294 Ball Dr · Marshall, NC 28753

$265,000

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 89 Days on market

Built 1979 2.92 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Schools +4.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0

Listing remarks

Beautifully renovated double-wide home featuring fresh paint, new flooring, updated fixtures, and new windows throughout. This 3-bedroom, 2-bath home offers a spacious, open interior perfect for comfortable living. Enjoy two outdoor storage sheds, along with ample space for gardening or animals. Take in the views from the covered front deck while surrounded by peaceful, natural scenery and abundant wildlife. Whether you're looking for a full-time residence or a peaceful retreat, this property offers the perfect blend of comfort, space, and country charm—come experience it for yourself!

Key facts

• New flooring
• Space for gardening
• Updated fixtures

Tags

• RENOVATED DOUBLE-WIDE HOME
• NEW FLOORING
• UPDATED FIXTURES
• NEW WINDOWS
• OUTDOOR STORAGE SHEDS
• SPACE FOR GARDENING

Property features AI

Finance

• Other: Zoned R-I; No restrictions
• HOA & community: No HOA

Exterior

• Parking: Driveway parking; Two open parking spaces
• Utilities: Spring water source; Septic system installed; Electricity connected; Fiber optic available
• Home design: Manufactured doublewide single-family residence; One story; Crawl space foundation; Facing/elevation approximately 2000 ft
• Construction: Manufactured construction; Wood construction materials; Insulated rubber roof
• Exterior features: Covered deck; Outbuilding and sheds; Other detached structures (see remarks); Cleared, hilly, and wooded lot with views; Private maintained road access (gravel/dirt surface)

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: Three bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Kerosene and oil heating; Wall furnace; Ceiling fans for cooling
• Interior features: Insulated windows; 9 total rooms
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $265k.

Deal economics

• At list price, monthly cash flow is $-391 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (31.2% below list).
• Recommended offer: $182k (31.2% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 2.1% in Marshall — 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 68/100 on livability (#182 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime D+, amenities D-, commute F.
• Madison County Schools (rural): math 51% / reading 56% proficiency, ranked #55 of 178 in NC (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Brush Creek Elementary (math 57% / reading 62%, grade B-, #205 of 1,410 statewide, top 16%, 333 students, 58% FRL); Madison Middle School (math 44% / reading 56%, grade C, #113 of 475 statewide, top 25%, 452 students, 57% FRL); Madison High School (math 57% / reading 52%, grade C-, #270 of 535 statewide, top 52%, 414 students, 48% FRL).
• Market conditions: 140 active listings in the ZIP; 209 units permitted in Madison County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago 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.
• Current owner paid $14k; list at $265k implies a 1863% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,300 (31.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.33%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.61×
• Total profit: $119,439
• Equity at exit: $238,733

10-year hold

• IRR: 18.2%
• Equity multiple: 6.01×
• Total profit: $371,375
• Equity at exit: $514,837

Cash invested: $74,200 (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 28753

• Home prices YoY: 10.2%
• Active inventory: 140
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,823 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-391

Break-even live

Break-even rent $2,318

Max offer price $208,395

Occupancy floor —

Sensitivity live

Price	-10% $-208	-5% $-300	+0% $-391	+5% $-483	+10% $-574
Rent	-10% $-535	-5% $-463	+0% $-391	+5% $-319	+10% $-247
Rate	-1.0pp $-258	-0.5pp $-324	base $-391	+0.5pp $-460	+1.0pp $-530

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-22
   days on market $265,000 Active 89 DOM
2. 2026-06-19
   days on market $265,000 Active 86 DOM
3. 2026-06-18
   days on market $265,000 Active 85 DOM
4. 2026-06-17
   days on market $265,000 Active 84 DOM
5. 2026-06-16
   days on market $265,000 Active 83 DOM
6. 2026-06-15
   days on market $265,000 Active 82 DOM
7. 2026-06-14
   days on market $265,000 Active 80 DOM
8. 2026-06-12
   days on market $265,000 Active 79 DOM
9. 2026-06-09
   days on market $265,000 Active 76 DOM
10. 2026-06-08
    days on market $265,000 Active 75 DOM
11. 2026-06-07
    days on market $265,000 Active 74 DOM
12. 2026-06-03
    days on market $265,000 Active 70 DOM
13. 2026-06-02
    days on market $265,000 Active 69 DOM
14. 2026-06-01
    days on market $265,000 Active 68 DOM
15. 2026-05-31
    days on market $265,000 Active 67 DOM
16. 2026-05-30
    days on market $265,000 Active 66 DOM
17. 2026-03-25
    listed $265,000 Active
18. 2019-11-19
    price $118,000
19. 2015-12-10
    soldstatus $13,500
20. 2015-12-10
    soldstatus $13,500
21. 2015-11-16
    historical
22. 2015-06-24
    listed $12,900

ⓘ 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 7/10 Severe
• 🌡 Heat 4/10 Moderate 7 d/yr ≥100°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,876
• − Mortgage interest: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,750
• − Management: −$1,750
• − Depreciation: −$7,709
• Taxable loss: −$9,477
• Est. tax savings @ 24.0%: +$2,275
• After-tax cash flow: $-2,420/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: Madison County Schools
• NCES district ID: 3702820
• Math proficiency: 51% ▲ 3.00%
• Reading proficiency: 56% ▲ 4.00%
• Median HH income: $39,050
• Composite: 44.62/100
• National rank: #2774
• State rank: #55 of 178 in NC

Livability — Marshall

• Score: 68/100
• State rank: #182
• US rank: #9259

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,778

Population outlook (Madison County) Hauer SSP2

• Today (2025): 21,646 people
• By 2030: 21,839 · +0.9%
• By 2040: 22,031 · +1.8%
• By 2050: 22,050 · +1.9%
• By 2075: 22,327 · +3.1%
• By 2100: 21,365 · -1.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Serbian 6% Slovak 3% Iranian 2%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Madison

• 2024 margin: Strong R (+23.5) · D 37.5% · R 61.0% · Other 1.4%
• 2008→2024 swing: -21.9pp toward R · 2008: -1.6pp · 2024: -23.5pp
• All cycles: 2024: R+23.5 2020: R+23.5 2016: R+25.9 2012: R+9.1 2008: R+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 28.22%
• Current HPI: 305.7339
• 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

+1954.3% since first listed

6 events — show timeline

• 2026-03-25 Listed $265,000 CANOPYMLS as Distributed by MLS Grid
• 2019-11-19 Price Changed $118,000 CANOPYMLS as Distributed by MLS Grid
• 2015-12-10 Sold (MLS) $13,500 NCMMLS
• 2015-12-10 Sold (MLS) $13,500 CANOPYMLS as Distributed by MLS Grid
• 2015-11-16 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2015-06-24 Listed $12,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+8.6%/yr

Latest (2023): $417 · +0.0% YoY. Source: county tax records.