4 Levi Dr #12 · Maggie Valley, NC 28751

$199,900

2 bd · 2.0 ba · 979 sqft · SingleFamily · 29 Days on market

Built 2005 Fair condition 3,049 sqft lot Est $350k · 43% under $40/mo HOA · 2% of rent

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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 +26.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.5/10.0
• Schools +4.5/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculately maintained park model home in sought after and beautiful 55+ Community. This home sits on a more than ample corner lot and features a full length covered and screened deck with gorgeous long range mountain views to the north and west. Layout features an open living and dining space with large windows to enjoy the views. The main bedroom has built in closet and storage that optimizes the space. The heated and insulated sunroom can easily serve as a second bedroom also with access to the deck. Pet-friendly community. Paved roads throughout the neighborhood and easy year round access. All current furnishings convey. Don't let this one get away from you, schedule an appointment today.

Key facts

• Sun room
• Year round views
• Outdoor activities

Tags

• YEAR ROUND VIEWS
• SUN ROOM
• UPGRADED WESTSHORE SHOWER
• HIKING TRAILS
• OUTDOOR ACTIVITIES

Property features AI

Finance

• Other: Deed restrictions
• HOA & community: Homeowners association with required annual fee of $420

Exterior

• Parking: Driveway; 2 open parking spaces; Additional parking spaces available
• Security: Smoke detector(s)
• Utilities: City water; Public sewer; Cable connected; Electricity connected
• Home design: Manufactured singlewide home; Single-family residential property; One level; Crawl space foundation; Composition roof
• Construction: Manufactured construction; Vinyl exterior siding; Composition roof; Crawl space foundation; Built as a single-level home
• Exterior features: Enclosed patio; Patio; Level lot; Asphalt/paved road; Private maintained road

Interior

• Kitchen: Electric cooktop; Electric range; Microwave
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Breakfast bar; Built-in features; Insulated windows; Insulated doors; 7 total rooms; Smoke detectors
• Laundry & utility: Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $200k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $554 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 2.3% in Maggie Valley — 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 51/100 on livability (#701 in NC) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A; Watch: crime F, amenities F, commute F.
• Haywood County Schools (suburban): math 55% / reading 53% proficiency, ranked #50 of 178 in NC (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Jonathan Valley Elementary (math 52% / reading 47%, grade D, #417 of 1,410 statewide, top 32%, 378 students, 99% FRL); Tuscola High (math 57% / reading 60%, grade C, #235 of 535 statewide, top 45%, 917 students, 49% FRL) — zoned schools average 74% FRL vs 49% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 243 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 537 units permitted in Haywood County in 2024 (150 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 $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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 $148k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $196,901 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Crime grade is F 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?
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: 1.25% ✓
• Cap rate: 9.62%
• Cash-on-cash: 11.87%
• DSCR: 1.53
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $349,503
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
336 Stoney Ridge Loop	0.40mi	2/2.0	966 (-1%)	6mo	$345,000	$357	74
12 Boulder Ln	0.43mi	2/2.0	982 (+0%)	7mo	$340,000	$346	74
80 Sapphire Ln	0.39mi	2/3.0	985 (+1%)	9mo	$380,000	$386	70
38 Boulder Ln	0.41mi	2/2.0	960 (-2%)	14mo	$360,000	$375	67
21 Flint Ln	0.53mi	2/2.0	890 (-9%)	0mo	$330,000	$371	60
98 Stoney Ridge Loop	0.46mi	2/2.0	970 (-1%)	21mo	$366,000	$377	59
59 Enchanted Way	0.32mi	2/2.0	864 (-12%)	16mo	$277,700	$321	52
60 Leisure Ln	0.65mi	2/2.0	1,090 (+11%)	7mo	$320,000	$294	45
62 Leisure Ln	0.66mi	2/2.0	1,090 (+11%)	10mo	$328,000	$301	42

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: 1.4%
• Equity multiple: 1.05×
• Total profit: $2,925
• Equity at exit: $29,806

10-year hold

• IRR: 11.0%
• Equity multiple: 1.86×
• Total profit: $48,197
• Equity at exit: $17,284

Cash invested: $55,972 (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 28751

• Home prices YoY: -23.8%
• Active inventory: 243
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$40
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $554

Break-even live

Break-even rent $1,799

Max offer price $199,900

Occupancy floor 73%

Sensitivity live

Price	-10% $692	-5% $623	+0% $554	+5% $484	+10% $415
Rent	-10% $356	-5% $455	+0% $554	+5% $652	+10% $751
Rate	-1.0pp $654	-0.5pp $604	base $554	+0.5pp $502	+1.0pp $449

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Granite Ln Maggie Valley, NC	2.0	2.0	986	$2,500	$2.54	14d	1	0.47mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 24 events

1. 2026-06-18
   days on market $199,900 Active 29 DOM
2. 2026-06-17
   days on market $199,900 Active 28 DOM
3. 2026-06-16
   days on market $199,900 Active 27 DOM
4. 2026-06-15
   days on market $199,900 Active 26 DOM
5. 2026-06-14
   days on market $199,900 Active 24 DOM
6. 2026-06-13
   days on market $199,900 Active 23 DOM
7. 2026-06-10
   days on market $199,900 Active 21 DOM
8. 2026-06-09
   days on market $199,900 Active 20 DOM
9. 2026-06-08
   days on market $199,900 Active 19 DOM
10. 2026-06-07
    days on market $199,900 Active 18 DOM
11. 2026-06-03
    days on market $199,900 Active 14 DOM
12. 2026-06-02
    days on market $199,900 Active 13 DOM
13. 2026-06-01
    days on market $199,900 Active 12 DOM
14. 2026-05-31
    days on market $199,900 Active 11 DOM
15. 2026-05-30
    days on market $199,900 Active 10 DOM
16. 2026-05-20
    listed $199,900 Active
17. 2022-06-02
    listed $159,900 Active
18. 2021-10-15
    soldstatus $148,000 Closed 702-char remark

    Show marketing remark (702 chars)

    Immaculately maintained park model home in sought after and beautiful 55+ Community. This home sits on a more than ample corner lot and features a full length covered and screened deck with gorgeous long range mountain views to the north and west. Layout features an open living and dining space with large windows to enjoy the views. The main bedroom has built in closet and storage that optimizes the space. The heated and insulated sunroom can easily serve as a second bedroom also with access to the deck. Pet-friendly community. Paved roads throughout the neighborhood and easy year round access. All current furnishings convey. Don't let this one get away from you, schedule an appointment today.

19. 2021-09-07
    historical Active Under Contract 702-char remark

    Show marketing remark (702 chars)

    Immaculately maintained park model home in sought after and beautiful 55+ Community. This home sits on a more than ample corner lot and features a full length covered and screened deck with gorgeous long range mountain views to the north and west. Layout features an open living and dining space with large windows to enjoy the views. The main bedroom has built in closet and storage that optimizes the space. The heated and insulated sunroom can easily serve as a second bedroom also with access to the deck. Pet-friendly community. Paved roads throughout the neighborhood and easy year round access. All current furnishings convey. Don't let this one get away from you, schedule an appointment today.

20. 2021-08-24
    status Active 702-char remark

    Show marketing remark (702 chars)

    Immaculately maintained park model home in sought after and beautiful 55+ Community. This home sits on a more than ample corner lot and features a full length covered and screened deck with gorgeous long range mountain views to the north and west. Layout features an open living and dining space with large windows to enjoy the views. The main bedroom has built in closet and storage that optimizes the space. The heated and insulated sunroom can easily serve as a second bedroom also with access to the deck. Pet-friendly community. Paved roads throughout the neighborhood and easy year round access. All current furnishings convey. Don't let this one get away from you, schedule an appointment today.

21. 2021-08-17
    historical Active Under Contract 702-char remark

    Show marketing remark (702 chars)

    Immaculately maintained park model home in sought after and beautiful 55+ Community. This home sits on a more than ample corner lot and features a full length covered and screened deck with gorgeous long range mountain views to the north and west. Layout features an open living and dining space with large windows to enjoy the views. The main bedroom has built in closet and storage that optimizes the space. The heated and insulated sunroom can easily serve as a second bedroom also with access to the deck. Pet-friendly community. Paved roads throughout the neighborhood and easy year round access. All current furnishings convey. Don't let this one get away from you, schedule an appointment today.

22. 2021-08-10
    status Active 702-char remark

    Show marketing remark (702 chars)

    Immaculately maintained park model home in sought after and beautiful 55+ Community. This home sits on a more than ample corner lot and features a full length covered and screened deck with gorgeous long range mountain views to the north and west. Layout features an open living and dining space with large windows to enjoy the views. The main bedroom has built in closet and storage that optimizes the space. The heated and insulated sunroom can easily serve as a second bedroom also with access to the deck. Pet-friendly community. Paved roads throughout the neighborhood and easy year round access. All current furnishings convey. Don't let this one get away from you, schedule an appointment today.

23. 2021-07-31
    historical Active Under Contract 702-char remark

    Show marketing remark (702 chars)

    Immaculately maintained park model home in sought after and beautiful 55+ Community. This home sits on a more than ample corner lot and features a full length covered and screened deck with gorgeous long range mountain views to the north and west. Layout features an open living and dining space with large windows to enjoy the views. The main bedroom has built in closet and storage that optimizes the space. The heated and insulated sunroom can easily serve as a second bedroom also with access to the deck. Pet-friendly community. Paved roads throughout the neighborhood and easy year round access. All current furnishings convey. Don't let this one get away from you, schedule an appointment today.

24. 2021-07-22
    listed $154,500 Active 702-char remark

    Show marketing remark (702 chars)

    Immaculately maintained park model home in sought after and beautiful 55+ Community. This home sits on a more than ample corner lot and features a full length covered and screened deck with gorgeous long range mountain views to the north and west. Layout features an open living and dining space with large windows to enjoy the views. The main bedroom has built in closet and storage that optimizes the space. The heated and insulated sunroom can easily serve as a second bedroom also with access to the deck. Pet-friendly community. Paved roads throughout the neighborhood and easy year round access. All current furnishings convey. Don't let this one get away from you, schedule an appointment today.

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 12 d/yr ≥85°F today · 35 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$480
• − Depreciation: −$5,815
• Taxable income: $3,709
• Est. tax owed @ 24.0%: −$890
• After-tax cash flow: $5,752/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate repairs and maintenance, but has good potential for value increase with updates.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate bathroom fixtures — dated and worn
• Moderate landscaping — needs trimming and updating

Value-add opportunities

• Resale new kitchen cabinets — modernizes the space and adds value
• Resale new bathroom fixtures — modernizes the space and adds value
• Both landscaping improvements — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
landscaping · needs trimming and updating	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Resale new kitchen cabinets — modernizes the space and adds value ↑
• Resale new bathroom fixtures — modernizes the space and adds value ↑
• Both landscaping improvements — enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Haywood County Schools
• NCES district ID: 3702040
• Math proficiency: 55% ▲ 7.00%
• Reading proficiency: 53% ▲ 2.00%
• Median HH income: $42,715
• Composite: 45.42/100
• National rank: #2623
• State rank: #50 of 178 in NC

Livability — Maggie Valley

• Score: 51/100
• State rank: #701
• US rank: #25374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maggie Valley, NC
• Population (ZIP): 4,370

Population outlook (Haywood County) Hauer SSP2

• Today (2025): 61,607 people
• By 2030: 62,137 · +0.9%
• By 2040: 62,418 · +1.3%
• By 2050: 61,578 · +-0.0%
• By 2075: 59,137 · -4.0%
• By 2100: 53,470 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Slovak 4% Italian 4% Serbian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Haywood

• 2024 margin: Strong R (+25.1) · D 36.9% · R 62.0% · Other 1.1%
• 2008→2024 swing: -17.4pp toward R · 2008: -7.8pp · 2024: -25.1pp
• All cycles: 2024: R+25.1 2020: R+26.5 2016: R+28.0 2012: R+13.8 2008: R+7.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.36%
• Current HPI: 211.9422
• 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

+29.4% since first listed

9 events — show timeline

• 2026-05-20 Listed $199,900 CANOPYMLS as Distributed by MLS Grid
• 2022-06-02 Listed $159,900 CANOPYMLS as Distributed by MLS Grid
• 2021-10-15 Sold (MLS) $148,000 CANOPYMLS as Distributed by MLS Grid
• 2021-09-07 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-08-24 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2021-08-17 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-08-10 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2021-07-31 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-07-22 Listed $154,500 CANOPYMLS as Distributed by MLS Grid