2738 Old Mountain Rd · Trinity, NC 27370

$134,900

2 bd · 2.0 ba · 972 sqft · Manufactured · 65 Days on market

Built 1994 1.34 ac lot

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Why this score? — see what drove the C+ 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 +26.8/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained 2BR/2BA manufactured home sitting on 1.34 acres in a quiet rural setting in Trinity. This property offers a functional open floor plan with a spacious living area that flows into the kitchen, featuring white cabinetry, ample counter space, and a practical layout for everyday living. The split-bedroom design provides privacy, with a primary suite offering a full bath, while the secondary bedroom is conveniently located near the second full bathroom. Enjoy the outdoors with a large, level yard—ideal for gardening, pets, or entertaining. The property provides plenty of space for future additions or recreational use. Conveniently located with easy access to

Key facts

• Open floor plan
• Ample counter space
• Spacious living area

Tags

• OPEN FLOOR PLAN
• SPACIOUS LIVING AREA
• WHITE CABINETRY
• AMPLE COUNTER SPACE
• SPLIT-BEDROOM DESIGN
• PRIMARY SUITE

Property features AI

Finance

• Other: Living room approximately 13 ft x 16 ft 9 in; Additional main-level rooms approximately 10 ft 8 in x 11 ft 4 in and 9 ft 11 in x 18 ft 2 in; Building area listed as 972 (unit not shown)
• HOA & community: No homeowners association

Exterior

• Parking: Gravel parking
• Utilities: Septic tank sewer; Electric water heater
• Home design: Manufactured single-wide home; Built in 1994; One level
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: 1.34-acre lot; Public and well water sources; Publicly maintained road access; No pool; No guest house

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Bedrooms located on main level
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling; Electric heating
• Interior features: Primary bedroom on main level; Total of 5 rooms
• Laundry & utility: Main-level laundry room (5 ft x 5 ft)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 3.4% in Trinity — 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 69/100 on livability (#161 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Randolph County School System (rural): math 43% / reading 43% proficiency, ranked #94 of 178 in NC (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hopewell Elementary School (math 69% / reading 60%, grade B, #147 of 1,410 statewide, top 11%, 679 students, 50% FRL); Trinity Middle School (math 36% / reading 45%, grade F, #215 of 475 statewide, top 46%, 518 students, 64% FRL); Wheatmore High School (math 67% / reading 57%, grade B-, #184 of 535 statewide, top 37%, 677 students, 44% FRL) — zoned schools at 53% FRL track the district average.
• Zoned-school proficiency averages 56% at this address vs 43% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Randolph County School System average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 119 active listings in the ZIP; 789 units permitted in Randolph County in 2024 (168 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Randolph County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $12k; list at $135k implies a 979% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,806 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% 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 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. 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.
6. 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.
7. 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: 1.09% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.69%
• DSCR: 1.52
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 1.0%
• Equity multiple: 1.04×
• Total profit: $1,505
• Equity at exit: $20,114

10-year hold

• IRR: 10.6%
• Equity multiple: 1.83×
• Total profit: $31,216
• Equity at exit: $11,664

Cash invested: $37,772 (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 27370

• Home prices YoY: -9.9%
• Active inventory: 119
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$707
• Tax from tax record: −$27 /mo · $324/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $368

Break-even live

Break-even rent $1,001

Max offer price $134,900

Occupancy floor 70%

Sensitivity live

Price	-10% $444	-5% $406	+0% $368	+5% $330	+10% $291
Rent	-10% $252	-5% $310	+0% $368	+5% $426	+10% $484
Rate	-1.0pp $436	-0.5pp $402	base $368	+0.5pp $333	+1.0pp $297

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $134,900 Active 65 DOM
2. 2026-06-18
   days on market $134,900 Active 62 DOM
3. 2026-06-17
   days on market $134,900 Active 61 DOM
4. 2026-06-16
   days on market $134,900 Active 60 DOM
5. 2026-06-15
   days on market $134,900 Active 59 DOM
6. 2026-06-14
   days on market $134,900 Active 57 DOM
7. 2026-06-10
   days on market $134,900 Active 54 DOM
8. 2026-06-09
   days on market $134,900 Active 53 DOM
9. 2026-06-08
   days on market $134,900 Active 52 DOM
10. 2026-06-07
    days on market $134,900 Active 51 DOM
11. 2026-06-05
    days on market $134,900 Active 48 DOM
12. 2026-06-03
    days on market $134,900 Active 47 DOM
13. 2026-06-02
    days on market $134,900 Active 46 DOM
14. 2026-06-01
    days on market $134,900 Active 45 DOM
15. 2026-05-31
    days on market $134,900 Active 44 DOM
16. 2026-05-31
    days on market $134,900 Active 43 DOM
17. 2026-05-04
    price $134,900
18. 2026-04-17
    listed $139,900 Active
19. 2021-04-12
    soldstatus $12,500

ⓘ 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: $324 · $27/mo
• Projected year-2 tax: $1,106 · $92/mo
• Expected delta: +$782/yr (+$65/mo · 241.7%)

ⓘ 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 5/10 Major 6 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,597
• − Mortgage interest: −$7,556
• − Property taxes: −$324
• − Insurance: −$674
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$3,924
• Taxable income: $2,303
• Est. tax owed @ 24.0%: −$553
• After-tax cash flow: $3,862/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: Randolph County School System
• NCES district ID: 3703780
• Math proficiency: 43% ▲ 1.00%
• Reading proficiency: 43% ▲ 2.00%
• Median HH income: $43,490
• Composite: 36.37/100
• National rank: #4686
• State rank: #94 of 178 in NC

Livability — Trinity

• Score: 69/100
• State rank: #161
• US rank: #8823

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,223

Population outlook (Randolph County) Hauer SSP2

• Today (2025): 142,640 people
• By 2030: 140,911 · -1.2%
• By 2040: 135,692 · -4.9%
• By 2050: 128,575 · -9.9%
• By 2075: 111,507 · -21.8%
• By 2100: 93,376 · -34.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 5% Two or more races 3% Black 2% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Serbian 5% Slovak 5% Iranian 3%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · Spanish 3% Tagalog/Filipino 1%

Political lean MEDSL · Randolph

• 2024 margin: Solid R (+57.2) · D 21.0% · R 78.3%
• 2008→2024 swing: -15.0pp toward R · 2008: -42.3pp · 2024: -57.2pp
• All cycles: 2024: R+57.2 2020: R+56.3 2016: R+56.7 2012: R+50.2 2008: R+42.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.61%
• Current HPI: 242.2984
• 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

+979.2% since first listed

3 events — show timeline

• 2026-05-04 Price Changed $134,900 Triad MLS
• 2026-04-17 Listed $139,900 Triad MLS
• 2021-04-12 Sold (Public Records) $12,500 Public Records

Property tax history

+9.2%/yr

Latest (2025): $324 · +1.5% YoY. Source: county tax records.