193 Duckworth Ave · Brevard, NC 28712

$385,000

9 bd · 3.0 ba · 3,431 sqft · MultiFamily · 13 Days on market

Built 1990 Fair condition 0.50 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Attention Investors, Visionaries, and Opportunity Seekers! Rarely does a true triplex become available this close to downtown Brevard. Currently operating as three separate rental units, this income-producing property offers immediate cash-flow potential along with the opportunity to add value through thoughtful improvements and updates. Recognizing the potential of the property, the seller is offering a $10,000 closing credit to help the next owner jumpstart renovations and bring their vision to life. Whether you're an experienced investor, a first-time buyer looking to offset your mortgage with rental income, or someone passionate about creating quality housing in our community, this prop

Key facts

• Cash flow potential
• Easy access to shops
• Easy access to parks

Tags

• TRIPLEX CONFIGURATION
• INCOME PRODUCING PROPERTY
• CASH FLOW POTENTIAL
• EASY ACCESS TO SHOPS
• EASY ACCESS TO RESTAURANTS
• EASY ACCESS TO PARKS

Property features AI

Finance

• Other: Lot approximately 0.5 acres; Zoned GR8
• Financial info: Tenant pays all utilities; Owner pays none; 3 separate units (triplex)
• HOA & community: No HOA; Pets allowed

Exterior

• Parking: Driveway parking
• Utilities: City water; Public sewer
• Home design: Residential income property (Triplex)
• Construction: Site-built construction; Vinyl exterior; Basement foundation
• Exterior features: Driveway; Gravel and paved road access; Publicly maintained road

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: 8 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Oven; Refrigerator; Washer/Dryer; Apartment in basement; Walk-out basement access
• Laundry & utility: Washer/Dryer; Laundry in multiple locations

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $385k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $712/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $385k).
• Cap rate 12.9% vs local median 2.1% in Brevard — 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 (#353 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: schools D+, amenities F, commute F.
• Transylvania County Schools (town): math 44% / reading 50% proficiency, ranked #79 of 178 in NC (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 351 active listings in the ZIP; 217 units permitted in Transylvania County in 2024 (10 in 5+ unit buildings).
• At $6,071/mo this rent would consume 116% of the median local household income ($63k/yr) (locally 852% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Transylvania County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $108k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $385,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.58% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.77%
• DSCR: 2.06
• GRM: 5.3

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: 16.9%
• Equity multiple: 1.68×
• Total profit: $73,712
• Equity at exit: $57,405

10-year hold

• IRR: 25.5%
• Equity multiple: 3.22×
• Total profit: $239,691
• Equity at exit: $33,288

Cash invested: $107,800 (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 28712

• Active inventory: 351
• Price-to-rent: 15.9×

Monthly cashflow live

• Estimated rent: $6,071 high
• Mortgage (P&I): −$2,019
• Tax est. 1.5%: −$481 /mo · $5,775/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,275
• Net cashflow: $2,135

Break-even live

Break-even rent $3,368

Max offer price $385,000

Occupancy floor 60%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$6,072
Total (3 units)			$6,071

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $385,000 Active 13 DOM
2. 2026-06-17
   days on market $385,000 Active 12 DOM
3. 2026-06-16
   days on market $385,000 Active 11 DOM
4. 2026-06-15
   days on market $385,000 Active 10 DOM
5. 2026-06-14
   days on market $385,000 Active 8 DOM
6. 2026-06-10
   days on market $385,000 Active 5 DOM
7. 2026-06-09
   days on market $385,000 Active 4 DOM
8. 2026-06-08
   days on market $385,000 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $385,000 Active 2 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 4/10 Moderate 7 d/yr ≥96°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $72,852
• − Mortgage interest: −$21,566
• − Property taxes: −$5,775
• − Insurance: −$1,925
• − Repairs & maintenance: −$5,828
• − Management: −$5,828
• − Depreciation: −$11,200
• Taxable income: $20,730
• Est. tax owed @ 24.0%: −$4,975
• After-tax cash flow: $20,650/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This triplex requires moderate renovations, including painting the exterior siding, updating the kitchen, and improving the landscaping. These updates will significantly increase its resale and rental value.

Repairs flagged

• Major Flooring — The flooring is visibly worn and in poor condition, requiring replacement.
• Moderate Exterior siding — The exterior siding shows some discoloration and minor wear, indicating a need for repainting or staining.

Value-add opportunities

• Both Painting the exterior siding — Painting the exterior siding will improve the curb appeal and increase the property's resale and rental value.
• Rental Refrigerator replacement — Replacing the old refrigerator with a modern, energy-efficient model will improve the rental experience and attract tenants.
• Both Kitchen cabinets and countertops replacement — Updating the kitchen with new cabinets and countertops will improve the overall look and functionality of the space, increasing both resale and rental value.
• Both Painting interior walls and ceilings — Painting the interior walls and ceilings will freshen up the space and improve the overall appearance, increasing both resale and rental value.
• Both Landscaping and yard maintenance — A well-maintained yard and landscaping will improve the curb appeal and attract potential buyers or tenants, increasing both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Flooring · The flooring is visibly worn and in poor condition, requiring replacement.	Major	$15,000–50,000
Exterior siding · The exterior siding shows some discoloration and minor wear, indicating a need for repainting or staining.	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$18,000–65,000

Value-add ROI direction

• Both Painting the exterior siding — Painting the exterior siding will improve the curb appeal and increase the property's resale and rental value. ↑
• Rental Refrigerator replacement — Replacing the old refrigerator with a modern, energy-efficient model will improve the rental experience and attract tenants. ↑
• Both Kitchen cabinets and countertops replacement — Updating the kitchen with new cabinets and countertops will improve the overall look and functionality of the space, increasing both resale and rental value. ↑
• Both Painting interior walls and ceilings — Painting the interior walls and ceilings will freshen up the space and improve the overall appearance, increasing both resale and rental value. ↑
• Both Landscaping and yard maintenance — A well-maintained yard and landscaping will improve the curb appeal and attract potential buyers or tenants, increasing both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Transylvania County Schools
• NCES district ID: 3704530
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $42,365
• Composite: 39.55/100
• National rank: #3938
• State rank: #79 of 178 in NC

Livability — Brevard

• Score: 64/100
• State rank: #353
• US rank: #13958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brevard, NC
• County: Transylvania County · 19,977 people
• City population: 19,977
• Metro: Brevard, NC
• Population (ZIP): 19,977
• Household income: $63,045
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 852.0

Population outlook (Transylvania County) Hauer SSP2

• Today (2025): 33,142 people
• By 2030: 32,987 · -0.5%
• By 2040: 32,159 · -3.0%
• By 2050: 30,937 · -6.7%
• By 2075: 27,778 · -16.2%
• By 2100: 24,136 · -27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Serbian 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Transylvania

• 2024 margin: R (+12.2) · D 43.3% · R 55.5% · Other 1.2%
• 2008→2024 swing: +0.4pp no change · 2008: -12.6pp · 2024: -12.2pp
• All cycles: 2024: R+12.2 2020: R+15.7 2016: R+22.5 2012: R+16.9 2008: R+12.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -197.94%
• Current HPI: 217.8358
• Rent YoY: —
• Metro: Brevard, 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

1 event — show timeline

• 2026-06-05 Listed $385,000 CANOPYMLS as Distributed by MLS Grid