1940 Turkey Ford Rd · White Plains, NC 27030

$159,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 15 Days on market

Built 2000 1.08 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 +18.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• Schools +4.3/10.0
• 1% rule +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Special! Opportunity awaits on 1.08 acres in the Turkey Ford Road area of Mount Airy. This manufactured home will require repairs and renovations. Ideal for investors, flippers, landlords, or buyers seeking a project with upside potential. Property is being sold strictly AS-IS, and seller will make no repairs. Spacious lot offers room to improve, expand outdoor living areas, or explore future possibilities. Enjoy a peaceful rural setting with convenient access to Mount Airy, shopping, dining, and major highways. Cash, Conventional, or renovation financing likely required. Bring your vision and transform this property into something special!

Key facts

• 1.08 acres
• Manufactured home
• Convenient access

Tags

• 1.08 ACRES
• TURKEY FORD ROAD AREA
• MANUFACTURED HOME
• SPACIOUS LOT
• RURAL SETTING
• CONVENIENT ACCESS

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway parking
• Utilities: Septic tank sewer; Electric water heater
• Home design: Manufactured double-wide home; One level; Built in 2000; Existing structure
• Construction: Vinyl siding
• Exterior features: Sits on a 1.08-acre lot; Publicly maintained road access; Well water

Interior

• Kitchen: Electric water heater (appliance listed)
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Primary bedroom on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $164 ($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 $142k (10.5% below list).
• Recommended offer: $142k (10.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#578 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: employment C-, housing D+, schools F.
• Surry County Schools (rural): math 52% / reading 52% proficiency, ranked #60 of 178 in NC (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 213 active listings in the ZIP; 243 units permitted in Surry County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Surry County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $34k; list at $159k implies a 375% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,354 (10.5% 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. 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?
4. 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.
5. 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.
6. 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: 0.90% ✗
• Cap rate: 7.53%
• Cash-on-cash: 4.41%
• DSCR: 1.20
• GRM: 9.3

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-15,414
• Equity at exit: $23,707

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-269
• Equity at exit: $13,747

Cash invested: $44,520 (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 27030

• Active inventory: 213
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$61 /mo · $732/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $164

Break-even live

Break-even rent $1,217

Max offer price $159,000

Occupancy floor 84%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $159,000 Active 15 DOM
2. 2026-06-18
   days on market $159,000 Active 14 DOM
3. 2026-06-17
   days on market $159,000 Active 13 DOM
4. 2026-06-16
   days on market $159,000 Active 12 DOM
5. 2026-06-15
   days on market $159,000 Active 11 DOM
6. 2026-06-14
   days on market $159,000 Active 9 DOM
7. 2026-06-12
   days on market $159,000 Active 8 DOM
8. 2026-06-09
   days on market $159,000 Active 5 DOM
9. 2026-06-08
   days on market $159,000 Active 4 DOM
10. 2026-06-07
    remarks 657-char remark
11. 2026-06-07
    listed $159,000 Active 3 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: $732 · $61/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$572/yr (+$48/mo · 78.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $17,082
• − Mortgage interest: −$8,906
• − Property taxes: −$732
• − Insurance: −$795
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − Depreciation: −$4,625
• Taxable loss: −$710
• Est. tax savings @ 24.0%: +$170
• After-tax cash flow: $2,133/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: Surry County Schools
• NCES district ID: 3704410
• Math proficiency: 52% ▲ 4.00%
• Reading proficiency: 52% ▲ 2.00%
• Median HH income: $37,488
• Composite: 43.26/100
• National rank: #3054
• State rank: #60 of 178 in NC

Livability — White Plains

• Score: 58/100
• State rank: #578
• US rank: #21330

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Surry County · 36,241 people
• Metro: Mount Airy, NC
• Population (ZIP): 36,241
• Household income: $46,377
• Rent vs Own: 30.3% rent · 69.7% own
• Severe rent burden: 939.0

Population outlook (Surry County) Hauer SSP2

• Today (2025): 69,473 people
• By 2030: 66,964 · -3.6%
• By 2040: 60,967 · -12.2%
• By 2050: 54,102 · -22.1%
• By 2075: 38,806 · -44.1%
• By 2100: 24,711 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 5% Black 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · Surry

• 2024 margin: Solid R (+53.3) · D 23.0% · R 76.3%
• 2008→2024 swing: -25.4pp toward R · 2008: -28.0pp · 2024: -53.3pp
• All cycles: 2024: R+53.3 2020: R+51.4 2016: R+50.7 2012: R+36.9 2008: R+28.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -132.64%
• Current HPI: 177.1549
• Rent YoY: —
• Metro: Mount Airy, NC
• 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

+257.3% since first listed

5 events — show timeline

• 2026-06-04 Listed $159,000 Triad MLS
• 2009-05-01 Sold (Public Records) $33,500 Public Records
• 2009-02-01 Sold (Public Records) $50,500 Public Records
• 2004-08-01 Sold (Public Records) $66,000 Public Records
• 2004-03-01 Sold (Public Records) $44,500 Public Records

Property tax history

-5.2%/yr

Latest (2025): $732 · +21.4% YoY. Source: county tax records.