1531 Minnie Vada Ln · Stedman, NC 28391

$300,000

3 bd · 3.0 ba · 1,920 sqft · Manufactured public records · 29 Days on market

Built 2017 3.11 ac lot Est $284k · 6% over

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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).

• Appreciation +10.0/10.0
• Cash flow +7.0/30.0
• ARV discount +5.0/15.0
• Livability +3.6/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.2/10.0
• 1% rule +1.0/10.0

Listing remarks MLS

Get ready to be amazed! This 3 bedroom 2 bathroom home has been beautifully decorated AND has so many extra features. A large deep stainless steel sink in the kitchen island is a definite upgrade. Cabinets have great storage and organizational features to include a tiered cabinet for spices or anything else you need to see more clearly. The kitchen boasts a large pantry and granite countertops. The bedrooms are all good sized rooms and larger than normal closets. The 3.11 acre lot has a 1250 square foot building for workshop or garage that has high speed internet, sink and an air condition window unit to help with those really hot days. The owner upgraded the Spectrum internet service to have it run to the house and the out building. The foundation piers are also upgrades and should meet any lender requirements for manufactured homes. Schedule a showing today!

Key facts

• Farmhouse kitchen
• Large closets
• 3.11 acre lot

Tags

• FULLY FENCED PROPERTY
• MULTIPLE SHEDS FOR LIVESTOCK
• LARGE GARAGE WORKSHOP
• FARMHOUSE KITCHEN
• LARGE CLOSETS
• SPACIOUS PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $-443 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (39.7% below list).
• Recommended offer: $181k (39.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#107 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• Cumberland County Schools (urban): math 32% / reading 41% proficiency, ranked #126 of 178 in NC (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stedman Elementary (math 57% / reading 52%, grade C, #302 of 1,410 statewide, top 23%, 271 students, 99% FRL); Mac Williams Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 1,151 students, 58% FRL); Cape Fear High (math 75% / reading 47%, grade C+, #202 of 535 statewide, top 39%, 1,529 students, 50% FRL).
• Zoned-school proficiency averages 54% at this address vs 36% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 33 active listings in the ZIP; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,783 (39.7% 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. 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: 0.60% ✗
• Cap rate: 4.52%
• Cash-on-cash: -6.33%
• DSCR: 0.72
• GRM: 13.8

CMA / ARV

• ARV (on-the-fly): $284,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1531 Minnie Vada Ln	0.00mi	3/2.0	1,920 (0%)	0mo	$285,000	$148	96

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 19.8%
• Equity multiple: 2.61×
• Total profit: $135,069
• Equity at exit: $270,264

10-year hold

• IRR: 18.1%
• Equity multiple: 6.00×
• Total profit: $419,758
• Equity at exit: $582,834

Cash invested: $84,000 (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 28391

• Home prices YoY: 16.1%
• Active inventory: 33
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $1,808 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$173 /mo · $2,077/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-443

Break-even live

Break-even rent $2,369

Max offer price $221,723

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-04-09
   status Pending
2. 2026-03-11
   listed $300,000 Active
3. 2023-01-26
   soldstatus $275,000 Closed 872-char remark

   Show marketing remark (872 chars)

   Get ready to be amazed! This 3 bedroom 2 bathroom home has been beautifully decorated AND has so many extra features. A large deep stainless steel sink in the kitchen island is a definite upgrade. Cabinets have great storage and organizational features to include a tiered cabinet for spices or anything else you need to see more clearly. The kitchen boasts a large pantry and granite countertops. The bedrooms are all good sized rooms and larger than normal closets. The 3.11 acre lot has a 1250 square foot building for workshop or garage that has high speed internet, sink and an air condition window unit to help with those really hot days. The owner upgraded the Spectrum internet service to have it run to the house and the out building. The foundation piers are also upgrades and should meet any lender requirements for manufactured homes. Schedule a showing today!

4. 2023-01-26
   soldstatus $275,000

   Show marketing remark (872 chars)

   Get ready to be amazed! This 3 bedroom 2 bathroom home has been beautifully decorated AND has so many extra features. A large deep stainless steel sink in the kitchen island is a definite upgrade. Cabinets have great storage and organizational features to include a tiered cabinet for spices or anything else you need to see more clearly. The kitchen boasts a large pantry and granite countertops. The bedrooms are all good sized rooms and larger than normal closets. The 3.11 acre lot has a 1250 square foot building for workshop or garage that has high speed internet, sink and an air condition window unit to help with those really hot days. The owner upgraded the Spectrum internet service to have it run to the house and the out building. The foundation piers are also upgrades and should meet any lender requirements for manufactured homes. Schedule a showing today!

5. 2022-12-27
   status Pending 872-char remark

   Show marketing remark (872 chars)

   Get ready to be amazed! This 3 bedroom 2 bathroom home has been beautifully decorated AND has so many extra features. A large deep stainless steel sink in the kitchen island is a definite upgrade. Cabinets have great storage and organizational features to include a tiered cabinet for spices or anything else you need to see more clearly. The kitchen boasts a large pantry and granite countertops. The bedrooms are all good sized rooms and larger than normal closets. The 3.11 acre lot has a 1250 square foot building for workshop or garage that has high speed internet, sink and an air condition window unit to help with those really hot days. The owner upgraded the Spectrum internet service to have it run to the house and the out building. The foundation piers are also upgrades and should meet any lender requirements for manufactured homes. Schedule a showing today!

6. 2022-12-03
   price $275,000
7. 2022-12-01
   status Active 872-char remark

   Show marketing remark (872 chars)

   Get ready to be amazed! This 3 bedroom 2 bathroom home has been beautifully decorated AND has so many extra features. A large deep stainless steel sink in the kitchen island is a definite upgrade. Cabinets have great storage and organizational features to include a tiered cabinet for spices or anything else you need to see more clearly. The kitchen boasts a large pantry and granite countertops. The bedrooms are all good sized rooms and larger than normal closets. The 3.11 acre lot has a 1250 square foot building for workshop or garage that has high speed internet, sink and an air condition window unit to help with those really hot days. The owner upgraded the Spectrum internet service to have it run to the house and the out building. The foundation piers are also upgrades and should meet any lender requirements for manufactured homes. Schedule a showing today!

8. 2022-12-01
   price $275,000 872-char remark

   Show marketing remark (872 chars)

   Get ready to be amazed! This 3 bedroom 2 bathroom home has been beautifully decorated AND has so many extra features. A large deep stainless steel sink in the kitchen island is a definite upgrade. Cabinets have great storage and organizational features to include a tiered cabinet for spices or anything else you need to see more clearly. The kitchen boasts a large pantry and granite countertops. The bedrooms are all good sized rooms and larger than normal closets. The 3.11 acre lot has a 1250 square foot building for workshop or garage that has high speed internet, sink and an air condition window unit to help with those really hot days. The owner upgraded the Spectrum internet service to have it run to the house and the out building. The foundation piers are also upgrades and should meet any lender requirements for manufactured homes. Schedule a showing today!

9. 2022-10-22
   historical 872-char remark

   Show marketing remark (872 chars)

   Get ready to be amazed! This 3 bedroom 2 bathroom home has been beautifully decorated AND has so many extra features. A large deep stainless steel sink in the kitchen island is a definite upgrade. Cabinets have great storage and organizational features to include a tiered cabinet for spices or anything else you need to see more clearly. The kitchen boasts a large pantry and granite countertops. The bedrooms are all good sized rooms and larger than normal closets. The 3.11 acre lot has a 1250 square foot building for workshop or garage that has high speed internet, sink and an air condition window unit to help with those really hot days. The owner upgraded the Spectrum internet service to have it run to the house and the out building. The foundation piers are also upgrades and should meet any lender requirements for manufactured homes. Schedule a showing today!

10. 2022-10-21
    listed $265,000 872-char remark

    Show marketing remark (872 chars)

    Get ready to be amazed! This 3 bedroom 2 bathroom home has been beautifully decorated AND has so many extra features. A large deep stainless steel sink in the kitchen island is a definite upgrade. Cabinets have great storage and organizational features to include a tiered cabinet for spices or anything else you need to see more clearly. The kitchen boasts a large pantry and granite countertops. The bedrooms are all good sized rooms and larger than normal closets. The 3.11 acre lot has a 1250 square foot building for workshop or garage that has high speed internet, sink and an air condition window unit to help with those really hot days. The owner upgraded the Spectrum internet service to have it run to the house and the out building. The foundation piers are also upgrades and should meet any lender requirements for manufactured homes. Schedule a showing today!

ⓘ 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: $2,077 · $173/mo
• Projected year-2 tax: $2,460 · $205/mo
• Expected delta: +$383/yr (+$32/mo · 18.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,694
• − Mortgage interest: −$16,805
• − Property taxes: −$2,077
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,736
• − Management: −$1,736
• − Depreciation: −$8,727
• Taxable loss: −$10,886
• Est. tax savings @ 24.0%: +$2,613
• After-tax cash flow: $-2,705/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: Cumberland County Schools
• NCES district ID: 3700011
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $44,168
• Composite: 31.0/100
• National rank: #6096
• State rank: #126 of 178 in NC

Livability — Stedman

• Score: 71/100
• State rank: #107
• US rank: #6799

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,956

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 330,855 people
• By 2030: 333,523 · +0.8%
• By 2040: 335,583 · +1.4%
• By 2050: 335,325 · +1.4%
• By 2075: 342,853 · +3.6%
• By 2100: 340,698 · +3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 12% Two or more races 7% Hispanic / Latino 2% Native American 2%
• Common ancestry: Slovak 4% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Cumberland

• 2024 margin: D (+13.4) · D 56.1% · R 42.7% · Other 1.2%
• 2008→2024 swing: -4.3pp toward R · 2008: 17.7pp · 2024: 13.4pp
• All cycles: 2024: D+13.4 2020: D+16.6 2016: D+16.0 2012: D+19.7 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 46.06%
• Current HPI: 331.7099
• 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

+13.2% since first listed

10 events — show timeline

• 2026-04-09 Pending — LPRMLS
• 2026-03-11 Listed $300,000 LPRMLS
• 2023-01-26 Sold (Public Records) $275,000 Public Records
• 2023-01-26 Sold (MLS) $275,000 LPRMLS
• 2022-12-27 Pending — LPRMLS
• 2022-12-03 Price Changed $275,000 TMLS
• 2022-12-01 Relisted — LPRMLS
• 2022-12-01 Price Changed $275,000 LPRMLS
• 2022-10-22 Delisted — LPRMLS
• 2022-10-21 Listed $265,000 LPRMLS

Property tax history

+30.8%/yr

Latest (2025): $2,077 · +32.1% YoY. Source: county tax records.