9385 US Highway 52 Hwy N · Ansonville, NC 28170

$260,000

3 bd · 2.0 ba · 2,052 sqft · Manufactured public records · 34 Days on market

Built 2002 1.00 ac lot

---

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).

• Appreciation +10.0/10.0
• Cash flow +8.4/30.0
• ARV discount +7.5/15.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +2.1/10.0
• 1% rule +1.5/10.0

Listing remarks

Built in 2002, this spacious four bedroom double-wide sits on 1 acre in Ansonville. Inside, you'll find multiple living and sitting areas, generous bedroom space and a peaceful outdoor setting perfect for relaxing or entertaining. Come see everything this beautiful property has to offer!

Key facts

• 1 acre lot
• Built 2002
• Listed 33 days

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; one-story; Permanent foundation
• Construction: Manufactured construction; Aluminum and vinyl exterior
• Exterior features: Shed(s); Other outbuilding (see remarks); Concrete road access; Publicly maintained road

Interior

• Kitchen: Convection oven
• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Has a fireplace; Convection oven; Electric water heater
• Laundry & utility: Laundry located in a common area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $260k.

Deal economics

• At list price, monthly cash flow is $-234 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (34.7% below list).
• Recommended offer: $170k (34.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 57/100 on livability (#586 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, schools D, crime F.
• Anson County Schools (rural): math 20% / reading 32% proficiency, ranked #159 of 178 in NC (top 89%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 85 active listings in the ZIP; 55 units permitted in Anson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Anson County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $76k; list at $260k implies a 242% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 49% 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 $169,901 (34.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
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. 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. 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: 0.65% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.85%
• DSCR: 0.83
• GRM: 12.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.74×
• Total profit: $126,611
• Equity at exit: $234,229

10-year hold

• IRR: 19.4%
• Equity multiple: 6.28×
• Total profit: $384,332
• Equity at exit: $505,123

Cash invested: $72,800 (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 28170

• Home prices YoY: 5.8%
• Active inventory: 85
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,699 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$104 /mo · $1,249/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-234

Break-even live

Break-even rent $1,995

Max offer price $218,723

Occupancy floor —

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $260,000 Active 34 DOM
2. 2026-06-17
   days on market $260,000 Active 33 DOM
3. 2026-06-16
   days on market $260,000 Active 32 DOM
4. 2026-06-15
   days on market $260,000 Active 31 DOM
5. 2026-06-13
   days on market $260,000 Active 29 DOM
6. 2026-06-12
   days on market $260,000 Active 28 DOM
7. 2026-06-09
   days on market $260,000 Active 25 DOM
8. 2026-06-08
   days on market $260,000 Active 24 DOM
9. 2026-06-07
   days on market $260,000 Active 23 DOM
10. 2026-06-07
    days on market $260,000 Active 22 DOM
11. 2026-06-04
    days on market $260,000 Active 19 DOM
12. 2026-06-02
    days on market $260,000 Active 18 DOM
13. 2026-06-01
    days on market $260,000 Active 17 DOM
14. 2026-05-31
    days on market $260,000 Active 16 DOM
15. 2026-05-16
    listed $260,000 Active
16. 2026-05-13
    historical $260,000
17. 2005-04-13
    soldstatus $76,000

ⓘ 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: $1,249 · $104/mo
• Projected year-2 tax: $2,132 · $178/mo
• Expected delta: +$883/yr (+$74/mo · 70.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 49% 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: $20,388
• − Mortgage interest: −$14,564
• − Property taxes: −$1,249
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$7,564
• Taxable loss: −$7,551
• Est. tax savings @ 24.0%: +$1,812
• After-tax cash flow: $-992/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: Anson County Schools
• NCES district ID: 3700180
• Math proficiency: 20% ▼ -7.00%
• Reading proficiency: 32% ▼ -1.00%
• Median HH income: $34,961
• Composite: 21.41/100
• National rank: #8348
• State rank: #159 of 178 in NC

Livability — Ansonville

• Score: 57/100
• State rank: #586
• US rank: #21545

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ansonville, NC
• Population (ZIP): 9,595

Population outlook (Anson County) Hauer SSP2

• Today (2025): 23,572 people
• By 2030: 22,384 · -5.0%
• By 2040: 19,976 · -15.3%
• By 2050: 17,803 · -24.5%
• By 2075: 13,839 · -41.3%
• By 2100: 10,890 · -53.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Black 53% White 38% Two or more races 4% Asian 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Russian 1% Serbian 1%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 2% Other Asian/Pacific 1% Korean 1%

Political lean MEDSL · Anson

• 2024 margin: Toss-up / Even · D 48.4% · R 50.9%
• 2008→2024 swing: -23.5pp toward R · 2008: 20.9pp · 2024: -2.5pp
• All cycles: 2024: R+2.5 2020: D+4.2 2016: D+12.6 2012: D+25.0 2008: D+20.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 12.62%
• Current HPI: 228.7798
• 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

+242.1% since first listed

3 events — show timeline

• 2026-05-16 Listed $260,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-13 Coming Soon $260,000 CANOPYMLS as Distributed by MLS Grid
• 2005-04-13 Sold (Public Records) $76,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $1,249 · +0.0% YoY. Source: county tax records.