Bedford A Plan · Woodfin, NC 28804

$278,455

4 bd · 2.0 ba · 1,720 sqft · SingleFamily · 182 Days on market

Excellent condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Condition / age +4.8/5.0
• Cash flow +3.5/30.0
• Livability +3.0/5.0
• Rent growth +2.6/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

Key facts

• Covered porch
• Listed 181 days

Tags

• COVERED PORCH
• OUTDOOR ENTERTAINMENT SPACE

🏗️ New construction. The $278,455 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $494,244.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $278k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (13.0% below list).
• Recommended offer: $242k (13.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#538 in NC) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A-, cost of living B; Watch: amenities F, commute F, health & safety F.
• Buncombe County Schools (suburban): math 45% / reading 50% proficiency, ranked #72 of 178 in NC (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Weaverville Elementary (math 57% / reading 67%, grade B, #179 of 1,410 statewide, top 14%, 303 students, 48% FRL); North Buncombe Middle (math 63% / reading 59%, grade B+, #40 of 475 statewide, top 9%, 504 students, 45% FRL); North Buncombe High (math 67% / reading 65%, grade B, #154 of 535 statewide, top 29%, 956 students, 42% FRL) — zoned schools at 45% FRL track the district average.
• Zoned-school proficiency averages 63% at this address vs 48% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Buncombe County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 511 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 51d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,305 units permitted in Buncombe County in 2024 (1,855 in 5+ unit buildings).
• This rent runs 33% of the median local income ($88k/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 $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Buncombe County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($245k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $242,142 (13.0% 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 182 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
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: 0.49% ✗
• Cap rate: 2.64%
• Cash-on-cash: -13.03%
• DSCR: 0.42
• GRM: 17.0

CMA / ARV

• ARV (median comp): $494,244
• List price: $278,455
• Delta: -43.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Marlwood Ct #127	0.43mi	3/2.0 (-1)	1,614 (-6%)	5mo	$470,000	$291	61
3 Quail Cove Rd	0.39mi	3/2.0 (-1)	1,882 (+9%)	1mo	$415,000	$221	60
4 Highlander Rd	0.40mi	3/2.0 (-1)	1,812 (+5%)	13mo	$452,500	$250	56
2 Westminster Dr	0.54mi	3/2.5 (-1)	1,683 (-2%)	12mo	$395,000	$235	54
11 Crandon Ct	0.47mi	3/2.0 (-1)	1,473 (-14%)	1mo	$415,000	$282	48
338 Espen Rdg	0.41mi	3/2.5 (-1)	1,945 (+13%)	5mo	$495,000	$254	48
447 Creekside Dr	0.72mi	3/2.0 (-1)	1,645 (-4%)	9mo	$438,000	$266	47
61 Knoll Ridge Dr	0.64mi	3/2.0 (-1)	1,555 (-10%)	3mo	$505,000	$325	46
93 Stoney Hill Ct	0.58mi	3/2.0 (-1)	1,884 (+10%)	8mo	$456,000	$242	46
34 Knoll Ridge Dr	0.50mi	3/3.0 (-1)	1,923 (+12%)	4mo	$455,000	$237	44
56 Knoll Ridge Dr	0.63mi	3/2.0 (-1)	1,529 (-11%)	5mo	$415,000	$271	43
65 Knoll Ridge Dr	0.67mi	3/2.0 (-1)	1,529 (-11%)	10mo	$369,000	$241	37

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 · 0.46% rent growth · sell at horizon

5-year hold

• IRR: -43.3%
• Equity multiple: -0.31×
• Total profit: $-181,794
• Equity at exit: $73,693

10-year hold

• IRR: -93.5%
• Equity multiple: -1.20×
• Total profit: $-304,930
• Equity at exit: $42,733

Cash invested: $138,388 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active · 15 under contract
• Months of supply: 6.8 mo (15%/mo absorbed)
• Median asking: $396,093 ($243/sqft)
• Median days on market: 381 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: +18.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 28804

• Rents YoY: 0.5%
• Active inventory: 511
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,421 high
• Mortgage (P&I): −$2,592
• Tax est. 1.5%: −$618 /mo · $7,414/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-1,503

Break-even live

Break-even rent $4,324

Max offer price $276,804

Occupancy floor —

Sensitivity live

Price	-10% $-1,161	-5% $-1,332	+0% $-1,503	+5% $-1,673	+10% $-1,844
Rent	-10% $-1,694	-5% $-1,598	+0% $-1,503	+5% $-1,407	+10% $-1,311
Rate	-1.0pp $-1,254	-0.5pp $-1,377	base $-1,503	+0.5pp $-1,631	+1.0pp $-1,761

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: $123,561
• Closing costs: $14,827
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
89 Black Locust Dr Asheville, NC	3.0	2.0	1216	$1,850	$1.52	51d	1	0.29mi
191 Cherry Springs Ln Asheville, NC	3.0	3.0	2036	$2,700	$1.33	10d	1	0.31mi
327 Heather Ct Asheville, NC	4.0	2.0	1400	$2,600	$1.86	22d	1	0.65mi
602 Highline Dr Asheville, NC	1.0–3.0	1.0–2.0	1070	$1,950	$1.82	0d	10	0.90mi
19 Barnett Shoals Dr Weaverville, NC	3.0	2.5	1310	$2,200	$1.68	154d	1	1.13mi
14 Loftin St Weaverville, NC	3.0	2.0	1800	$2,700	$1.50	154d	1	1.15mi
20 Sandstone Dr Weaverville, NC	3.0	2.5	2135	$3,200	$1.50	184d	1	1.23mi
560 Country Oak Dr Asheville, NC	4.0	2.5	1995	$2,850	$1.43	184d	1	1.24mi
1070 Cider Mill Loop Weaverville, NC	3.0	2.0	1303	$1,855	$1.42	34d	1	1.30mi
1070 Cider Mill Loop Weaverville, NC	3.0	2.0	1383	$2,210	$1.60	185d	1	1.30mi
1070 Cider Mill Loop Weaverville, NC	3.0	2.0	1303	$1,895	$1.45	28d	1	1.30mi
1070 Cider Mill Loop Weaverville, NC	3.0	2.0	1303	$1,855	$1.42	22d	1	1.30mi

Property features AI

Finance

• Financial info: List price $270,354

Exterior

• Home design: Single-family plan (Bedford A)Address listing shows Asheville, NC
• Construction: Living area approximately 1720
• Exterior features: Located on Weaverville Highway in Asheville

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Bedford A

Listing history 50 events

1. 2026-11-08
   days on market $278,455 Active 182 DOM
2. 2026-11-07
   days on market $278,455 Active 181 DOM
3. 2026-11-06
   days on market $278,455 Active 180 DOM
4. 2026-11-05
   days on market $278,455 Active 179 DOM
5. 2026-11-04
   days on market $278,455 Active 178 DOM
6. 2026-11-02
   days on market $278,455 Active 176 DOM
7. 2026-11-01
   days on market $278,455 Active 175 DOM
8. 2026-10-31
   days on market $278,455 Active 174 DOM
9. 2026-10-30
   days on market $278,455 Active 173 DOM
10. 2026-10-29
    days on market $278,455 Active 172 DOM
11. 2026-10-28
    days on market $278,455 Active 171 DOM
12. 2026-10-27
    days on market $278,455 Active 170 DOM
13. 2026-10-26
    days on market $278,455 Active 169 DOM
14. 2026-10-25
    days on market $278,455 Active 168 DOM
15. 2026-10-24
    days on market $278,455 Active 167 DOM
16. 2026-10-23
    days on market $278,455 Active 166 DOM
17. 2026-10-22
    days on market $278,455 Active 165 DOM
18. 2026-10-21
    days on market $278,455 Active 164 DOM
19. 2026-10-20
    days on market $278,455 Active 163 DOM
20. 2026-10-19
    days on market $278,455 Active 162 DOM
21. 2026-10-18
    days on market $278,455 Active 161 DOM
22. 2026-10-17
    days on market $278,455 Active 160 DOM
23. 2026-10-16
    days on market $278,455 Active 159 DOM
24. 2026-10-15
    days on market $278,455 Active 158 DOM
25. 2026-10-14
    days on market $278,455 Active 157 DOM
26. 2026-10-13
    days on market $278,455 Active 156 DOM
27. 2026-10-12
    pricedays on market $278,455 Active 155 DOM
28. 2026-10-11
    days on market $276,464 Active 154 DOM
29. 2026-10-10
    days on market $276,464 Active 153 DOM
30. 2026-10-09
    days on market $276,464 Active 152 DOM
31. 2026-10-08
    days on market $276,464 Active 151 DOM
32. 2026-10-07
    days on market $276,464 Active 150 DOM
33. 2026-10-06
    days on market $276,464 Active 149 DOM
34. 2026-10-05
    days on market $276,464 Active 148 DOM
35. 2026-10-04
    days on market $276,464 Active 147 DOM
36. 2026-10-04
    days on market $276,464 Active 146 DOM
37. 2026-10-02
    days on market $276,464 Active 145 DOM
38. 2026-10-01
    days on market $276,464 Active 144 DOM
39. 2026-10-01
    days on market $276,464 Active 143 DOM
40. 2026-09-29
    days on market $276,464 Active 142 DOM
41. 2026-09-28
    days on market $276,464 Active 141 DOM
42. 2026-09-27
    days on market $276,464 Active 140 DOM
43. 2026-09-26
    days on market $276,464 Active 139 DOM
44. 2026-09-25
    days on market $276,464 Active 138 DOM
45. 2026-09-24
    days on market $276,464 Active 137 DOM
46. 2026-09-23
    days on market $276,464 Active 136 DOM
47. 2026-09-22
    days on market $276,464 Active 135 DOM
48. 2026-09-21
    days on market $276,464 Active 134 DOM
49. 2026-09-20
    days on market $276,464 Active 133 DOM
50. 2026-09-18
    days on market $276,464 Active 131 DOM

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

Taxation est. · year 1

• Rental income: $29,057
• − Mortgage interest: −$27,685
• − Property taxes: −$7,414
• − Insurance: −$2,471
• − Repairs & maintenance: −$2,325
• − Management: −$2,325
• − Depreciation: −$14,378
• Taxable loss: −$27,540
• Est. tax savings @ 24.0%: +$6,610
• After-tax cash flow: $-11,423/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 · 30 photos

Excellent 95/100 None rehab

This move-in-ready home offers a classic cottage design with modern updates, making it an excellent investment opportunity.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Add a smart home system — Improves convenience and energy efficiency, appealing to modern buyers and renters. ↑

C Composite school gradezoned avg 63/100

Zoned Schools

Elementary Weaverville Elementary B NC #179/1,410 Nat'l #6,217/41,679 Middle North Buncombe Middle B+ NC #40/475 Nat'l #1,667/14,009 High North Buncombe High B NC #154/535 Nat'l #2,694/17,239

Schools (NCES district)

• District: Buncombe County Schools
• NCES district ID: 3700450
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $45,981
• Composite: 40.32/100
• National rank: #3749
• State rank: #72 of 178 in NC

D Composite livability gradescore 59/100

Livability — Woodfin

• Score: 59/100
• State rank: #538
• US rank: #19731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodfin, NC
• County: Buncombe County · 286,475 people
• Metro: Asheville, NC
• Population (ZIP): 25,776
• Household income: $88,312
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 14% of renters

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Population outlook (Buncombe County) Hauer SSP2

• Today (2025): 286,475 people
• By 2030: 302,237 · +5.5%
• By 2040: 330,687 · +15.4%
• By 2050: 356,370 · +24.4%
• By 2075: 409,383 · +42.9%
• By 2100: 437,270 · +52.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 9% Hispanic / Latino 8% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1%

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Political lean MEDSL · Buncombe

• 2024 margin: Strong D (+24.8) · D 61.7% · R 36.9% · Other 1.4%
• 2008→2024 swing: +10.9pp toward D · 2008: 13.9pp · 2024: 24.8pp
• All cycles: 2024: D+24.8 2020: D+21.1 2016: D+14.6 2012: D+12.4 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -410.50%
• Current HPI: 333.3821
• Rent YoY: ▲ 0.46%
• Metro: Asheville, NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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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

Property features AI

Finance

• Financial info: List price $270,354

Exterior

• Home design: Single-family plan (Bedford A)Address listing shows Asheville, NC
• Construction: Living area approximately 1720
• Exterior features: Located on Weaverville Highway in Asheville

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Interior features: Plan: Bedford A