63 Bingham Rd #46 · Asheville, NC 28806

$68,900

3 bd · 2.0 ba · 1,216 sqft · Manufactured · 156 Days on market

Built 2026 Good condition

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

Key facts

• Built 2026
• Listed 156 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $69k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Recommended offer: $61k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.9% vs local median 2.4% in Asheville — 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 72/100 on livability (#96 in NC) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing A-; Watch: crime 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.
• Market conditions: Rents rising (+2.1%/yr); 334 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 3,305 units permitted in Buncombe County in 2024 (1,855 in 5+ unit buildings).
• This rent runs 41% of the median local income ($63k/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 $476 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($61k) is reasonable based on typical stale-listing flexibility.

Recommended offer $60,632 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.15% ✓
• Cap rate: 27.86%
• Cash-on-cash: 77.03%
• DSCR: 4.43
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.06% rent growth · sell at horizon

5-year hold

• IRR: 76.0%
• Equity multiple: 4.41×
• Total profit: $65,713
• Equity at exit: $10,273

10-year hold

• IRR: 79.4%
• Equity multiple: 8.81×
• Total profit: $150,734
• Equity at exit: $5,957

Cash invested: $19,292 (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 28806

• Rents YoY: 2.1%
• Active inventory: 334
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,170 high
• Mortgage (P&I): −$361
• Tax est. 1.5%: −$86 /mo · $1,034/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $1,238

Break-even live

Break-even rent $603

Max offer price $68,900

Occupancy floor 38%

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: $17,225
• Closing costs: $2,067
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 Westover Dr Asheville, NC	3.0	2.0	1170	$2,200	$1.88	23d	1	0.47mi
8 Townview Dr Asheville, NC	3.0	2.0	1100	$1,700	$1.55	43d	1	0.79mi
6 Townview Dr Asheville, NC	3.0	2.0	1100	$1,700	$1.55	43d	1	0.80mi
275 Hazel Mill Rd Asheville, NC	2.0	2.0	1211	$2,037	$1.68	14d	4	0.82mi
5 Rolos Way Unit 5 Asheville, NC	2.0	2.0	1100	$1,850	$1.68	14d	1	1.19mi
13 Rolos Way Unit 13 Asheville, NC	3.0	3.0	1314	$2,200	$1.67	14d	1	1.20mi
248 Patton Ave Asheville, NC	2.0	2.0	1197	$2,110	$1.76	14d	6	1.21mi
50 Logan Ave Unit B Asheville, NC	2.0	1.0	800	$1,650	$2.06	23d	1	1.22mi
363 Hilliard Ave Asheville, NC	2.0	1.0–2.0	809	$2,495	$3.08	14d	14	1.23mi
28 Woodrow Ave Asheville, NC	2.0	2.0	1100	$2,999	$2.73	14d	1	1.24mi
28 Woodrow Ave Asheville, NC	2.0	2.0	1000	$2,999	$3.00	23d	1	1.24mi
360 Hilliard Ave Asheville, NC	1.0–2.0	1.0–2.0	844	$1,800	$2.13	21d	10	1.24mi
56 Starnes Ave Asheville, NC	2.0	1.0	1100	$2,295	$2.09	14d	1	1.27mi
108 Mount Clare Ave Unit 1 Asheville, NC	2.0	1.0	820	$1,475	$1.80	14d	1	1.33mi
146 Roberts St Asheville, NC	1.0–2.0	1.0–2.0	995	$2,578	$2.59	14d	19	1.35mi
1 Page Ave Asheville, NC	1.0–2.0	1.0–2.0	1609	$4,200	$2.61	14d	5	1.37mi
136 Louisiana Ave Unit 1 Asheville, NC	2.0	1.0	1050	$1,450	$1.38	21d	1	1.44mi
13 Garden Rd Asheville, NC	3.0	2.0	902	$1,500	$1.66	43d	1	1.45mi
226 Hilliard Ave Asheville, NC	2.0	1.0–2.0	862	$3,300	$3.83	14d	92	1.45mi

Listing history 16 events

1. 2026-06-18
   days on market $68,900 Active 156 DOM
2. 2026-06-17
   days on market $68,900 Active 155 DOM
3. 2026-06-16
   days on market $68,900 Active 154 DOM
4. 2026-06-15
   days on market $68,900 Active 153 DOM
5. 2026-06-14
   days on market $68,900 Active 151 DOM
6. 2026-06-10
   days on market $68,900 Active 148 DOM
7. 2026-06-09
   days on market $68,900 Active 147 DOM
8. 2026-06-08
   days on market $68,900 Active 146 DOM
9. 2026-06-07
   days on market $68,900 Active 145 DOM
10. 2026-06-03
    days on market $68,900 Active 141 DOM
11. 2026-06-02
    days on market $68,900 Active 140 DOM
12. 2026-06-01
    pricedays on market $68,900 Active 139 DOM
13. 2026-05-31
    days on market $68,400 Active 138 DOM
14. 2026-05-30
    days on market $68,400 Active 137 DOM
15. 2026-02-01
    price $68,400 376-char remark

    Show marketing remark (376 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

16. 2026-01-13
    listed $68,900 Active 376-char remark

    Show marketing remark (376 chars)

    * THIS IS A RESALE LISTING * You'll love living in this 3 bedroom, 2 bathroom home within a wonderful family-friendly community. Check out the awesome amenities your community has to offer such as community events, , , and more! This home won't be on the market long, so call us today for more information or to schedule a tour. Deposits & Fees are subject to change.

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,045
• − Mortgage interest: −$3,859
• − Property taxes: −$1,034
• − Insurance: −$344
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − Depreciation: −$2,004
• Taxable income: $14,636
• Est. tax owed @ 24.0%: −$3,513
• After-tax cash flow: $11,349/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 · 5 photos

Good 80/100 Cosmetic rehab

This 3-bedroom, 2-bathroom manufactured home is in good condition with a good exterior and interior. It has a modern kitchen and is located in a family-friendly community. Potential buyers and renters will appreciate the curb appeal and the home's location.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value.
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers and renters.
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and reduce energy costs.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers and renters. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and reduce energy costs. ↑

ⓘ 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: 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

Livability — Asheville

• Score: 72/100
• State rank: #96
• US rank: #6307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Asheville, NC
• County: Buncombe County · 241,085 people
• City population: 137,611
• Metro: Asheville, NC
• Population (ZIP): 43,433
• Household income: $63,273
• Rent vs Own: 40.1% rent · 59.9% own
• Severe rent burden: 1783.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 11% Two or more races 9% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 3% Slovak 3% Italian 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 86% English-only · Spanish 9% Russian/Polish/Slavic 3% Other Indo-European 2%

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: ▼ -271.16%
• Current HPI: 350.3071
• Rent YoY: ▲ 2.06%
• Metro: Asheville, 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

-0.7% since first listed

2 events — show timeline

• 2026-02-01 Price Changed $68,400 Zillow
• 2026-01-13 Listed $68,900 Zillow