25 Weaver Ln · Black Mountain, NC 28711

$275,000

3 bd · 2.0 ba · 1,584 sqft · Manufactured public records · 50 Days on market

Built 1997 0.41 ac lot $174/sqft · 50% below area

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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).

• Cash flow +14.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.4/10.0
• Livability +4.4/5.0
• Schools +4.0/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away in the heart of Black Mountain, this charming 3-bedroom, 2-bath doublewide offers the kind of easy mountain living that just feels right from the moment you pull in. Step onto the front deck, take a breath of that crisp mountain air, and you’ll immediately understand what makes this place special. Out back, a covered porch creates the perfect space for slow mornings, evening gatherings, or just unwinding after a long day. Inside, the home offers a comfortable and functional layout with plenty of room to spread out, whether you’re settling in full-time or looking for a weekend retreatLocation is where this one really shines—just moments from Lake Tomahawk, a loc

Key facts

• Covered porch
• Front deck
• Scenic walking trail

Tags

• FRONT DECK
• COVERED PORCH
• SCENIC WALKING TRAIL
• MOUNTAIN VIEWS
• DOWNTOWN BLACK MOUNTAIN

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Detached 2-car garage; Driveway; Main level garage present
• Utilities: City water; Public sewer; Publicly maintained road; Road surface: paved and gravel
• Home design: Single-family manufactured doublewide; One story; Residential property
• Construction: Manufactured construction; Vinyl exterior; Crawl space foundation
• Exterior features: Covered front and rear porches

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms (all on the main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 10 total rooms; Mud room
• Laundry & utility: Laundry in mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $275k.

Deal economics

• At list price, monthly cash flow is $56 ($667/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (21.1% below list).
• Recommended offer: $217k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.3% in Black Mountain — 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 87/100 on livability (#2 in NC, #297 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, health & safety A+.
• Buncombe County Schools (suburban): math 45% / reading 50% proficiency, ranked #72 of 178 in NC (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Black Mountain Primary (math 57% / reading 57%, grade C+, #249 of 1,410 statewide, top 20%, 323 students, 56% FRL).
• Market conditions: 302 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 3,305 units permitted in Buncombe County in 2024 (1,855 in 5+ unit buildings).
• This rent runs 35% of the median local income ($75k/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 $8k of value loss. Plan a longer hold.
• Buncombe County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.

Recommended offer $217,107 (21.1% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.79% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.87%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

• ARV (median comp): $551,266
• List price: $275,000
• Delta: -50.11%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.0%
• Equity multiple: 0.47×
• Total profit: $-41,135
• Equity at exit: $41,003

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-31,726
• Equity at exit: $23,777

Cash invested: $77,000 (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 28711

• Active inventory: 302
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,171 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$103 /mo · $1,234/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $56

Break-even live

Break-even rent $2,101

Max offer price $275,000

Occupancy floor 92%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Hiawassee Ave Black Mountain, NC	2.0	2.0	1145	$1,995	$1.74	14d	1	0.30mi
15 Asa Ct Black Mountain, NC	3.0	2.0	1512	$1,950	$1.29	43d	1	0.31mi
34 Fortune St Black Mountain, NC	3.0	2.0	1400	$1,950	$1.39	14d	1	0.35mi
9th St Black Mountain, NC	2.0	2.0	1228	$2,200	$1.79	21d	1	0.95mi
114 Richard Ln Black Mountain, NC	3.0	2.0	1515	$2,495	$1.65	43d	1	1.12mi
106 Louisa St Black Mountain, NC	2.0	1.0	1100	$1,800	$1.64	23d	1	1.14mi
829 Montreat Rd Black Mountain, NC	2.0	2.0	1130	$2,275	$2.01	23d	1	1.25mi
88 Atkins Dr Black Mountain, NC	3.0	2.0	1410	$2,200	$1.56	14d	1	1.33mi

Listing history 15 events

1. 2026-06-18
   days on market $275,000 Active 50 DOM
2. 2026-06-17
   days on market $275,000 Active 49 DOM
3. 2026-06-16
   days on market $275,000 Active 48 DOM
4. 2026-06-15
   days on market $275,000 Active 47 DOM
5. 2026-06-14
   days on market $275,000 Active 45 DOM
6. 2026-06-10
   days on market $275,000 Active 42 DOM
7. 2026-06-09
   days on market $275,000 Active 41 DOM
8. 2026-06-08
   days on market $275,000 Active 40 DOM
9. 2026-06-07
   days on market $275,000 Active 39 DOM
10. 2026-06-03
    days on market $275,000 Active 35 DOM
11. 2026-06-02
    days on market $275,000 Active 34 DOM
12. 2026-06-01
    days on market $275,000 Active 33 DOM
13. 2026-05-31
    days on market $275,000 Active 32 DOM
14. 2026-05-30
    days on market $275,000 Active 31 DOM
15. 2026-04-29
    listed $275,000 Active 1117-char remark

ⓘ 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: $1,234 · $103/mo
• Projected year-2 tax: $2,255 · $188/mo
• Expected delta: +$1,021/yr (+$85/mo · 82.8%)

ⓘ 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 3/10 Moderate 8 d/yr ≥94°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,053
• − Mortgage interest: −$15,404
• − Property taxes: −$1,234
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,084
• − Management: −$2,084
• − Depreciation: −$8,000
• Taxable loss: −$4,129
• Est. tax savings @ 24.0%: +$991
• After-tax cash flow: $1,658/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: Buncombe County Schools
• NCES district ID: 3700450
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $45,981
• Composite: 40.32/100
• National rank: #3749
• State rank: #72 of 178 in NC

Livability — Black Mountain

• Score: 87/100
• State rank: #2
• US rank: #297

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Black Mountain, NC
• County: Buncombe County · 241,085 people
• City population: 12,663
• Metro: Asheville, NC
• Population (ZIP): 12,663
• Household income: $74,761
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 556.0

Population outlook (Buncombe County) Hauer SSP2

• Today (2025): 286,475 people
• By 2030: 302,237 · +5.5%
• By 2040: 330,687 · +15.4%
• By 2050: 356,370 · +24.4%
• By 2075: 409,383 · +42.9%
• By 2100: 437,270 · +52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Serbian 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1% Other Indo-European 1%

Political lean MEDSL · Buncombe

• 2024 margin: Strong D (+24.8) · D 61.7% · R 36.9% · Other 1.4%
• 2008→2024 swing: +10.9pp toward D · 2008: 13.9pp · 2024: 24.8pp
• All cycles: 2024: D+24.8 2020: D+21.1 2016: D+14.6 2012: D+12.4 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -227.20%
• Current HPI: 314.8029
• 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

1 event — show timeline

• 2026-04-29 Listed $275,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2025): $1,234 · +3.5% YoY. Source: county tax records.