25 Summer Place Dr · Maggie Valley, NC 28785

$75,900

2 bd · 1.5 ba · 404 sqft · SingleFamily · 310 Days on market

Built 1995 3,049 sqft lot Est $139k · 46% under $8/mo HOA · 1% of rent

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Affordable second home in like new condition. Two bedroom, one and half baths, manufactured home with awesome mountain views and easy access. Sit on the covered porch and enjoy the cool mountain air. This home awaits your arrival and is ready to enjoy!

Key facts

• Paved roads
• Scenic pasture
• 3,049 sq ft lot

Tags

• DEED RESTRICTED COMMUNITY
• SCENIC PASTURE
• YEAR ROUND MOUNTAIN VIEWS
• PAVED ROADS

Property features AI

Finance

• Other: Deed restrictions apply; manufactured homes allowed
• HOA & community: Homeowners association with mandatory dues; HOA fee $100 annually; 55+ senior community; Pets allowed

Exterior

• Parking: Parking space(s)
• Utilities: City water; Public sewer; Satellite internet available; Underground power lines; Electric water heater
• Home design: Manufactured single-family residence; Vinyl exterior construction; Single-level (main level); Zoned R1
• Construction: Manufactured construction; Vinyl siding; Pillar/post/pier foundation
• Exterior features: Lot on a private maintained road; Road surfaces: gravel and paved; Lot included with property; Lot size about 0.07 acres

Interior

• Kitchen: Gas cooktop; Gas oven; Microwave; Oven; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Floor furnace heating; No central air / no cooling
• Interior features: Single living/room count: 1; Electric water heater; Pillar/post/pier foundation (listed under home details)
• Laundry & utility: Electric dryer hookup; Utility room; Dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $76k.

Deal economics

• At list price, monthly cash flow is $-47 ($-563/yr) — negative.
• To cash-flow at today's rent, offer at most $69k (9.0% below list).
• Meets the 1% rule at list price ($1k rent vs $76k).
• Recommended offer: $67k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% 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: crime F, amenities F, commute 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.
• Zoned schools: Jonathan Valley Elementary (math 52% / reading 47%, grade D, #417 of 1,410 statewide, top 32%, 378 students, 99% FRL); Waynesville Middle (math 49% / reading 54%, grade C, #103 of 475 statewide, top 22%, 720 students, 62% FRL); Tuscola High (math 57% / reading 60%, grade C, #235 of 535 statewide, top 45%, 917 students, 49% FRL) — zoned schools average 70% FRL vs 49% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 287 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 $525 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 310 days — a 12% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y ago; this cycle's ask has dropped $44k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $76k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,792 (12.0% 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 310 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.58% ✓
• Cap rate: 12.83%
• Cash-on-cash: 23.35%
• DSCR: 2.04
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $139,380
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Strollers Ln	0.12mi	2/1.5	406 (+0%)	9mo	$140,000	$345	86
43 Vacation Pointe	0.05mi	1/1.0 (-1)	387 (-4%)	8mo	$145,000	$375	77
131 Pike Pt	0.50mi	2/1.0	399 (-1%)	12mo	$115,000	$288	63
219 Pike Pt	0.43mi	1/1.0 (-1)	420 (+4%)	11mo	$111,000	$264	58
211 Pike Pt	0.42mi	1/1.0 (-1)	410 (+2%)	19mo	$83,000	$202	55
120 Pike Pt Unit 252 & 253	0.51mi	1/1.0 (-1)	399 (-1%)	16mo	$155,900	$391	54
136 Pike Pt	0.50mi	1/1.0 (-1)	420 (+4%)	22mo	$145,000	$345	45

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: -20.2%
• Equity multiple: 0.29×
• Total profit: $-14,983
• Equity at exit: $11,317

10-year hold

• IRR: -12.2%
• Equity multiple: 0.26×
• Total profit: $-15,655
• Equity at exit: $6,562

Cash invested: $21,252 (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: 287
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,197 medium
• Mortgage (P&I): −$398
• Tax est. 1.5%: −$95 /mo · $1,138/yr
• Insurance: −$32
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$8
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $-47

Break-even live

Break-even rent $1,257

Max offer price $69,106

Occupancy floor 99%

Sensitivity live

Price	-10% $6	-5% $-21	+0% $-47	+5% $-73	+10% $-99
Rent	-10% $-142	-5% $-94	+0% $-47	+5% $0	+10% $48
Rate	-1.0pp $-9	-0.5pp $-28	base $-47	+0.5pp $-67	+1.0pp $-87

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: $18,975
• Closing costs: $2,277
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 31 events

1. 2026-06-22
   days on market $75,900 Active 310 DOM
2. 2026-06-18
   days on market $75,900 Active 307 DOM
3. 2026-06-17
   days on market $75,900 Active 306 DOM
4. 2026-06-16
   days on market $75,900 Active 305 DOM
5. 2026-06-15
   days on market $75,900 Active 304 DOM
6. 2026-06-14
   days on market $75,900 Active 302 DOM
7. 2026-06-13
   days on market $75,900 Active 301 DOM
8. 2026-06-10
   days on market $75,900 Active 299 DOM
9. 2026-06-09
   days on market $75,900 Active 298 DOM
10. 2026-06-08
    days on market $75,900 Active 297 DOM
11. 2026-06-07
    pricedays on market $75,900 Active 296 DOM
12. 2026-06-03
    days on market $89,900 Active 292 DOM
13. 2026-06-02
    days on market $89,900 Active 291 DOM
14. 2026-06-01
    days on market $89,900 Active 290 DOM
15. 2026-05-31
    days on market $89,900 Active 289 DOM
16. 2026-05-30
    days on market $89,900 Active 288 DOM
17. 2026-03-31
    status Active
18. 2025-09-12
    price $89,900
19. 2025-09-10
    status Active
20. 2025-09-08
    status Pending
21. 2025-05-27
    price $100,000
22. 2025-05-19
    price $105,000
23. 2025-05-10
    price $115,000
24. 2025-04-18
    price $125,000
25. 2025-04-18
    listed $120,000 Active
26. 2017-10-26
    soldstatus $45,000 255-char remark

    Show marketing remark (255 chars)

    Affordable second home in like new condition. Two bedroom, one and half baths, manufactured home with awesome mountain views and easy access. Sit on the covered porch and enjoy the cool mountain air. This home awaits your arrival and is ready to enjoy!

27. 2017-10-26
    soldstatus $45,000 Sold 255-char remark

    Show marketing remark (255 chars)

    Affordable second home in like new condition. Two bedroom, one and half baths, manufactured home with awesome mountain views and easy access. Sit on the covered porch and enjoy the cool mountain air. This home awaits your arrival and is ready to enjoy!

28. 2017-10-18
    historical Under Contract (Show) 255-char remark

    Show marketing remark (255 chars)

    Affordable second home in like new condition. Two bedroom, one and half baths, manufactured home with awesome mountain views and easy access. Sit on the covered porch and enjoy the cool mountain air. This home awaits your arrival and is ready to enjoy!

29. 2017-10-18
    historical 255-char remark

    Show marketing remark (255 chars)

    Affordable second home in like new condition. Two bedroom, one and half baths, manufactured home with awesome mountain views and easy access. Sit on the covered porch and enjoy the cool mountain air. This home awaits your arrival and is ready to enjoy!

30. 2016-08-17
    listed $59,000 Active 255-char remark

    Show marketing remark (255 chars)

    Affordable second home in like new condition. Two bedroom, one and half baths, manufactured home with awesome mountain views and easy access. Sit on the covered porch and enjoy the cool mountain air. This home awaits your arrival and is ready to enjoy!

31. 2016-08-12
    listed $59,000 255-char remark

    Show marketing remark (255 chars)

    Affordable second home in like new condition. Two bedroom, one and half baths, manufactured home with awesome mountain views and easy access. Sit on the covered porch and enjoy the cool mountain air. This home awaits your arrival and is ready to enjoy!

ⓘ 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 AE · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 3/10 Moderate 9 d/yr ≥92°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: $14,370
• − Mortgage interest: −$4,252
• − Property taxes: −$1,138
• − Insurance: −$5,904
• − Repairs & maintenance: −$1,150
• − Management: −$1,150
• − HOA: −$96
• − Depreciation: −$2,208
• Taxable loss: −$1,528
• Est. tax savings @ 24.0%: +$367
• After-tax cash flow: $-197/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

+52.4% since first listed

15 events — show timeline

• 2026-03-31 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-09-12 Price Changed $89,900 CANOPYMLS as Distributed by MLS Grid
• 2025-09-10 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-09-08 Pending — CANOPYMLS as Distributed by MLS Grid
• 2025-05-27 Price Changed $100,000 CANOPYMLS as Distributed by MLS Grid
• 2025-05-19 Price Changed $105,000 CANOPYMLS as Distributed by MLS Grid
• 2025-05-10 Price Changed $115,000 CANOPYMLS as Distributed by MLS Grid
• 2025-04-18 Price Changed $125,000 CANOPYMLS as Distributed by MLS Grid
• 2025-04-18 Listed $120,000 CANOPYMLS as Distributed by MLS Grid
• 2017-10-26 Sold (MLS) $45,000 NCMMLS
• 2017-10-26 Sold (MLS) $45,000 CANOPYMLS as Distributed by MLS Grid
• 2017-10-18 Contingent — NCMMLS
• 2017-10-18 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2016-08-17 Listed $59,000 NCMMLS
• 2016-08-12 Listed $59,000 CANOPYMLS as Distributed by MLS Grid