172 Wildwood Acres Cir · Mooresville, NC 28115

$175,000

3 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 47 Days on market

Built 2009 0.73 ac lot Est $223k · 21% under

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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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large flat wooded lot. Mobile home is too dangerous to enter. Roof has caved in some places which has caused the flooring to be soft. Please do not enter.

Key facts

• Split-bedroom plan
• Private large lot
• Spacious kitchen

Tags

• PRIVATE LARGE LOT
• NEW ROOF
• NEWER HVAC SYSTEM
• OPEN CONCEPT LIVING AREA
• SPACIOUS KITCHEN
• SPLIT-BEDROOM PLAN

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway parking
• Utilities: Well water; Septic system
• Home design: Manufactured singlewide; Single-story; Residential single family
• Construction: Vinyl exterior; Composition roof; Permanent foundation; Manufactured construction
• Exterior features: Wooded lot; Road surfaces include dirt, gravel, and paved; Private maintained road

Interior

• Kitchen: Dishwasher; Electric range; Oven; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Garden tub; Kitchen island; Open floorplan; Split bedroom layout; 8 total rooms
• Laundry & utility: Mud room laundry (main level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $968 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 3.0% in Mooresville — 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 73/100 on livability (#66 in NC) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, employment A-; Watch: amenities F, commute F.
• Iredell-Statesville Schools (rural): math 53% / reading 52% proficiency, ranked #51 of 178 in NC (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.6%/yr); 498 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,955 units permitted in Iredell County in 2024 (128 in 5+ unit buildings).
• This rent runs 35% of the median local income ($88k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Iredell County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.6% rent growth), your $49k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $175k implies a 797% 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.45% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.70%
• DSCR: 2.05
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $222,528
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
635 Presbyterian Rd	0.58mi	3/2.0	1,281 (+5%)	20mo	$235,000	$183	47

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 · 1.58% rent growth · sell at horizon

5-year hold

• IRR: 15.3%
• Equity multiple: 1.60×
• Total profit: $29,632
• Equity at exit: $26,093

10-year hold

• IRR: 23.0%
• Equity multiple: 2.85×
• Total profit: $90,616
• Equity at exit: $15,131

Cash invested: $49,000 (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 28115

• Rents YoY: 1.6%
• Active inventory: 498
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,544 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$52 /mo · $619/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $968

Break-even live

Break-even rent $1,319

Max offer price $175,000

Occupancy floor 57%

Sensitivity live

Price	-10% $1,067	-5% $1,017	+0% $968	+5% $918	+10% $869
Rent	-10% $767	-5% $867	+0% $968	+5% $1,068	+10% $1,169
Rate	-1.0pp $1,056	-0.5pp $1,012	base $968	+0.5pp $922	+1.0pp $876

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11111 Mill Spring Ln Concord, NC	1.0–2.0	1.0–2.0	912	$2,000	$2.19	0d	120	0.45mi
19020 Potts Park Ln Davidson, NC	1.0–3.0	1.0–2.0	1102	$3,674	$3.33	0d	58	1.02mi

Listing history 20 events

1. 2026-06-21
   days on market $175,000 Active 47 DOM
2. 2026-06-18
   days on market $175,000 Active 44 DOM
3. 2026-06-17
   days on market $175,000 Active 43 DOM
4. 2026-06-16
   days on market $175,000 Active 42 DOM
5. 2026-06-15
   days on market $175,000 Active 41 DOM
6. 2026-06-13
   days on market $175,000 Active 39 DOM
7. 2026-06-13
   days on market $175,000 Active 38 DOM
8. 2026-06-09
   days on market $175,000 Active 35 DOM
9. 2026-06-08
   days on market $175,000 Active 34 DOM
10. 2026-06-07
    days on market $175,000 Active 33 DOM
11. 2026-06-04
    days on market $175,000 Active 30 DOM
12. 2026-06-03
    days on market $175,000 Active 29 DOM
13. 2026-06-02
    days on market $175,000 Active 28 DOM
14. 2026-06-01
    days on market $175,000 Active 27 DOM
15. 2026-05-31
    days on market $175,000 Active 26 DOM
16. 2026-05-14
    price $175,000
17. 2026-05-05
    listed $185,000 Active
18. 2015-12-21
    soldstatus $19,500 Closed 154-char remark

    Show marketing remark (154 chars)

    Large flat wooded lot. Mobile home is too dangerous to enter. Roof has caved in some places which has caused the flooring to be soft. Please do not enter.

19. 2015-12-11
    historical Under Contract - No Show 154-char remark

    Show marketing remark (154 chars)

    Large flat wooded lot. Mobile home is too dangerous to enter. Roof has caved in some places which has caused the flooring to be soft. Please do not enter.

20. 2015-11-09
    listed $29,999 Active 154-char remark

    Show marketing remark (154 chars)

    Large flat wooded lot. Mobile home is too dangerous to enter. Roof has caved in some places which has caused the flooring to be soft. Please do not enter.

ⓘ 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: $619 · $52/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$816/yr (+$68/mo · 131.8%)

ⓘ 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 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,532
• − Mortgage interest: −$9,803
• − Property taxes: −$619
• − Insurance: −$875
• − Repairs & maintenance: −$2,443
• − Management: −$2,443
• − Depreciation: −$5,091
• Taxable income: $9,259
• Est. tax owed @ 24.0%: −$2,222
• After-tax cash flow: $9,391/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: Iredell-Statesville Schools
• NCES district ID: 3702310
• Math proficiency: 53% ▲ 8.00%
• Reading proficiency: 52% ▲ 4.00%
• Median HH income: $51,201
• Composite: 44.98/100
• National rank: #2703
• State rank: #51 of 178 in NC

Livability — Mooresville

• Score: 73/100
• State rank: #66
• US rank: #5026

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Iredell County · 182,638 people
• City population: 92,370
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 43,544
• Household income: $87,787
• Rent vs Own: 25.6% rent · 74.4% own
• Severe rent burden: 803.0

Population outlook (Iredell County) Hauer SSP2

• Today (2025): 194,510 people
• By 2030: 206,171 · +6.0%
• By 2040: 227,781 · +17.1%
• By 2050: 245,102 · +26.0%
• By 2075: 280,896 · +44.4%
• By 2100: 294,375 · +51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 10% Hispanic / Latino 6% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Iranian 3% Lithuanian 3% Romanian 3%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 1% Vietnamese 1%

Political lean MEDSL · Iredell

• 2024 margin: Solid R (+32.6) · D 33.2% · R 65.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -24.4pp · 2024: -32.6pp
• All cycles: 2024: R+32.6 2020: R+32.4 2016: R+36.8 2012: R+30.5 2008: R+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -135.96%
• Current HPI: 246.6181
• Rent YoY: ▲ 1.58%
• 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

+483.4% since first listed

5 events — show timeline

• 2026-05-14 Price Changed $175,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-05 Listed $185,000 CANOPYMLS as Distributed by MLS Grid
• 2015-12-21 Sold (MLS) $19,500 CANOPYMLS as Distributed by MLS Grid
• 2015-12-11 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2015-11-09 Listed $29,999 CANOPYMLS as Distributed by MLS Grid

Property tax history

+3.9%/yr

Latest (2025): $619 · +0.0% YoY. Source: county tax records.