4298 Tommie Sneed Rd · Oxford, NC 27565

$140,000

4 bd · 2.0 ba · 1,196 sqft · Manufactured public records · 21 Days on market

Built 1995 1.04 ac lot

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Why this score? — see what drove the C+ 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 +28.7/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HARD TO FIND 4 BEDROOM HOME LOCATED IN QUIET RURAL AREA OF SOUTHERN GRANVILLE COUNTY. HAS PICKET FENCE ALONG FRONT OF PROPERTY. NICE POND LOCATED ACROSS THE ROAD AND ALSO HAS STORAGE SHED IN REAR OF PROPERTY. BEST OF ALL, COUNTY TAXES!

Key facts

• 1.04 acre lot
• Built 1995
• Listed 21 days

Property features AI

Finance

• Other: Lot is approximately 1.04 acres; Property located on a publicly maintained asphalt road
• HOA & community: No association

Exterior

• Parking: Gravel parking
• Utilities: Well water; Septic tank
• Home design: Manufactured double-wide home; One level
• Construction: Vinyl siding
• Exterior features: Outbuilding; Shingle roof

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Solar heating; Central air conditioning; Electric cooling; Heat pump
• Interior features: Fenced yard; Private yard; Storage; Accessible approach with ramp; Fixer condition

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $464 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $138k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 2.7% in Oxford — 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 57/100 on livability (#610 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Granville County Schools (rural): math 28% / reading 36% proficiency, ranked #137 of 178 in NC (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 257 active listings in the ZIP; 428 units permitted in Granville County in 2024 (120 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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.
• Current owner paid $46k; list at $140k implies a 201% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $137,900 (1.5% below list)

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 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?
3. Crime grade is F 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: 1.17% ✓
• Cap rate: 10.27%
• Cash-on-cash: 14.20%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 4.5%
• Equity multiple: 1.17×
• Total profit: $6,801
• Equity at exit: $20,874

10-year hold

• IRR: 13.9%
• Equity multiple: 2.12×
• Total profit: $43,718
• Equity at exit: $12,105

Cash invested: $39,200 (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 27565

• Active inventory: 257
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,632 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$33 /mo · $394/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $464

Break-even live

Break-even rent $1,045

Max offer price $140,000

Occupancy floor 67%

Sensitivity live

Price	-10% $543	-5% $504	+0% $464	+5% $424	+10% $385
Rent	-10% $335	-5% $399	+0% $464	+5% $528	+10% $593
Rate	-1.0pp $534	-0.5pp $500	base $464	+0.5pp $428	+1.0pp $391

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   status $140,000 Pending 21 DOM
2. 2026-06-18
   days on market $140,000 Active 21 DOM
3. 2026-06-17
   days on market $140,000 Active 20 DOM
4. 2026-06-16
   days on market $140,000 Active 19 DOM
5. 2026-06-15
   days on market $140,000 Active 18 DOM
6. 2026-06-13
   days on market $140,000 Active 16 DOM
7. 2026-06-13
   days on market $140,000 Active 15 DOM
8. 2026-06-09
   days on market $140,000 Active 12 DOM
9. 2026-06-08
   days on market $140,000 Active 11 DOM
10. 2026-06-07
    days on market $140,000 Active 10 DOM
11. 2026-06-05
    days on market $140,000 Active 7 DOM
12. 2026-06-03
    days on market $140,000 Active 6 DOM
13. 2026-06-02
    days on market $140,000 Active 5 DOM
14. 2026-06-01
    days on market $140,000 Active 4 DOM
15. 2026-05-31
    days on market $140,000 Active 3 DOM
16. 2026-05-28
    listed $140,000 Active
17. 2007-10-17
    soldstatus $46,500 235-char remark

    Show marketing remark (235 chars)

    HARD TO FIND 4 BEDROOM HOME LOCATED IN QUIET RURAL AREA OF SOUTHERN GRANVILLE COUNTY. HAS PICKET FENCE ALONG FRONT OF PROPERTY. NICE POND LOCATED ACROSS THE ROAD AND ALSO HAS STORAGE SHED IN REAR OF PROPERTY. BEST OF ALL, COUNTY TAXES!

18. 2007-10-17
    soldstatus $46,500 235-char remark

    Show marketing remark (235 chars)

    HARD TO FIND 4 BEDROOM HOME LOCATED IN QUIET RURAL AREA OF SOUTHERN GRANVILLE COUNTY. HAS PICKET FENCE ALONG FRONT OF PROPERTY. NICE POND LOCATED ACROSS THE ROAD AND ALSO HAS STORAGE SHED IN REAR OF PROPERTY. BEST OF ALL, COUNTY TAXES!

19. 2007-08-29
    historical 235-char remark

    Show marketing remark (235 chars)

    HARD TO FIND 4 BEDROOM HOME LOCATED IN QUIET RURAL AREA OF SOUTHERN GRANVILLE COUNTY. HAS PICKET FENCE ALONG FRONT OF PROPERTY. NICE POND LOCATED ACROSS THE ROAD AND ALSO HAS STORAGE SHED IN REAR OF PROPERTY. BEST OF ALL, COUNTY TAXES!

20. 2007-04-04
    listed $47,500 235-char remark

    Show marketing remark (235 chars)

    HARD TO FIND 4 BEDROOM HOME LOCATED IN QUIET RURAL AREA OF SOUTHERN GRANVILLE COUNTY. HAS PICKET FENCE ALONG FRONT OF PROPERTY. NICE POND LOCATED ACROSS THE ROAD AND ALSO HAS STORAGE SHED IN REAR OF PROPERTY. BEST OF ALL, COUNTY TAXES!

21. 2007-04-04
    listed $47,500 235-char remark

    Show marketing remark (235 chars)

    HARD TO FIND 4 BEDROOM HOME LOCATED IN QUIET RURAL AREA OF SOUTHERN GRANVILLE COUNTY. HAS PICKET FENCE ALONG FRONT OF PROPERTY. NICE POND LOCATED ACROSS THE ROAD AND ALSO HAS STORAGE SHED IN REAR OF PROPERTY. BEST OF ALL, COUNTY TAXES!

ⓘ 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: $394 · $33/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$754/yr (+$63/mo · 191.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $19,585
• − Mortgage interest: −$7,842
• − Property taxes: −$394
• − Insurance: −$700
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$4,073
• Taxable income: $3,442
• Est. tax owed @ 24.0%: −$826
• After-tax cash flow: $4,742/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: Granville County Schools
• NCES district ID: 3701800
• Math proficiency: 28% ▼ -1.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $49,713
• Composite: 27.81/100
• National rank: #6887
• State rank: #137 of 178 in NC

Livability — Oxford

• Score: 57/100
• State rank: #610
• US rank: #22195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,658

Population outlook (Granville County) Hauer SSP2

• Today (2025): 60,753 people
• By 2030: 61,381 · +1.0%
• By 2040: 61,861 · +1.8%
• By 2050: 61,261 · +0.8%
• By 2075: 59,948 · -1.3%
• By 2100: 55,273 · -9.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 50% Black 39% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Granville

• 2024 margin: Lean R (+9.4) · D 44.8% · R 54.2%
• 2008→2024 swing: -16.0pp toward R · 2008: 6.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+6.6 2016: R+2.5 2012: D+4.6 2008: D+6.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.56%
• Current HPI: 209.2788
• 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

+194.7% since first listed

6 events — show timeline

• 2026-05-28 Listed $140,000 TMLS
• 2007-10-17 Sold (MLS) $46,500 AMLSNC
• 2007-10-17 Sold (MLS) $46,500 TMLS
• 2007-08-29 Listing Removed — TMLS
• 2007-04-04 Listed $47,500 AMLSNC
• 2007-04-04 Listed $47,500 TMLS

Property tax history

+2.6%/yr

Latest (2025): $394 · +1.8% YoY. Source: county tax records.