2185 Peacock Rd · Whiteville, NC 28472

$95,000

3 bd · 3.0 ba · 1,620 sqft · Manufactured public records · 59 Days on market

Built 1991 0.86 ac lot ↓ 24% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a project with potential? This 3 bed 2 bath 1620 sq. ft. fixer-upper double wide mobile home is nestled in a quiet rural setting in Columbus County, NC, offering a great opportunity for investors, DIY enthusiasts, or anyone ready to create their own country retreat. Situated on a spacious lot, this property provides plenty of room for gardening, outdoor living, or even expanding. The home itself needs repairs and updates, but with the right vision, it can be transformed into a comfortable residence or rental property. Enjoy the peace and privacy of rural living while still being within a reasonable drive to nearby towns and amenities. Whether you're looking to renovate and resel

Key facts

• Peace and privacy
• Spacious lot
• Rural setting

Tags

• RURAL SETTING
• SPACIOUS LOT
• OUTDOOR LIVING
• PEACE AND PRIVACY
• NEARBY TOWNS

Property features AI

Finance

• Other: Lot approximately 0.86 acres (dimensions 138 x 198 x 238 x 180); Road frontage on city street and state road; paved road; Zoned for general use

Exterior

• Parking: Unpaved parking; No garage
• Utilities: Public water; Septic tank sewer; Cable available; Water connected
• Home design: Manufactured home; Single-story / One level; Entry on main level; Facing/orientation not specified
• Construction: Vinyl siding with frame construction; Shingle roof; Crawl space foundation; Built year not specified
• Exterior features: Front porch; Rear porch; No additional exterior features listed; Has view

Interior

• Kitchen: Gas cooktop; Electric water heater
• Bedrooms: Bedrooms not separately listed
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Fireplace insert; Central air conditioning
• Interior features: Walk-in closet(s); Unfurnished; Gas log fireplace
• Laundry & utility: Washer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 4.2% in Whiteville — 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 (#361 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime F, amenities F, commute F.
• Whiteville City Schools (town): math 49% / reading 46% proficiency, ranked #81 of 178 in NC (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Whiteville Primary (501 students, 99% FRL); Central Middle (math 46% / reading 45%, grade D+, #154 of 475 statewide, top 33%, 462 students, 99% FRL); Whiteville High (math 57% / reading 57%, grade C, #248 of 535 statewide, top 48%, 662 students, 99% FRL) — zoned schools average 99% FRL vs 74% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 114 active listings in the ZIP; 24 units permitted in Columbus County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Columbus County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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. 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: 1.33% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.44%
• DSCR: 1.87
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $243,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1257 Bill Hooks Rd	0.52mi	3/2.0	1,536 (-5%)	3mo	$231,000	$150	61
1881 Peacock Rd	0.27mi	3/2.0	1,800 (+11%)	6mo	$217,000	$121	59

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.45×
• Total profit: $12,019
• Equity at exit: $14,165

10-year hold

• IRR: 20.4%
• Equity multiple: 2.72×
• Total profit: $45,667
• Equity at exit: $8,214

Cash invested: $26,600 (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 28472

• Home prices YoY: -5.2%
• Active inventory: 114
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,264 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$30 /mo · $360/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $431

Break-even live

Break-even rent $719

Max offer price $95,000

Occupancy floor 61%

Sensitivity live

Price	-10% $485	-5% $458	+0% $431	+5% $404	+10% $377
Rent	-10% $331	-5% $381	+0% $431	+5% $481	+10% $531
Rate	-1.0pp $479	-0.5pp $455	base $431	+0.5pp $406	+1.0pp $381

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $95,000 Active 59 DOM
2. 2026-06-18
   days on market $95,000 Active 57 DOM
3. 2026-06-17
   days on market $95,000 Active 56 DOM
4. 2026-06-16
   days on market $95,000 Active 55 DOM
5. 2026-06-15
   days on market $95,000 Active 54 DOM
6. 2026-06-13
   days on market $95,000 Active 52 DOM
7. 2026-06-12
   days on market $95,000 Active 51 DOM
8. 2026-06-09
   days on market $95,000 Active 48 DOM
9. 2026-06-08
   days on market $95,000 Active 47 DOM
10. 2026-06-07
    days on market $95,000 Active 46 DOM
11. 2026-06-07
    days on market $95,000 Active 45 DOM
12. 2026-06-04
    days on market $95,000 Active 42 DOM
13. 2026-06-02
    days on market $95,000 Active 41 DOM
14. 2026-06-01
    days on market $95,000 Active 40 DOM
15. 2026-05-31
    days on market $95,000 Active 39 DOM
16. 2026-05-06
    price $95,000
17. 2026-04-21
    listed $125,000 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: $360 · $30/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$419/yr (+$35/mo · 116.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 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: $15,171
• − Mortgage interest: −$5,321
• − Property taxes: −$360
• − Insurance: −$475
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$2,764
• Taxable income: $3,823
• Est. tax owed @ 24.0%: −$918
• After-tax cash flow: $4,254/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: Whiteville City Schools
• NCES district ID: 3704920
• Math proficiency: 49% ▲ 7.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $34,751
• Composite: 39.27/100
• National rank: #3999
• State rank: #81 of 178 in NC

Livability — Whiteville

• Score: 64/100
• State rank: #361
• US rank: #14254

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,833

Population outlook (Columbus County) Hauer SSP2

• Today (2025): 54,250 people
• By 2030: 52,378 · -3.5%
• By 2040: 48,226 · -11.1%
• By 2050: 44,103 · -18.7%
• By 2075: 35,271 · -35.0%
• By 2100: 26,909 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 59% Black 32% Hispanic / Latino 4% Two or more races 3% Native American 2%
• Common ancestry: Serbian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Columbus

• 2024 margin: Solid R (+33.9) · D 32.8% · R 66.7%
• 2008→2024 swing: -26.0pp toward R · 2008: -7.9pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+27.9 2016: R+22.1 2012: R+7.9 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.72%
• Current HPI: 252.022
• 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

-24.0% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $95,000 Hive MLS
• 2026-04-21 Listed $125,000 Hive MLS

Property tax history

-4.9%/yr

Latest (2025): $360 · -55.3% YoY. Source: county tax records.