201 Merriman Rd · Balfour, NC 28791

$290,000

2 bd · 2.0 ba · 1,342 sqft · SingleFamily public records · 262 Days on market

Built 1940 8,712 sqft lot Est $372k · 22% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.3/30.0
• Schools +4.2/10.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Sellers willing to finance this adorable home with 10% down, 30 years at 8%. This means it would be a great way to get into a home and maybe refinance later and what a great home to get into! This must see charming cottage has been upgraded with many new features! You will find all new flooring throughout. The many new windows let in light to brighten every room. Kitchen has new cabinets and appliances as well as fixtures. Both bathrooms have also been updated. Built in shelves provide extra storage and charm. Spend time on the enclosed porch that leads out to a fenced yard. This home includes a quaint detached garage with a workroom. The attic space in this home is partially finished and could provide even more space!

Key facts

• Stone fireplace
• Woodburning stove
• Granite countertops

Tags

• HENDERSONVILLE COTTAGE
• REFINISHED HARDWOOD FLOORS
• COFFERED CEILING
• STONE FIREPLACE
• WOODBURNING STOVE
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Property zoned R-15; Other structures present (see remarks); Total living area approximately 1,125 sq ft with an additional ~200 sq ft other space
• HOA & community: No HOA

Exterior

• Parking: Detached garage (1 garage space); Circular driveway; Main-level garage
• Utilities: City water; Septic system installed
• Home design: Single-family residence (site built); One level
• Construction: Partial brick and vinyl exterior; Composition roof; Built on site (site built)
• Exterior features: Partial fencing; Corner lot; Roads are dirt and paved; publicly maintained

Interior

• Kitchen: Dishwasher; Electric oven; Electric range
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced-air heating; Heat pump (heating and cooling); Central air
• Interior features: Six total rooms; Crawl space foundation; Fireplace
• Laundry & utility: Main-level laundry; Electric dryer hookup; Gas dryer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-51 ($-606/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (25.7% below list).
• Recommended offer: $215k (25.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#338 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Henderson County Schools (suburban): math 48% / reading 52% proficiency, ranked #64 of 178 in NC (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hendersonville Elementary (math 77% / reading 72%, grade A, #58 of 1,410 statewide, top 5%, 330 students, 32% FRL); Hendersonville High (math 57% / reading 77%, grade B, #142 of 535 statewide, top 28%, 784 students, 43% FRL).
• Zoned-school proficiency averages 71% at this address vs 50% district-wide (+21 pts) — the actual schools serving this property are materially stronger than the Henderson County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 149 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,534 units permitted in Henderson County in 2024 (558 in 5+ unit buildings).
• This rent runs 33% of the median local income ($79k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Henderson County population projected at +20% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 262 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 6y ago; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $220k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $215,338 (25.7% 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 262 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.74% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.75%
• DSCR: 0.97
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $371,734
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 Stoney Mountain Rd	0.10mi	3/1.0 (+1)	1,263 (-6%)	13mo	$350,000	$277	66
422 Comet Dr	0.39mi	3/2.0 (+1)	1,258 (-6%)	7mo	$380,000	$302	61
603 Halsbury Ave	0.59mi	3/1.0 (+1)	1,290 (-4%)	1mo	$345,000	$267	57
330 Lyndhurst Dr	0.45mi	3/2.0 (+1)	1,440 (+7%)	8mo	$390,000	$271	55
508 Higate Rd	0.64mi	3/1.5 (+1)	1,264 (-6%)	0mo	$280,000	$222	53
127 Longview Dr	0.70mi	2/2.0	1,256 (-6%)	5mo	$230,000	$183	52
551 Woodfield Ln	0.70mi	3/2.0 (+1)	1,417 (+6%)	1mo	$325,000	$229	52
1717 Clairmont Dr	0.63mi	2/2.0	1,202 (-10%)	2mo	$450,000	$374	52
2025 S Stoney View Ct	0.27mi	3/2.0 (+1)	1,515 (+13%)	17mo	$428,000	$283	47
245 Ashmore Ave	0.58mi	3/2.0 (+1)	1,220 (-9%)	12mo	$349,900	$287	43
92 Lillycrop Ln	0.75mi	3/2.0 (+1)	1,479 (+10%)	7mo	$549,000	$371	37
232 Stone Brook Dr	0.69mi	3/2.0 (+1)	1,515 (+13%)	9mo	$387,500	$256	33

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-50,333
• Equity at exit: $43,240

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-48,470
• Equity at exit: $25,074

Cash invested: $81,200 (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 28791

• Active inventory: 149
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,153 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$110 /mo · $1,321/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-51

Break-even live

Break-even rent $2,217

Max offer price $281,076

Occupancy floor 97%

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Cornerstone Way Hendersonville, NC	2.0	2.0	1200	$1,795	$1.50	21d	1	0.20mi
1761 Haywood Manor Rd Hendersonville, NC	2.0	2.0	1080	$1,600	$1.48	14d	1	0.87mi
73 Eastbury Dr Hendersonville, NC	2.0	2.0	1109	$1,775	$1.60	23d	5	0.96mi
130 Creekview Rd Hendersonville, NC	3.0	2.5	1774	$2,495	$1.41	23d	1	1.32mi
146 Creekview Rd Unit 1 Hendersonville, NC	3.0	2.5	1700	$2,595	$1.53	23d	1	1.33mi
146 Creekview Rd Hendersonville, NC	3.0	3.0	1700	$2,595	$1.53	23d	1	1.33mi
21 Cedar Hill Rd Hendersonville, NC	3.0	2.5	1674	$2,300	$1.37	21d	1	1.35mi

Listing history 44 events

1. 2026-06-19
   status $290,000 Active 262 DOM
2. 2026-06-05
   statusdays on market $290,000 Pending 262 DOM
3. 2026-06-03
   days on market $290,000 Active 261 DOM
4. 2026-06-02
   days on market $290,000 Active 260 DOM
5. 2026-06-01
   days on market $290,000 Active 259 DOM
6. 2026-06-01
   status $290,000 Active 258 DOM
7. 2026-05-30
   status $290,000 Pending 258 DOM
8. 2026-05-14
   status Active
9. 2026-05-14
   price $290,000
10. 2026-05-02
    historical Active Under Contract
11. 2026-03-29
    price $295,000
12. 2026-03-02
    status Active
13. 2026-02-21
    historical Active Under Contract
14. 2026-01-05
    status Active
15. 2025-11-04
    price $300,000
16. 2025-10-17
    price $315,000
17. 2025-09-08
    price $325,000
18. 2025-09-08
    listed $315,000 Active
19. 2021-08-30
    soldstatus $220,000 Closed 733-char remark

    Show marketing remark (733 chars)

    Sellers willing to finance this adorable home with 10% down, 30 years at 8%. This means it would be a great way to get into a home and maybe refinance later and what a great home to get into! This must see charming cottage has been upgraded with many new features! You will find all new flooring throughout. The many new windows let in light to brighten every room. Kitchen has new cabinets and appliances as well as fixtures. Both bathrooms have also been updated. Built in shelves provide extra storage and charm. Spend time on the enclosed porch that leads out to a fenced yard. This home includes a quaint detached garage with a workroom. The attic space in this home is partially finished and could provide even more space!

20. 2021-08-30
    soldstatus $220,000

    Show marketing remark (733 chars)

    Sellers willing to finance this adorable home with 10% down, 30 years at 8%. This means it would be a great way to get into a home and maybe refinance later and what a great home to get into! This must see charming cottage has been upgraded with many new features! You will find all new flooring throughout. The many new windows let in light to brighten every room. Kitchen has new cabinets and appliances as well as fixtures. Both bathrooms have also been updated. Built in shelves provide extra storage and charm. Spend time on the enclosed porch that leads out to a fenced yard. This home includes a quaint detached garage with a workroom. The attic space in this home is partially finished and could provide even more space!

21. 2021-07-13
    historical Active Under Contract 733-char remark

    Show marketing remark (733 chars)

    Sellers willing to finance this adorable home with 10% down, 30 years at 8%. This means it would be a great way to get into a home and maybe refinance later and what a great home to get into! This must see charming cottage has been upgraded with many new features! You will find all new flooring throughout. The many new windows let in light to brighten every room. Kitchen has new cabinets and appliances as well as fixtures. Both bathrooms have also been updated. Built in shelves provide extra storage and charm. Spend time on the enclosed porch that leads out to a fenced yard. This home includes a quaint detached garage with a workroom. The attic space in this home is partially finished and could provide even more space!

22. 2021-07-01
    status Active 733-char remark

    Show marketing remark (733 chars)

    Sellers willing to finance this adorable home with 10% down, 30 years at 8%. This means it would be a great way to get into a home and maybe refinance later and what a great home to get into! This must see charming cottage has been upgraded with many new features! You will find all new flooring throughout. The many new windows let in light to brighten every room. Kitchen has new cabinets and appliances as well as fixtures. Both bathrooms have also been updated. Built in shelves provide extra storage and charm. Spend time on the enclosed porch that leads out to a fenced yard. This home includes a quaint detached garage with a workroom. The attic space in this home is partially finished and could provide even more space!

23. 2021-07-01
    price $260,000 733-char remark

    Show marketing remark (733 chars)

    Sellers willing to finance this adorable home with 10% down, 30 years at 8%. This means it would be a great way to get into a home and maybe refinance later and what a great home to get into! This must see charming cottage has been upgraded with many new features! You will find all new flooring throughout. The many new windows let in light to brighten every room. Kitchen has new cabinets and appliances as well as fixtures. Both bathrooms have also been updated. Built in shelves provide extra storage and charm. Spend time on the enclosed porch that leads out to a fenced yard. This home includes a quaint detached garage with a workroom. The attic space in this home is partially finished and could provide even more space!

24. 2021-06-18
    historical 733-char remark

    Show marketing remark (733 chars)

    Sellers willing to finance this adorable home with 10% down, 30 years at 8%. This means it would be a great way to get into a home and maybe refinance later and what a great home to get into! This must see charming cottage has been upgraded with many new features! You will find all new flooring throughout. The many new windows let in light to brighten every room. Kitchen has new cabinets and appliances as well as fixtures. Both bathrooms have also been updated. Built in shelves provide extra storage and charm. Spend time on the enclosed porch that leads out to a fenced yard. This home includes a quaint detached garage with a workroom. The attic space in this home is partially finished and could provide even more space!

25. 2021-06-04
    historical Active Under Contract 733-char remark

    Show marketing remark (733 chars)

    Sellers willing to finance this adorable home with 10% down, 30 years at 8%. This means it would be a great way to get into a home and maybe refinance later and what a great home to get into! This must see charming cottage has been upgraded with many new features! You will find all new flooring throughout. The many new windows let in light to brighten every room. Kitchen has new cabinets and appliances as well as fixtures. Both bathrooms have also been updated. Built in shelves provide extra storage and charm. Spend time on the enclosed porch that leads out to a fenced yard. This home includes a quaint detached garage with a workroom. The attic space in this home is partially finished and could provide even more space!

26. 2021-06-02
    price $200,000 733-char remark

    Show marketing remark (733 chars)

    Sellers willing to finance this adorable home with 10% down, 30 years at 8%. This means it would be a great way to get into a home and maybe refinance later and what a great home to get into! This must see charming cottage has been upgraded with many new features! You will find all new flooring throughout. The many new windows let in light to brighten every room. Kitchen has new cabinets and appliances as well as fixtures. Both bathrooms have also been updated. Built in shelves provide extra storage and charm. Spend time on the enclosed porch that leads out to a fenced yard. This home includes a quaint detached garage with a workroom. The attic space in this home is partially finished and could provide even more space!

27. 2021-05-18
    price $220,000 733-char remark

    Show marketing remark (733 chars)

    Sellers willing to finance this adorable home with 10% down, 30 years at 8%. This means it would be a great way to get into a home and maybe refinance later and what a great home to get into! This must see charming cottage has been upgraded with many new features! You will find all new flooring throughout. The many new windows let in light to brighten every room. Kitchen has new cabinets and appliances as well as fixtures. Both bathrooms have also been updated. Built in shelves provide extra storage and charm. Spend time on the enclosed porch that leads out to a fenced yard. This home includes a quaint detached garage with a workroom. The attic space in this home is partially finished and could provide even more space!

28. 2021-05-07
    status Active 733-char remark

    Show marketing remark (733 chars)

    Sellers willing to finance this adorable home with 10% down, 30 years at 8%. This means it would be a great way to get into a home and maybe refinance later and what a great home to get into! This must see charming cottage has been upgraded with many new features! You will find all new flooring throughout. The many new windows let in light to brighten every room. Kitchen has new cabinets and appliances as well as fixtures. Both bathrooms have also been updated. Built in shelves provide extra storage and charm. Spend time on the enclosed porch that leads out to a fenced yard. This home includes a quaint detached garage with a workroom. The attic space in this home is partially finished and could provide even more space!

29. 2021-05-07
    price $225,000 733-char remark

    Show marketing remark (733 chars)

    Sellers willing to finance this adorable home with 10% down, 30 years at 8%. This means it would be a great way to get into a home and maybe refinance later and what a great home to get into! This must see charming cottage has been upgraded with many new features! You will find all new flooring throughout. The many new windows let in light to brighten every room. Kitchen has new cabinets and appliances as well as fixtures. Both bathrooms have also been updated. Built in shelves provide extra storage and charm. Spend time on the enclosed porch that leads out to a fenced yard. This home includes a quaint detached garage with a workroom. The attic space in this home is partially finished and could provide even more space!

30. 2021-04-26
    historical Active Under Contract 733-char remark

    Show marketing remark (733 chars)

    Sellers willing to finance this adorable home with 10% down, 30 years at 8%. This means it would be a great way to get into a home and maybe refinance later and what a great home to get into! This must see charming cottage has been upgraded with many new features! You will find all new flooring throughout. The many new windows let in light to brighten every room. Kitchen has new cabinets and appliances as well as fixtures. Both bathrooms have also been updated. Built in shelves provide extra storage and charm. Spend time on the enclosed porch that leads out to a fenced yard. This home includes a quaint detached garage with a workroom. The attic space in this home is partially finished and could provide even more space!

31. 2021-04-23
    listed $260,000 Active 733-char remark

    Show marketing remark (733 chars)

    Sellers willing to finance this adorable home with 10% down, 30 years at 8%. This means it would be a great way to get into a home and maybe refinance later and what a great home to get into! This must see charming cottage has been upgraded with many new features! You will find all new flooring throughout. The many new windows let in light to brighten every room. Kitchen has new cabinets and appliances as well as fixtures. Both bathrooms have also been updated. Built in shelves provide extra storage and charm. Spend time on the enclosed porch that leads out to a fenced yard. This home includes a quaint detached garage with a workroom. The attic space in this home is partially finished and could provide even more space!

32. 2020-12-08
    soldstatus $110,000 Closed 343-char remark

    Show marketing remark (343 chars)

    INVESTOR ALERT!!! Charming cottage with hardwood floors, 2 bedrooms, 2 bathrooms, all on one level and close to town!! Partially fenced in yard, detached garage, workshop, corner lot, circular drive, natural gas, city water and tons of character!! ONLY AS-IS CASH OFFERS ACCEPTED - NO EXCEPTIONS. Cracks in foundation and rot in some logs.

33. 2020-12-08
    soldstatus $110,000

    Show marketing remark (343 chars)

    INVESTOR ALERT!!! Charming cottage with hardwood floors, 2 bedrooms, 2 bathrooms, all on one level and close to town!! Partially fenced in yard, detached garage, workshop, corner lot, circular drive, natural gas, city water and tons of character!! ONLY AS-IS CASH OFFERS ACCEPTED - NO EXCEPTIONS. Cracks in foundation and rot in some logs.

34. 2020-12-04
    historical Active Under Contract 343-char remark

    Show marketing remark (343 chars)

    INVESTOR ALERT!!! Charming cottage with hardwood floors, 2 bedrooms, 2 bathrooms, all on one level and close to town!! Partially fenced in yard, detached garage, workshop, corner lot, circular drive, natural gas, city water and tons of character!! ONLY AS-IS CASH OFFERS ACCEPTED - NO EXCEPTIONS. Cracks in foundation and rot in some logs.

35. 2020-11-18
    price $115,000 343-char remark

    Show marketing remark (343 chars)

    INVESTOR ALERT!!! Charming cottage with hardwood floors, 2 bedrooms, 2 bathrooms, all on one level and close to town!! Partially fenced in yard, detached garage, workshop, corner lot, circular drive, natural gas, city water and tons of character!! ONLY AS-IS CASH OFFERS ACCEPTED - NO EXCEPTIONS. Cracks in foundation and rot in some logs.

36. 2020-11-17
    status Active 343-char remark

    Show marketing remark (343 chars)

    INVESTOR ALERT!!! Charming cottage with hardwood floors, 2 bedrooms, 2 bathrooms, all on one level and close to town!! Partially fenced in yard, detached garage, workshop, corner lot, circular drive, natural gas, city water and tons of character!! ONLY AS-IS CASH OFFERS ACCEPTED - NO EXCEPTIONS. Cracks in foundation and rot in some logs.

37. 2020-11-12
    historical Active Under Contract 343-char remark

    Show marketing remark (343 chars)

    INVESTOR ALERT!!! Charming cottage with hardwood floors, 2 bedrooms, 2 bathrooms, all on one level and close to town!! Partially fenced in yard, detached garage, workshop, corner lot, circular drive, natural gas, city water and tons of character!! ONLY AS-IS CASH OFFERS ACCEPTED - NO EXCEPTIONS. Cracks in foundation and rot in some logs.

38. 2020-10-26
    price $125,000 343-char remark

    Show marketing remark (343 chars)

    INVESTOR ALERT!!! Charming cottage with hardwood floors, 2 bedrooms, 2 bathrooms, all on one level and close to town!! Partially fenced in yard, detached garage, workshop, corner lot, circular drive, natural gas, city water and tons of character!! ONLY AS-IS CASH OFFERS ACCEPTED - NO EXCEPTIONS. Cracks in foundation and rot in some logs.

39. 2020-10-17
    price $140,000 343-char remark

    Show marketing remark (343 chars)

    INVESTOR ALERT!!! Charming cottage with hardwood floors, 2 bedrooms, 2 bathrooms, all on one level and close to town!! Partially fenced in yard, detached garage, workshop, corner lot, circular drive, natural gas, city water and tons of character!! ONLY AS-IS CASH OFFERS ACCEPTED - NO EXCEPTIONS. Cracks in foundation and rot in some logs.

40. 2020-10-17
    status Active 343-char remark

    Show marketing remark (343 chars)

    INVESTOR ALERT!!! Charming cottage with hardwood floors, 2 bedrooms, 2 bathrooms, all on one level and close to town!! Partially fenced in yard, detached garage, workshop, corner lot, circular drive, natural gas, city water and tons of character!! ONLY AS-IS CASH OFFERS ACCEPTED - NO EXCEPTIONS. Cracks in foundation and rot in some logs.

41. 2020-10-01
    status Pending 343-char remark

    Show marketing remark (343 chars)

    INVESTOR ALERT!!! Charming cottage with hardwood floors, 2 bedrooms, 2 bathrooms, all on one level and close to town!! Partially fenced in yard, detached garage, workshop, corner lot, circular drive, natural gas, city water and tons of character!! ONLY AS-IS CASH OFFERS ACCEPTED - NO EXCEPTIONS. Cracks in foundation and rot in some logs.

42. 2020-09-28
    listed $157,000 Active 343-char remark

    Show marketing remark (343 chars)

    INVESTOR ALERT!!! Charming cottage with hardwood floors, 2 bedrooms, 2 bathrooms, all on one level and close to town!! Partially fenced in yard, detached garage, workshop, corner lot, circular drive, natural gas, city water and tons of character!! ONLY AS-IS CASH OFFERS ACCEPTED - NO EXCEPTIONS. Cracks in foundation and rot in some logs.

43. 2011-03-07
    soldstatus $84,000
44. 1999-01-08
    soldstatus $71,000

ⓘ 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: $1,321 · $110/mo
• Projected year-2 tax: $2,378 · $198/mo
• Expected delta: +$1,057/yr (+$88/mo · 80.1%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,841
• − Mortgage interest: −$16,245
• − Property taxes: −$1,321
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − Depreciation: −$8,436
• Taxable loss: −$5,746
• Est. tax savings @ 24.0%: +$1,379
• After-tax cash flow: $773/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: Henderson County Schools
• NCES district ID: 3702100
• Math proficiency: 48% ▼ -2.00%
• Reading proficiency: 52% ▼ -2.00%
• Median HH income: $47,101
• Composite: 42.5/100
• National rank: #3206
• State rank: #64 of 178 in NC

Livability — Balfour

• Score: 64/100
• State rank: #338
• US rank: #13691

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Balfour, NC
• County: Henderson County · 78,587 people
• Metro: Asheville, NC
• Population (ZIP): 15,108
• Household income: $78,827
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 253.0

Population outlook (Henderson County) Hauer SSP2

• Today (2025): 124,075 people
• By 2030: 129,690 · +4.5%
• By 2040: 139,898 · +12.8%
• By 2050: 148,298 · +19.5%
• By 2075: 163,980 · +32.2%
• By 2100: 166,962 · +34.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 10% Two or more races 6% Asian 2% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Romanian 4% Slovak 3% Serbian 3%
• Foreign-born: 8% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 5% Other Asian/Pacific 1% German/W. Germanic 1%

Political lean MEDSL · Henderson

• 2024 margin: R (+14.6) · D 42.1% · R 56.7% · Other 1.1%
• 2008→2024 swing: +6.5pp toward D · 2008: -21.0pp · 2024: -14.6pp
• All cycles: 2024: R+14.6 2020: R+18.8 2016: R+27.9 2012: R+27.6 2008: R+21.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -160.98%
• Current HPI: 207.4921
• Rent YoY: —
• Metro: Asheville, NC
• 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

+308.5% since first listed

37 events — show timeline

• 2026-05-14 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-05-14 Price Changed $290,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-02 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-03-29 Price Changed $295,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-02 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-02-21 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-01-05 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-11-04 Price Changed $300,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-17 Price Changed $315,000 CANOPYMLS as Distributed by MLS Grid
• 2025-09-08 Price Changed $325,000 CANOPYMLS as Distributed by MLS Grid
• 2025-09-08 Listed $315,000 CANOPYMLS as Distributed by MLS Grid
• 2021-08-30 Sold (Public Records) $220,000 Public Records
• 2021-08-30 Sold (MLS) $220,000 CANOPYMLS as Distributed by MLS Grid
• 2021-07-13 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-07-01 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2021-07-01 Price Changed $260,000 CANOPYMLS as Distributed by MLS Grid
• 2021-06-18 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2021-06-04 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-06-02 Price Changed $200,000 CANOPYMLS as Distributed by MLS Grid
• 2021-05-18 Price Changed $220,000 CANOPYMLS as Distributed by MLS Grid
• 2021-05-07 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2021-05-07 Price Changed $225,000 CANOPYMLS as Distributed by MLS Grid
• 2021-04-26 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-04-23 Listed $260,000 CANOPYMLS as Distributed by MLS Grid
• 2020-12-08 Sold (Public Records) $110,000 Public Records
• 2020-12-08 Sold (MLS) $110,000 CANOPYMLS as Distributed by MLS Grid
• 2020-12-04 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2020-11-18 Price Changed $115,000 CANOPYMLS as Distributed by MLS Grid
• 2020-11-17 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2020-11-12 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2020-10-26 Price Changed $125,000 CANOPYMLS as Distributed by MLS Grid
• 2020-10-17 Price Changed $140,000 CANOPYMLS as Distributed by MLS Grid
• 2020-10-17 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2020-10-01 Pending — CANOPYMLS as Distributed by MLS Grid
• 2020-09-28 Listed $157,000 CANOPYMLS as Distributed by MLS Grid
• 2011-03-07 Sold (Public Records) $84,000 Public Records
• 1999-01-08 Sold (Public Records) $71,000 Public Records

Property tax history

+13.2%/yr

Latest (2025): $1,321 · +0.0% YoY. Source: county tax records.