225 Starlight Dr · Lincolnton, NC 28092

$108,900

3 bd · 1.0 ba · 840 sqft · Manufactured public records · 6 Days on market

Built 1992 0.39 ac lot

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

This recently updated 2-bedroom, 1-bath singlewide offers comfortable living on a generous . 39-acre lot with a level lawn ideal for everyday enjoyment. A gravel driveway provides easy access, and the large front deck creates a welcoming outdoor space for relaxing or entertaining. The property also features a dedicated firepit area, perfect for gathering outdoors. Inside, the home includes thoughtful updates that enhance both style and functionality. With its open outdoor space and practical layout, this property offers a versatile setting ready to suit a variety of needs. Within 5 miles of Piedmont Lithium, buyer and buyer's agent should verify what is important to the buyer.

Key facts

• Open outdoor space
• Generous lot
• Level lawn

Tags

• GENEROUS LOT
• LEVEL LAWN
• GRAVEL DRIVEWAY
• LARGE FRONT DECK
• DEDICATED FIREPIT AREA
• OPEN OUTDOOR SPACE

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway; Three open parking spaces
• Utilities: Community well water; Septic system installed; Cable connected; Electricity connected
• Home design: Manufactured singlewide residence; Single-story home; Completed development; Elevation approximately 1000 ft; Zoning designation: SW
• Construction: Manufactured construction; Metal exterior materials; Metal roof; Crawl space foundation; Built as a manufactured home (singlewide)
• Exterior features: Deck; Fire pit; Cul-de-sac lot; Wooded lot; Road access on gravel and paved surfaces; Publicly maintained road

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Two bedrooms on the main level (one room example: 13'10" x 11'6")
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Storm windows; One main living room (room count: 1)
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry in hall (common area)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $109k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $109k).
• Cap rate 10.2% vs local median 2.8% in Lincolnton — 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 69/100 on livability (#148 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime D+, schools D-, amenities F.
• Gaston County Schools (suburban): math 44% / reading 42% proficiency, ranked #93 of 178 in NC (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-0.6%/yr); 290 active listings in the ZIP; 2,069 units permitted in Gaston County in 2024 (142 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $753 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Gaston County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $31k; list at $109k implies a 251% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $108,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
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: 1.29% ✓
• Cap rate: 10.22%
• Cash-on-cash: 14.04%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $976
• Equity at exit: $16,237

10-year hold

• IRR: 7.2%
• Equity multiple: 1.47×
• Total profit: $14,285
• Equity at exit: $9,416

Cash invested: $30,492 (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 28092

• Home prices YoY: -23.3%
• Rents YoY: -0.6%
• Active inventory: 290
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,404 medium
• Mortgage (P&I): −$571
• Tax est. 1.5%: −$136 /mo · $1,634/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $357

Break-even live

Break-even rent $953

Max offer price $108,900

Occupancy floor 70%

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: $27,225
• Closing costs: $3,267
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   days on market $108,900 Active 6 DOM
2. 2026-06-17
   days on market $108,900 Active 5 DOM
3. 2026-06-16
   days on market $108,900 Active 4 DOM
4. 2026-06-15
   days on market $108,900 Active 3 DOM
5. 2026-06-13
   remarks 685-char remark
6. 2026-06-13
   listed $108,900 Active 1 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,849
• − Mortgage interest: −$6,100
• − Property taxes: −$1,634
• − Insurance: −$544
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$3,168
• Taxable income: $2,707
• Est. tax owed @ 24.0%: −$650
• After-tax cash flow: $3,630/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: Gaston County Schools
• NCES district ID: 3701620
• Math proficiency: 44% ▲ 4.00%
• Reading proficiency: 42% ▲ 1.00%
• Median HH income: $43,644
• Composite: 36.39/100
• National rank: #4680
• State rank: #93 of 178 in NC

Livability — Lincolnton

• Score: 69/100
• State rank: #148
• US rank: #8217

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lincoln County · 69,118 people
• City population: 40,350
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 40,350
• Household income: $60,984
• Rent vs Own: 30.0% rent · 70.0% own
• Severe rent burden: 1134.0

Population outlook (Gaston County) Hauer SSP2

• Today (2025): 230,027 people
• By 2030: 237,300 · +3.2%
• By 2040: 249,659 · +8.5%
• By 2050: 257,806 · +12.1%
• By 2075: 272,163 · +18.3%
• By 2100: 268,652 · +16.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Black 9% Two or more races 7%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 2% Serbian 1% Slovak 1%
• Foreign-born: 6% · Canada, Guatemala
• Languages at home: 90% English-only · Spanish 8% Russian/Polish/Slavic 1%

Political lean MEDSL · Gaston

• 2024 margin: Strong R (+25.0) · D 37.0% · R 62.1%
• 2008→2024 swing: 0.0pp no change · 2008: -25.0pp · 2024: -25.0pp
• All cycles: 2024: R+25.0 2020: R+27.8 2016: R+32.1 2012: R+25.6 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.94%
• Current HPI: 306.3997
• Rent YoY: ▼ -0.58%
• Metro: Charlotte-Concord-Gastonia, NC-SC
• 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

+251.3% since first listed

2 events — show timeline

• 2026-06-12 Listed $108,900 CANOPYMLS as Distributed by MLS Grid
• 2023-01-25 Sold (Public Records) $31,000 Public Records

Property tax history

-2.8%/yr

Latest (2025): $135 · +0.0% YoY. Source: county tax records.