1126 Manning St · Eden, NC 27288

$149,500

3 bd · 1.0 ba · 1,891 sqft · SingleFamily public records · 47 Days on market

Built 1952 0.50 ac lot Est $225k · 34% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• DSCR +4.2/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nice home in my opinion a very good neighborhood. Needs some TLC . Home has some very nice landscaping that has bloomed great this spring. this is a 1 1/2 storey home with 1 bedroom upstairs and 2 on the main floor. The upstairs also has a play area for children. Has a storage building out back for your mower and misc. yard tools unfinished basement for your use. The personal property that is in the home currently will be sold by an Estate Sale & liquidation Co. before closing. f or additional information on the Estate Sale Call 336-616-2113

Key facts

• Play area
• Storage building
• Unfinished basement

Tags

• NICE LANDSCAPING
• PLAY AREA
• STORAGE BUILDING
• UNFINISHED BASEMENT

Property features AI

Finance

• Other: One fireplace located in the den; Basement includes a workshop area
• Financial info: Financial details not provided
• HOA & community: No association fees; Associated with Greensboro (association field indicates 'Greensboro')

Exterior

• Parking: Driveway
• Security: Security details not specified
• Utilities: Public water; Public sewer; Electric heating fuel; Electric water heater
• Home design: Residential, stick/site-built house; Brick construction; Built in 1952; One and one-half story
• Construction: Brick exterior; Built in 1952; Unfinished basement (basement present)
• Exterior features: Half-acre lot; Public-maintained road access; No pool

Interior

• Kitchen: Electric water heater
• Bedrooms: Includes main-level primary bedroom
• Flooring: Flooring details not specified
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced-air heating (electric); Window air conditioning units
• Interior features: Primary bedroom located on the main level; One and one-half level layout; 11 total rooms
• Laundry & utility: Utility details not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $12 ($143/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (14.3% below list).
• Recommended offer: $128k (14.3% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.3% in Eden — 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 67/100 on livability (#224 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools F, crime D-, amenities F.
• Rockingham County Schools (rural): math 38% / reading 40% proficiency, ranked #120 of 178 in NC (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 208 active listings in the ZIP; 344 units permitted in Rockingham County in 2024 (0 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 $4k of value loss. Plan a longer hold.
• Rockingham County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,119 (14.3% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $225,029
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1142 Manning St	0.06mi	4/2.5 (+1)	1,968 (+4%)	1mo	$120,000	$61	79
702 Hampton St	0.23mi	3/1.5	1,760 (-7%)	4mo	$219,000	$124	72
1111 Harris St	0.13mi	3/2.5	1,680 (-11%)	2mo	$200,000	$119	68
615 S Hamilton St	0.65mi	3/2.0	1,940 (+3%)	7mo	$201,000	$104	56
1150 Trogdon Dr	0.37mi	3/2.5	1,922 (+2%)	24mo	$230,000	$120	54
1301 Washington St	0.26mi	3/2.0	1,687 (-11%)	15mo	$118,300	$70	54
325 Coleman St	0.73mi	3/1.0	1,814 (-4%)	9mo	$199,000	$110	52
1200 Center Church Rd	0.71mi	4/2.0 (+1)	1,813 (-4%)	2mo	$270,000	$149	49
918 Hampton St	0.40mi	2/2.0 (-1)	1,630 (-14%)	0mo	$193,500	$119	49
803 Mcconnell Ave	0.42mi	3/2.0	1,675 (-11%)	15mo	$199,000	$119	45
171 Windy Rd	0.71mi	3/2.0	2,044 (+8%)	20mo	$180,000	$88	32

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-23,468
• Equity at exit: $22,291

10-year hold

• IRR: -7.3%
• Equity multiple: 0.54×
• Total profit: $-19,462
• Equity at exit: $12,926

Cash invested: $41,860 (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 27288

• Home prices YoY: -26.5%
• Active inventory: 208
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$154 /mo · $1,847/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $12

Break-even live

Break-even rent $1,266

Max offer price $149,500

Occupancy floor 94%

Sensitivity live

Price	-10% $97	-5% $54	+0% $12	+5% $-30	+10% $-73
Rent	-10% $-89	-5% $-39	+0% $12	+5% $63	+10% $113
Rate	-1.0pp $87	-0.5pp $50	base $12	+0.5pp $-27	+1.0pp $-66

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-15
   statusdays on market $149,500 Pending 47 DOM
2. 2026-06-14
   days on market $149,500 Due Diligence Period 46 DOM
3. 2026-06-13
   days on market $149,500 Due Diligence Period 45 DOM
4. 2026-06-10
   days on market $149,500 Due Diligence Period 43 DOM
5. 2026-06-09
   days on market $149,500 Due Diligence Period 42 DOM
6. 2026-06-08
   days on market $149,500 Due Diligence Period 41 DOM
7. 2026-06-07
   days on market $149,500 Due Diligence Period 40 DOM
8. 2026-06-03
   days on market $149,500 Due Diligence Period 36 DOM
9. 2026-06-02
   days on market $149,500 Due Diligence Period 35 DOM
10. 2026-06-01
    days on market $149,500 Due Diligence Period 34 DOM
11. 2026-05-31
    days on market $149,500 Due Diligence Period 33 DOM
12. 2026-05-31
    days on market $149,500 Due Diligence Period 32 DOM
13. 2026-05-11
    historical Due Diligence Period
14. 2026-04-28
    listed $149,500 Active

ⓘ 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: $1,847 · $154/mo
• Projected year-2 tax: $1,847 · $154/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,374
• − Mortgage interest: −$8,374
• − Property taxes: −$1,847
• − Insurance: −$748
• − Repairs & maintenance: −$1,230
• − Management: −$1,230
• − Depreciation: −$4,349
• Taxable loss: −$2,404
• Est. tax savings @ 24.0%: +$577
• After-tax cash flow: $720/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: Rockingham County Schools
• NCES district ID: 3703990
• Math proficiency: 38% ▼ -2.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $38,914
• Composite: 32.6/100
• National rank: #5673
• State rank: #120 of 178 in NC

Livability — Eden

• Score: 67/100
• State rank: #224
• US rank: #10535

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Eden, NC
• County: Rockingham County · 22,926 people
• City population: 22,926
• Metro: Greensboro-High Point, NC
• Population (ZIP): 22,926
• Household income: $52,594
• Rent vs Own: 37.8% rent · 62.2% own
• Severe rent burden: 860.0

Population outlook (Rockingham County) Hauer SSP2

• Today (2025): 87,103 people
• By 2030: 83,763 · -3.8%
• By 2040: 76,082 · -12.7%
• By 2050: 68,106 · -21.8%
• By 2075: 52,531 · -39.7%
• By 2100: 39,871 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 23% Hispanic / Latino 6% Two or more races 5% Native American 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 1%

Political lean MEDSL · Rockingham

• 2024 margin: Solid R (+35.9) · D 31.7% · R 67.6%
• 2008→2024 swing: -19.9pp toward R · 2008: -16.0pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+32.0 2016: R+30.0 2012: R+21.3 2008: R+16.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.28%
• Current HPI: 183.5709
• Rent YoY: —
• Metro: Greensboro-High Point, 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

2 events — show timeline

• 2026-05-11 Contingent — Triad MLS
• 2026-04-28 Listed $149,500 Triad MLS

Property tax history

+4.8%/yr

Latest (2025): $1,847 · +0.0% YoY. Source: county tax records.