100 Amber Ct · Whitakers, NC 27891

$150,000

3 bd · 2.0 ba · 1,107 sqft · Manufactured public records · 123 Days on market

Built 2023 10,018 sqft 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 +9.1/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Only Stick Built and Modular Structures Permited. Per Restrictions. Seller is a Licensed Real Estate Broker

Key facts

• 0.23 acre lot
• Built 2023
• Listed 123 days

Tags

• CUSTOM-BUILT RESIDENCE
• OUTDOOR LIVING SPACES
• WELCOMING FRONT PORCH

Property features AI

Finance

• Other: Zoning: R10
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Manufactured single-family residence; One level
• Construction: Construction materials: N/A; Foundation: None
• Exterior features: Publicly maintained road access; Road surface: Gravel / Other

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: No heating; Cooling: N/A
• Interior features: 4 total rooms; Appliances: Other
• Laundry & utility: Laundry located inside

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $-115 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $130k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (20.0% below list).
• Recommended offer: $120k (20.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#417 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Nash-Rocky Mount Schools (rural): math 20% / reading 32% proficiency, ranked #155 of 178 in NC (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: M B Hubbard Elementary (math 12% / reading 28%, grade F, #1,233 of 1,410 statewide, top 88%, 407 students, 85% FRL); Red Oak Middle (math 24% / reading 38%, grade F, #326 of 475 statewide, top 69%, 804 students, 64% FRL); Northern Nash High (math 37% / reading 41%, grade F, #402 of 535 statewide, top 75%, 1,059 students, 58% FRL).
• Market conditions: 28 active listings in the ZIP; 500 units permitted in Nash County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.9% local appreciation)).
• Nash County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $150k implies a 733% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,993 (20.0% 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 123 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.80% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.29%
• DSCR: 0.85
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.2%
• Equity multiple: 1.24×
• Total profit: $10,125
• Equity at exit: $66,757

10-year hold

• IRR: 7.5%
• Equity multiple: 2.12×
• Total profit: $47,196
• Equity at exit: $102,348

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 27891

• Home prices YoY: 1.5%
• Active inventory: 28
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$214 /mo · $2,567/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-115

Break-even live

Break-even rent $1,346

Max offer price $129,666

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-73	+0% $-115	+5% $-158	+10% $-200
Rent	-10% $-210	-5% $-163	+0% $-115	+5% $-68	+10% $-20
Rate	-1.0pp $-40	-0.5pp $-77	base $-115	+0.5pp $-154	+1.0pp $-194

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: —

Listing history 26 events

1. 2026-06-21
   days on market $150,000 Active 123 DOM
2. 2026-06-19
   days on market $150,000 Active 121 DOM
3. 2026-06-18
   days on market $150,000 Active 120 DOM
4. 2026-06-17
   days on market $150,000 Active 119 DOM
5. 2026-06-16
   days on market $150,000 Active 118 DOM
6. 2026-06-15
   days on market $150,000 Active 117 DOM
7. 2026-06-14
   days on market $150,000 Active 115 DOM
8. 2026-06-13
   days on market $150,000 Active 114 DOM
9. 2026-06-10
   days on market $150,000 Active 112 DOM
10. 2026-06-09
    days on market $150,000 Active 111 DOM
11. 2026-06-08
    days on market $150,000 Active 110 DOM
12. 2026-06-07
    days on market $150,000 Active 109 DOM
13. 2026-06-03
    days on market $150,000 Active 105 DOM
14. 2026-06-02
    days on market $150,000 Active 104 DOM
15. 2026-06-01
    days on market $150,000 Active 103 DOM
16. 2026-05-31
    days on market $150,000 Active 102 DOM
17. 2026-05-30
    days on market $150,000 Active 101 DOM
18. 2026-04-06
    price $150,000
19. 2026-03-19
    price $160,000
20. 2026-03-05
    price $170,000
21. 2026-02-18
    listed $180,000 Active
22. 2023-07-13
    soldstatus $18,000 Closed 107-char remark

    Show marketing remark (107 chars)

    Only Stick Built and Modular Structures Permited. Per Restrictions. Seller is a Licensed Real Estate Broker

23. 2023-04-24
    status Pending 107-char remark

    Show marketing remark (107 chars)

    Only Stick Built and Modular Structures Permited. Per Restrictions. Seller is a Licensed Real Estate Broker

24. 2022-09-07
    listed $18,000 Active 107-char remark

    Show marketing remark (107 chars)

    Only Stick Built and Modular Structures Permited. Per Restrictions. Seller is a Licensed Real Estate Broker

25. 2014-10-17
    historical
26. 2014-09-22
    listed $4,000

ⓘ 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: $2,567 · $214/mo
• Projected year-2 tax: $2,567 · $214/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $14,399
• − Mortgage interest: −$8,402
• − Property taxes: −$2,567
• − Insurance: −$750
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,364
• Taxable loss: −$3,988
• Est. tax savings @ 24.0%: +$957
• After-tax cash flow: $-424/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: Nash-Rocky Mount Schools
• NCES district ID: 3703270
• Math proficiency: 20% ▼ -3.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $41,553
• Composite: 22.04/100
• National rank: #8198
• State rank: #155 of 178 in NC

Livability — Whitakers

• Score: 63/100
• State rank: #417
• US rank: #15623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whitakers, NC
• Population (ZIP): 4,484

Population outlook (Nash County) Hauer SSP2

• Today (2025): 91,107 people
• By 2030: 89,193 · -2.1%
• By 2040: 84,959 · -6.7%
• By 2050: 80,517 · -11.6%
• By 2075: 72,941 · -19.9%
• By 2100: 63,602 · -30.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (67%)
• Race & ethnicity: Black 67% White 29% Native American 2% Two or more races 1% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Nash

• 2024 margin: Toss-up / Even · D 48.7% · R 50.5%
• 2008→2024 swing: -0.4pp no change · 2008: -1.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.2 2016: R+0.2 2012: D+0.9 2008: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.92%
• Current HPI: 192.6053
• 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

+3650.0% since first listed

9 events — show timeline

• 2026-04-06 Price Changed $150,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-19 Price Changed $160,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $170,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-18 Listed $180,000 CANOPYMLS as Distributed by MLS Grid
• 2023-07-13 Sold (MLS) $18,000 Hive MLS
• 2023-04-24 Pending — Hive MLS
• 2022-09-07 Listed $18,000 Hive MLS
• 2014-10-17 Listing Removed — TMLS
• 2014-09-22 Listed $4,000 TMLS

Property tax history

+57.7%/yr

Latest (2025): $2,567 · +0.0% YoY. Source: county tax records.