1916 Daniel Boone Trl · Murraysville, NC 28411

$150,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 3 Days on market

Built 1974 0.34 ac lot

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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 +25.8/30.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +4.3/10.0
• Rent growth +3.4/5.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This lot offers endless potential and a massive head start for your next project, featuring an existing single-wide mobile home that conveys at no value, is being sold strictly AS-IS, and is ready to be removed to make way for a brand-new home. By avoiding the massive expenses of raw land development, you'll save thousands in initial site-prep costs thanks to already-established utility hookups in a quiet, accessible neighborhood just minutes from Market Street and I-40. Cash or specialized financing buyers can bring their builder and unlock the true value of this cleared, infrastructure-ready property today!

Key facts

• Cleared property
• Utility hookups
• 0.34 acre lot

Tags

• UTILITY HOOKUPS
• CLEARED PROPERTY
• INFRASTRUCTURE-READY PROPERTY

Property features AI

Finance

• Other: Zoning: R-15; Lot is gently sloping, irregularly shaped, approximately 0.34 acres; Paved road access; Frontage: see remarks

Exterior

• Parking: No garage
• Utilities: Public water; Sewer connected; Water connected
• Home design: Manufactured home (residential); One story; Entry at ground level; Has a view
• Construction: Aluminum siding and frame construction; Permanent foundation; Built on one level
• Exterior features: No notable exterior features listed; No patio or porch; No fencing; Aluminum roof

Interior

• Bedrooms: 4 total rooms (includes bedrooms and living spaces)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Electric water heater; Laminate flooring; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $297 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.2% vs local median 4.1% in Murraysville — 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 66/100 on livability (#294 in NC) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A; Watch: employment C-, health & safety D, amenities F.
• New Hanover County Schools (urban): math 48% / reading 53% proficiency, ranked #61 of 178 in NC (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: John J Blair Elementary (math 33% / reading 33%, grade F, #890 of 1,410 statewide, top 64%, 443 students, 99% FRL); Emma B Trask Middle (math 43% / reading 52%, grade C-, #140 of 475 statewide, top 30%, 673 students, 100% FRL); Emsley A Laney High (math 62% / reading 63%, grade B-, #179 of 535 statewide, top 34%, 2,220 students, 42% FRL) — zoned schools average 80% FRL vs 42% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.7%/yr); 297 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 2,581 units permitted in New Hanover County in 2024 (1,185 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• New Hanover County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.18% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.39%
• DSCR: 1.46
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.66% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,124
• Equity at exit: $22,365

10-year hold

• IRR: 7.9%
• Equity multiple: 1.62×
• Total profit: $25,987
• Equity at exit: $12,969

Cash invested: $42,000 (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 28411

• Rents YoY: 3.7%
• Active inventory: 297
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,773 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $297

Break-even live

Break-even rent $1,396

Max offer price $150,000

Occupancy floor 78%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7113 Cape Harbor Dr Wilmington, NC	1.0–3.0	1.0–2.0	1025	$1,620	$1.58	14d	35	0.81mi
7301 Topwater Dr Wilmington, NC	1.0–2.0	1.0–2.0	913	$1,954	$2.14	14d	10	1.49mi

Listing history 4 events

1. 2026-06-18
   days on market $150,000 Active 3 DOM
2. 2026-06-17
   days on market $150,000 Active 2 DOM
3. 2026-06-16
   remarks 616-char remark
4. 2026-06-16
   listed $150,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 6 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $21,270
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − Depreciation: −$4,364
• Taxable income: $1,304
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $3,254/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: New Hanover County Schools
• NCES district ID: 3703330
• Math proficiency: 48% ▼ -3.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $49,406
• Composite: 43.13/100
• National rank: #3081
• State rank: #61 of 178 in NC

Livability — Murraysville

• Score: 66/100
• State rank: #294
• US rank: #12387

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Murraysville, NC
• County: New Hanover County · 232,153 people
• Metro: Wilmington, NC
• Population (ZIP): 37,233
• Household income: $97,387
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 669.0

Population outlook (New Hanover County) Hauer SSP2

• Today (2025): 259,517 people
• By 2030: 279,586 · +7.7%
• By 2040: 318,223 · +22.6%
• By 2050: 354,831 · +36.7%
• By 2075: 437,158 · +68.5%
• By 2100: 486,769 · +87.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 7% Black 6% Hispanic / Latino 5% Asian 3%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 3% Slovak 2% Serbian 2%
• Foreign-born: 8% · Canada, South Korea, Jamaica
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 1% Chinese 1%

Political lean MEDSL · New Hanover

• 2024 margin: Toss-up / Even · D 49.8% · R 49.1% · Other 1.1%
• 2008→2024 swing: +2.0pp toward D · 2008: -1.4pp · 2024: 0.6pp
• All cycles: 2024: D+0.6 2020: D+2.1 2016: R+4.1 2012: R+4.7 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -165.38%
• Current HPI: 229.8811
• Rent YoY: ▲ 3.66%
• Metro: Wilmington, 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

1 event — show timeline

• 2026-06-15 Listed $150,000 Hive MLS

Property tax history

+0.2%/yr

Latest (2025): $297 · -32.3% YoY. Source: county tax records.