2835 Grace Hill Dr · Granite Falls, NC 28630

$180,000

3 bd · 2.0 ba · 1,431 sqft · SingleFamily public records · 13 Days on market

Built 1999 0.49 ac lot Est $195k · 8% under

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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 +19.5/30.0
• ARV discount +10.9/15.0
• DSCR +6.2/10.0
• 1% rule +4.2/10.0
• Schools +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don't miss this 3bed/2bath home in Granite Falls! Corner lot with private backyard. Great location convenient to downtown granite falls, hwy 321, and Lake Hickory. Wonderful floorplan with open kitchen, laundry room, dining area and living room. Primary bedroom includes walk-in closet, soaking tub, and full bathroom. two additional bedrooms with shared bath.

Key facts

• Private backyard
• Laundry room
• Living room

Tags

• CORNER LOT
• PRIVATE BACKYARD
• OPEN KITCHEN
• LAUNDRY ROOM
• DINING AREA
• LIVING ROOM

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Manufactured doublewide single-family residence; One level
• Construction: Vinyl exterior; Manufactured construction; Built as a one-story; Crawl space foundation
• Exterior features: Cleared corner lot; Concrete and paved road access

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: 8 total rooms; Wood-burning fireplace; Crawl space foundation
• Laundry & utility: Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/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 $165k (8.3% below list).
• Recommended offer: $165k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 7.7% vs local median 3.3% in Granite Falls — 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 65/100 on livability (#297 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Caldwell County Schools (suburban): math 38% / reading 46% proficiency, ranked #106 of 178 in NC (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dudley Shoals Elementary (math 35% / reading 41%, grade F, #759 of 1,410 statewide, top 54%, 437 students, 72% FRL); South Caldwell High (math 55% / reading 51%, grade C-, #281 of 535 statewide, top 53%, 1,317 students, 50% FRL).
• Market conditions: 144 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 217 units permitted in Caldwell 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 $5k of value loss. Plan a longer hold.
• Caldwell County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $100k; list at $180k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000 (8.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.66%
• Cash-on-cash: 4.89%
• DSCR: 1.22
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $194,616
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2915 Grace View Pl	0.12mi	3/2.0	1,440 (+1%)	6mo	$196,000	$136	88
2911 Grace View Pl	0.14mi	3/2.0	1,534 (+7%)	1mo	$200,000	$130	81
2936 Grace View Pl	0.04mi	3/2.0	1,628 (+14%)	7mo	$200,000	$123	70
1301 Dudley Shoals Rd	0.41mi	3/1.5	1,522 (+6%)	9mo	$387,500	$255	61
3012 Grace View Pl	0.22mi	3/2.0	1,296 (-9%)	21mo	$179,999	$139	56

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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-16,151
• Equity at exit: $26,839

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,518
• Equity at exit: $15,563

Cash invested: $50,400 (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 28630

• Home prices YoY: -9.0%
• Active inventory: 144
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$79 /mo · $950/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $205

Break-even live

Break-even rent $1,390

Max offer price $180,000

Occupancy floor 83%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4207 Peach Orchard Rd Granite Falls, NC	2.0	1.0	1052	$1,650	$1.57	21d	1	1.02mi

Listing history 12 events

1. 2026-06-19
   days on market $180,000 Active 13 DOM
2. 2026-06-18
   days on market $180,000 Active 12 DOM
3. 2026-06-17
   days on market $180,000 Active 11 DOM
4. 2026-06-16
   days on market $180,000 Active 10 DOM
5. 2026-06-15
   days on market $180,000 Active 9 DOM
6. 2026-06-14
   days on market $180,000 Active 7 DOM
7. 2026-06-13
   days on market $180,000 Active 6 DOM
8. 2026-06-10
   days on market $180,000 Active 4 DOM
9. 2026-06-09
   days on market $180,000 Active 3 DOM
10. 2026-06-08
    days on market $180,000 Active 2 DOM
11. 2026-06-07
    remarks 360-char remark
12. 2026-06-07
    listed $180,000 Active 1 DOM

ⓘ 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: $950 · $79/mo
• Projected year-2 tax: $1,476 · $123/mo
• Expected delta: +$526/yr (+$44/mo · 55.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,800
• − Mortgage interest: −$10,083
• − Property taxes: −$950
• − Insurance: −$900
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$5,236
• Taxable loss: −$537
• Est. tax savings @ 24.0%: +$129
• After-tax cash flow: $2,594/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: Caldwell County Schools
• NCES district ID: 3700580
• Math proficiency: 38% ▲ 1.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $37,165
• Composite: 34.9/100
• National rank: #5079
• State rank: #106 of 178 in NC

Livability — Granite Falls

• Score: 65/100
• State rank: #297
• US rank: #12418

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 20,400

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 77,603 people
• By 2030: 74,714 · -3.7%
• By 2040: 67,732 · -12.7%
• By 2050: 59,938 · -22.8%
• By 2075: 43,232 · -44.3%
• By 2100: 28,894 · -62.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 2% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4% Other Indo-European 1%

Political lean MEDSL · Caldwell

• 2024 margin: Solid R (+52.6) · D 23.4% · R 76.0%
• 2008→2024 swing: -22.9pp toward R · 2008: -29.7pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+51.1 2016: R+50.6 2012: R+35.7 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.49%
• Current HPI: 267.1192
• 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

+176.9% since first listed

3 events — show timeline

• 2026-06-06 Listed $180,000 CANOPYMLS as Distributed by MLS Grid
• 2015-10-23 Sold (Public Records) $100,000 Public Records
• 2002-04-01 Sold (Public Records) $65,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $950 · +86.7% YoY. Source: county tax records.