3915 Cedar Forest Rd · Ramseur, NC 27248

$70,000

2 bd · 1.0 ba · 720 sqft · Manufactured · 2 Days on market

Built 1979 1.66 ac lot

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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
• Appreciation +7.0/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Storage Galore!! Mobile home is small and in need of some repair. There is a carport. A long driveway leading to home and allowing for privacy. The seller is leaving all that's on the grounds. No repairs will be made. To show will have to lift rail up and please put it back in place when leaving. Property being sold as is!!! Sellers will apply for new title Vin is 72383 and title # is 000000910912903 .

Key facts

• Privacy
• Carport
• Storage galore

Tags

• STORAGE GALORE
• CARPORT
• LONG DRIVEWAY
• PRIVACY

Property features AI

Finance

• Other: Located on a public maintained road; Lot is approximately 1.66 acres; Lot number 23; Directions: Off Hwy 22 N take a right on Cedar Forest Rd - home near end on left
• HOA & community: No homeowners association; Subdivision: Oak Valley

Exterior

• Parking: Driveway; Detached carport
• Utilities: Well water; Septic tank; Electric water heater
• Home design: Manufactured home (single wide); One story; Built in 1979; Existing structure
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Garden; Barn(s); Cable available; Partially cleared and partially wooded natural land

Interior

• Kitchen: Electric water heater
• Bedrooms: Primary on main
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Propane wall furnace
• Interior features: Primary bedroom on the main level; Attic with no access; Total of 4 rooms
• Laundry & utility: Washer hookup; Dryer connection; Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $688 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).

Location & tenants

• Location reads 71/100 on livability (#104 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B+; Watch: schools F, amenities F, commute 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.
• Market conditions: 22 active listings in the ZIP; 789 units permitted in Randolph County in 2024 (168 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $3k appreciation (4.0% local appreciation)).
• Randolph County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $20k; list at $70k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $70,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.00% ✓
• Cap rate: 18.09%
• Cash-on-cash: 42.12%
• DSCR: 2.87
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.0%
• Equity multiple: 3.87×
• Total profit: $56,194
• Equity at exit: $35,692

10-year hold

• IRR: 47.6%
• Equity multiple: 7.83×
• Total profit: $133,941
• Equity at exit: $58,538

Cash invested: $19,600 (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 27248

• Home prices YoY: 1.6%
• Active inventory: 22
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$22 /mo · $265/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $688

Break-even live

Break-even rent $530

Max offer price $70,000

Occupancy floor 46%

Sensitivity live

Price	-10% $728	-5% $708	+0% $688	+5% $668	+10% $648
Rent	-10% $577	-5% $633	+0% $688	+5% $743	+10% $799
Rate	-1.0pp $723	-0.5pp $706	base $688	+0.5pp $670	+1.0pp $651

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-18
   days on market $70,000 Active 2 DOM
2. 2026-06-16
   remarks 405-char remark
3. 2026-06-16
   listed $70,000 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: $265 · $22/mo
• Projected year-2 tax: $574 · $48/mo
• Expected delta: +$309/yr (+$26/mo · 116.6%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $16,805
• − Mortgage interest: −$3,921
• − Property taxes: −$265
• − Insurance: −$350
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − Depreciation: −$2,036
• Taxable income: $7,543
• Est. tax owed @ 24.0%: −$1,810
• After-tax cash flow: $6,445/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 — Ramseur

• Score: 71/100
• State rank: #104
• US rank: #6731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,975

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 (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Black 3% Two or more races 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 1%
• Common ancestry: Slovak 3% Serbian 2% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 7%

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: ▲ 4.05%
• Current HPI: 258.7062
• 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

+250.0% since first listed

2 events — show timeline

• 2026-06-16 Listed $70,000 Triad MLS
• 1989-01-01 Sold (Public Records) $20,000 Public Records

Property tax history

+16.0%/yr

Latest (2025): $265 · +0.0% YoY. Source: county tax records.