284 Aqua Vista Loop · Maggie Valley, NC 28785

$99,500

1 bd · 1.0 ba · 410 sqft · Condo public records · 23 Days on market

Built 1994

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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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +4.5/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 lots and an RV in the desired Dogwood Lakes community. Looking for some where to stay for your visits to Maggie Valley and Waynesville, It is all hooked up and ready to live in. Its a double lot that has a common area dock just about 500 ft away. The RV is a 1994 and has been secured away from the elements under a nicely built Roof system creating a serene covered porch and extra protection all these years. Don't miss this opportunity. You won't find this listing in the residential section of the dogwood lakes MLS so take a drive through the lakes and see the potential that is here. Retire to Fishing and kayaking on lake all day everyday. As Large Jonathan Creek, sits just beyond the lakes with access for relaxing and fishing as well.

Key facts

• Flowering trees
• Double lot
• Lush lawn

Tags

• DOUBLE LOT
• CUSTOM CANOPY
• LARGE FRONT DECK
• LUSH LAWN
• FLOWERING TREES
• ATTRACTIVE LANDSCAPING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.3% in Maggie Valley — 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 51/100 on livability (#701 in NC) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A; Watch: schools D, crime F, amenities F.
• Haywood County Schools (suburban): math 55% / reading 53% proficiency, ranked #50 of 178 in NC (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 288 active listings in the ZIP; 537 units permitted in Haywood County in 2024 (150 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $75k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,007 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.13% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.68%
• DSCR: 1.39
• GRM: 7.4

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: -6.6%
• Equity multiple: 0.76×
• Total profit: $-6,781
• Equity at exit: $14,836

10-year hold

• IRR: 3.1%
• Equity multiple: 1.22×
• Total profit: $6,267
• Equity at exit: $8,603

Cash invested: $27,860 (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 28785

• Home prices YoY: -19.4%
• Active inventory: 288
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,125 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $146

Break-even live

Break-even rent $941

Max offer price $99,500

Occupancy floor 82%

Sensitivity live

Price	-10% $215	-5% $180	+0% $146	+5% $111	+10% $77
Rent	-10% $57	-5% $101	+0% $146	+5% $190	+10% $235
Rate	-1.0pp $196	-0.5pp $171	base $146	+0.5pp $120	+1.0pp $94

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $99,500 Active 23 DOM
2. 2026-06-17
   days on market $99,500 Active 22 DOM
3. 2026-06-16
   days on market $99,500 Active 21 DOM
4. 2026-06-15
   days on market $99,500 Active 20 DOM
5. 2026-06-14
   days on market $99,500 Active 18 DOM
6. 2026-06-13
   days on market $99,500 Active 17 DOM
7. 2026-06-10
   days on market $99,500 Active 15 DOM
8. 2026-06-09
   days on market $99,500 Active 14 DOM
9. 2026-06-08
   days on market $99,500 Active 13 DOM
10. 2026-06-07
    days on market $99,500 Active 12 DOM
11. 2026-06-03
    days on market $99,500 Active 8 DOM
12. 2026-06-02
    days on market $99,500 Active 7 DOM
13. 2026-06-01
    days on market $99,500 Active 6 DOM
14. 2026-05-31
    days on market $99,500 Active 5 DOM
15. 2026-05-30
    days on market $99,500 Active 4 DOM
16. 2026-05-26
    listed $99,500 Active
17. 2025-07-24
    price $110,000
18. 2025-07-09
    listed $125,000 Active
19. 2023-09-05
    soldstatus $75,000 Closed 752-char remark

    Show marketing remark (752 chars)

    2 lots and an RV in the desired Dogwood Lakes community. Looking for some where to stay for your visits to Maggie Valley and Waynesville, It is all hooked up and ready to live in. Its a double lot that has a common area dock just about 500 ft away. The RV is a 1994 and has been secured away from the elements under a nicely built Roof system creating a serene covered porch and extra protection all these years. Don't miss this opportunity. You won't find this listing in the residential section of the dogwood lakes MLS so take a drive through the lakes and see the potential that is here. Retire to Fishing and kayaking on lake all day everyday. As Large Jonathan Creek, sits just beyond the lakes with access for relaxing and fishing as well.

20. 2023-09-05
    soldstatus $75,000

    Show marketing remark (752 chars)

    2 lots and an RV in the desired Dogwood Lakes community. Looking for some where to stay for your visits to Maggie Valley and Waynesville, It is all hooked up and ready to live in. Its a double lot that has a common area dock just about 500 ft away. The RV is a 1994 and has been secured away from the elements under a nicely built Roof system creating a serene covered porch and extra protection all these years. Don't miss this opportunity. You won't find this listing in the residential section of the dogwood lakes MLS so take a drive through the lakes and see the potential that is here. Retire to Fishing and kayaking on lake all day everyday. As Large Jonathan Creek, sits just beyond the lakes with access for relaxing and fishing as well.

21. 2023-08-17
    historical Active Under Contract 752-char remark

    Show marketing remark (752 chars)

    2 lots and an RV in the desired Dogwood Lakes community. Looking for some where to stay for your visits to Maggie Valley and Waynesville, It is all hooked up and ready to live in. Its a double lot that has a common area dock just about 500 ft away. The RV is a 1994 and has been secured away from the elements under a nicely built Roof system creating a serene covered porch and extra protection all these years. Don't miss this opportunity. You won't find this listing in the residential section of the dogwood lakes MLS so take a drive through the lakes and see the potential that is here. Retire to Fishing and kayaking on lake all day everyday. As Large Jonathan Creek, sits just beyond the lakes with access for relaxing and fishing as well.

22. 2023-07-19
    price $90,000 752-char remark

    Show marketing remark (752 chars)

    2 lots and an RV in the desired Dogwood Lakes community. Looking for some where to stay for your visits to Maggie Valley and Waynesville, It is all hooked up and ready to live in. Its a double lot that has a common area dock just about 500 ft away. The RV is a 1994 and has been secured away from the elements under a nicely built Roof system creating a serene covered porch and extra protection all these years. Don't miss this opportunity. You won't find this listing in the residential section of the dogwood lakes MLS so take a drive through the lakes and see the potential that is here. Retire to Fishing and kayaking on lake all day everyday. As Large Jonathan Creek, sits just beyond the lakes with access for relaxing and fishing as well.

23. 2023-06-27
    listed $100,000 Active 752-char remark

    Show marketing remark (752 chars)

    2 lots and an RV in the desired Dogwood Lakes community. Looking for some where to stay for your visits to Maggie Valley and Waynesville, It is all hooked up and ready to live in. Its a double lot that has a common area dock just about 500 ft away. The RV is a 1994 and has been secured away from the elements under a nicely built Roof system creating a serene covered porch and extra protection all these years. Don't miss this opportunity. You won't find this listing in the residential section of the dogwood lakes MLS so take a drive through the lakes and see the potential that is here. Retire to Fishing and kayaking on lake all day everyday. As Large Jonathan Creek, sits just beyond the lakes with access for relaxing and fishing as well.

24. 2022-06-22
    soldstatus $67,500 Closed
25. 2022-06-22
    soldstatus $67,000
26. 2022-05-23
    status Pending
27. 2022-02-17
    status Active
28. 2022-02-03
    historical Active Under Contract
29. 2021-08-11
    status Active
30. 2021-08-08
    historical Active Under Contract
31. 2021-08-04
    listed $90,000 Active
32. 1997-08-13
    soldstatus $13,750

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 9 d/yr ≥93°F today · 27 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,504
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$1,164
• − Repairs & maintenance: −$1,080
• − Management: −$1,080
• − Depreciation: −$2,895
• Taxable income: $219
• Est. tax owed @ 24.0%: −$53
• After-tax cash flow: $1,698/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: Haywood County Schools
• NCES district ID: 3702040
• Math proficiency: 55% ▲ 7.00%
• Reading proficiency: 53% ▲ 2.00%
• Median HH income: $42,715
• Composite: 45.42/100
• National rank: #2623
• State rank: #50 of 178 in NC

Livability — Maggie Valley

• Score: 51/100
• State rank: #701
• US rank: #25374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,619

Population outlook (Haywood County) Hauer SSP2

• Today (2025): 61,607 people
• By 2030: 62,137 · +0.9%
• By 2040: 62,418 · +1.3%
• By 2050: 61,578 · +-0.0%
• By 2075: 59,137 · -4.0%
• By 2100: 53,470 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 10% Slovak 7% Italian 6%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Haywood

• 2024 margin: Strong R (+25.1) · D 36.9% · R 62.0% · Other 1.1%
• 2008→2024 swing: -17.4pp toward R · 2008: -7.8pp · 2024: -25.1pp
• All cycles: 2024: R+25.1 2020: R+26.5 2016: R+28.0 2012: R+13.8 2008: R+7.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.83%
• Current HPI: 202.6632
• 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

+623.6% since first listed

17 events — show timeline

• 2026-05-26 Listed $99,500 FSBO.com
• 2025-07-24 Price Changed $110,000 CANOPYMLS as Distributed by MLS Grid
• 2025-07-09 Listed $125,000 CANOPYMLS as Distributed by MLS Grid
• 2023-09-05 Sold (Public Records) $75,000 Public Records
• 2023-09-05 Sold (MLS) $75,000 CANOPYMLS as Distributed by MLS Grid
• 2023-08-17 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2023-07-19 Price Changed $90,000 CANOPYMLS as Distributed by MLS Grid
• 2023-06-27 Listed $100,000 CANOPYMLS as Distributed by MLS Grid
• 2022-06-22 Sold (Public Records) $67,000 Public Records
• 2022-06-22 Sold (MLS) $67,500 CANOPYMLS as Distributed by MLS Grid
• 2022-05-23 Pending — CANOPYMLS as Distributed by MLS Grid
• 2022-02-17 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2022-02-03 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-08-11 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2021-08-08 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-08-04 Listed $90,000 CANOPYMLS as Distributed by MLS Grid
• 1997-08-13 Sold (Public Records) $13,750 Public Records

Property tax history

+0.5%/yr

Latest (2025): $131 · +4.8% YoY. Source: county tax records.