unit(s) for cooling
• Interior features: 4 total rooms; Electric fireplace in the living room; Exhaust hood; Propane water heater
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/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 $126k (6.9% below list).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 74/100 on livability (#58 in NC, #4,548 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools F, amenities F, commute 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.
• Market conditions: 113 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 (-0.9%/yr); year-one equity from $933 of loan paydown is wiped out by about $1k 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 252 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 252 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.75%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-301
• Equity at exit: $32,989

10-year hold

• IRR: 6.4%
• Equity multiple: 1.61×
• Total profit: $23,239
• Equity at exit: $34,983

Cash invested: $37,800 (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 27306

• Home prices YoY: -0.3%
• Active inventory: 113
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,256 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$33 /mo · $392/yr
• Insurance: −$56
• HOA: −$46
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $150

Break-even live

Break-even rent $1,067

Max offer price $135,000

Occupancy floor 83%

Sensitivity live

Price	-10% $226	-5% $188	+0% $150	+5% $111	+10% $73
Rent	-10% $50	-5% $100	+0% $150	+5% $199	+10% $249
Rate	-1.0pp $218	-0.5pp $184	base $150	+0.5pp $115	+1.0pp $79

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 12 events

1. 2026-06-13
   days on market $135,000 Active 252 DOM
2. 2026-06-10
   days on market $135,000 Active 250 DOM
3. 2026-06-09
   days on market $135,000 Active 249 DOM
4. 2026-06-08
   days on market $135,000 Active 248 DOM
5. 2026-06-07
   days on market $135,000 Active 247 DOM
6. 2026-06-05
   days on market $135,000 Active 244 DOM
7. 2026-06-03
   days on market $135,000 Active 243 DOM
8. 2026-06-02
   days on market $135,000 Active 242 DOM
9. 2026-06-01
   days on market $135,000 Active 241 DOM
10. 2026-05-31
    days on market $135,000 Active 240 DOM
11. 2026-05-31
    days on market $135,000 Active 239 DOM
12. 2025-10-03
    listed $135,000 Active

ⓘ 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: $392 · $33/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: +$715/yr (+$60/mo · 182.1%)

ⓘ 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 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $15,075
• − Mortgage interest: −$7,562
• − Property taxes: −$392
• − Insurance: −$675
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − HOA: −$552
• − Depreciation: −$3,927
• Taxable loss: −$446
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $1,901/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 — Mount Gilead

• Score: 74/100
• State rank: #58
• US rank: #4548

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,457

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: Majority White (64%)
• Race & ethnicity: White 64% Black 26% Asian 6% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 6% · China, Canada, Philippines
• Languages at home: 92% English-only · Other Asian/Pacific 5% Spanish 2% Chinese 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: ▼ -0.94%
• Current HPI: 334.2599
• 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 event — show timeline

• 2025-10-03 Listed $135,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

-4.3%/yr

Latest (2025): $392 · -4.1% YoY. Source: county tax records.