100 Tori Ln · Welcome, NC 27295

$220,000

3 bd · 2.0 ba · 1,890 sqft · Manufactured public records · 22 Days on market

Manufactured home Built 1993 1.23 ac lot Est $217k · at est.

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Why this score? — see what drove the F 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 +7.5/30.0
• ARV discount +7.0/15.0
• Schools +4.3/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

MULTIPLE OFFERS, SUBMIT HIGHEST AND BEST BY 12PM ON 05-05-26. Beautiful 4 Bedroom 2 Bath doublewide situated on a 1.32-acre lot. Property has been recently renovated and features new interior paint, new LVP flooring, new carpet (bedrooms), separate shower and double vanity sink in primary as well as a large walk-in closet, and washer/dryer hookup. All appliances will remain as shown. Property is move in ready with no HOA, schedule your showing today! You will not want to miss this one.

Key facts

• New carpet
• Double vanity sink
• Separate shower

Tags

• RECENTLY RENOVATED
• NEW INTERIOR PAINT
• NEW LVP FLOORING
• NEW CARPET
• SEPARATE SHOWER
• DOUBLE VANITY SINK

Property features AI

Finance

• Other: Directions: Old HWY 52, left Welcome-Bethesda Rd, right George Surratt Rd, right Kara Ln, right Tori Ln; property at end of street on the left
• HOA & community: No homeowners association; Subdivision: Bethesda Ridge

Exterior

• Parking: Driveway
• Security: Deadbolt locks
• Utilities: Septic tank sewer; Public water; Electric water heater; Electric heating fuel
• Home design: Manufactured home (double wide); One story; Built in 1993; Existing structure
• Construction: Vinyl siding
• Exterior features: No fencing; Public-maintained road access; 1.23-acre lot; Public water

Interior

• Kitchen: Electric water heater
• Bedrooms: Primary bedroom on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (electric); Central air conditioning
• Interior features: Ceiling fans; Deadbolt locks; Separate shower; Vaulted ceilings; Primary bedroom on the main level; Attic with no access
• Laundry & utility: Washer hookup; Dryer connection; Laundry room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $220k.

Deal economics

• At list price, monthly cash flow is $-277 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (22.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (41.5% below list).
• Recommended offer: $129k (41.5% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.6% in Welcome — 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 64/100 on livability (#368 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: schools F, amenities F, commute F.
• Davidson County Schools (rural): math 50% / reading 50% proficiency, ranked #62 of 178 in NC (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+3.4%/yr); 360 active listings in the ZIP; 990 units permitted in Davidson County in 2024 (54 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Davidson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($217k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,806 (41.5% 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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.59% ✗
• Cap rate: 4.78%
• Cash-on-cash: -5.40%
• DSCR: 0.76
• GRM: 14.2

CMA / ARV

• ARV (on-the-fly): $217,350
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Tori Ln	0.00mi	4/2.0 (+1)	1,876 (-1%)	1mo	$215,000	$115	93

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 · 3.37% rent growth · sell at horizon

5-year hold

• IRR: -25.3%
• Equity multiple: 0.14×
• Total profit: $-52,934
• Equity at exit: $32,803

10-year hold

• IRR: -20.7%
• Equity multiple: -0.09×
• Total profit: $-67,312
• Equity at exit: $19,022

Cash invested: $61,600 (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 27295

• Home prices YoY: -15.2%
• Rents YoY: 3.4%
• Active inventory: 360
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,288 medium
• Mortgage (P&I): −$1,154
• Tax from tax record: −$49 /mo · $591/yr
• Insurance: −$92
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-277

Break-even live

Break-even rent $1,639

Max offer price $171,054

Occupancy floor —

Sensitivity live

Price	-10% $-153	-5% $-215	+0% $-277	+5% $-339	+10% $-402
Rent	-10% $-379	-5% $-328	+0% $-277	+5% $-226	+10% $-175
Rate	-1.0pp $-166	-0.5pp $-221	base $-277	+0.5pp $-334	+1.0pp $-392

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-23
   status Pending
2. 2026-05-06
   historical Due Diligence Period
3. 2026-04-30
   listed $220,000 Active

ⓘ 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: $591 · $49/mo
• Projected year-2 tax: $1,804 · $150/mo
• Expected delta: +$1,213/yr (+$101/mo · 205.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,457
• − Mortgage interest: −$12,323
• − Property taxes: −$591
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$6,400
• Taxable loss: −$7,431
• Est. tax savings @ 24.0%: +$1,783
• After-tax cash flow: $-1,541/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: Davidson County Schools
• NCES district ID: 3701140
• Math proficiency: 50% ▲ 2.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $49,696
• Composite: 42.76/100
• National rank: #3157
• State rank: #62 of 178 in NC

Livability — Welcome

• Score: 64/100
• State rank: #368
• US rank: #14603

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Davidson County · 129,088 people
• City population: 235
• Metro: Winston-Salem, NC
• Population (ZIP): 39,267
• Household income: $63,961
• Rent vs Own: 24.5% rent · 75.5% own
• Severe rent burden: 733.0

Population outlook (Davidson County) Hauer SSP2

• Today (2025): 167,156 people
• By 2030: 167,216 · +0.0%
• By 2040: 164,524 · -1.6%
• By 2050: 157,229 · -5.9%
• By 2075: 138,084 · -17.4%
• By 2100: 112,729 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 6% Black 6% Two or more races 4% Asian 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 2% Slovak 2% Italian 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Davidson

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: -33.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+47.5 2016: R+49.4 2012: R+40.9 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -46.39%
• Current HPI: 258.6557
• Rent YoY: ▲ 3.37%
• Metro: Winston-Salem, 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

3 events — show timeline

• 2026-05-23 Pending — Triad MLS
• 2026-05-06 Contingent — Triad MLS
• 2026-04-30 Listed $220,000 Triad MLS

Property tax history

+2.1%/yr

Latest (2025): $591 · +0.0% YoY. Source: county tax records.