6330 Nc 561 · Centerville, NC 27549

$174,900

3 bd · 2.0 ba · 980 sqft · Manufactured · 27 Days on market

Built 2004 Excellent condition 1.00 ac lot

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Why this score? — see what drove the D 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 +13.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• DSCR +4.0/10.0
• 1% rule +3.7/10.0
• Livability +3.3/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Quiet country setting off of main road. Fully updated with new hvac, new roof, windows, decks, granite, and so much more. Creative seller looking to help your buyer get into a home

Key facts

• 1 acre lot
• Built 2004
• Listed 27 days

Property features AI

Finance

• Other: Living area approximately 980 square feet; Located in Franklin County, NC
• HOA & community: No homeowners association

Exterior

• Utilities: Well water; Septic tank
• Home design: Manufactured single-wide home; One story
• Construction: Vinyl siding; Shingle roof; Permanent foundation; Built as a manufactured house
• Exterior features: Private maintained road access; 1.0 acre lot

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-3 ($-35/yr) — negative.
• To cash-flow at today's rent, offer at most $174k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (12.7% below list).
• Recommended offer: $153k (12.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#280 in NC) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: crime D+, amenities F, commute F.
• Franklin County Schools (rural): math 34% / reading 37% proficiency, ranked #128 of 178 in NC (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Terrell Lane Middle (math 26% / reading 34%, grade F, #335 of 475 statewide, top 72%, 395 students, 79% FRL) — zoned schools average 79% FRL vs 54% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 441 active listings in the ZIP; 948 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

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.
• Franklin County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.

Recommended offer $152,626 (12.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.87% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.07%
• DSCR: 1.00
• GRM: 9.5

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-28,506
• Equity at exit: $26,078

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-24,971
• Equity at exit: $15,122

Cash invested: $48,972 (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 27549

• Home prices YoY: -18.7%
• Active inventory: 441
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,526 medium
• Mortgage (P&I): −$917
• Tax est. 1.5%: −$219 /mo · $2,624/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $-3

Break-even live

Break-even rent $1,530

Max offer price $174,473

Occupancy floor 95%

Sensitivity live

Price	-10% $118	-5% $57	+0% $-3	+5% $-63	+10% $-124
Rent	-10% $-124	-5% $-63	+0% $-3	+5% $57	+10% $118
Rate	-1.0pp $85	-0.5pp $42	base $-3	+0.5pp $-48	+1.0pp $-94

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-12
   statusdays on market $174,900 Pending 27 DOM
2. 2026-06-09
   days on market $174,900 Active 26 DOM
3. 2026-06-08
   days on market $174,900 Active 25 DOM
4. 2026-06-07
   days on market $174,900 Active 24 DOM
5. 2026-06-07
   days on market $174,900 Active 23 DOM
6. 2026-06-04
   days on market $174,900 Active 20 DOM
7. 2026-06-02
   days on market $174,900 Active 19 DOM
8. 2026-06-01
   days on market $174,900 Active 18 DOM
9. 2026-05-31
   remarks 180-char remark
10. 2026-05-31
    listed $174,900 Active 17 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,315
• − Mortgage interest: −$9,797
• − Property taxes: −$2,624
• − Insurance: −$874
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$5,088
• Taxable loss: −$2,998
• Est. tax savings @ 24.0%: +$720
• After-tax cash flow: $684/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 · 4 photos

Excellent 95/100 None rehab

This manufactured home is in excellent condition with new exterior and interior updates, making it move-in ready.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and property value
• Both Interior paint — Fresh paint can make a home more appealing
• Both Landscaping around the foundation — Improves curb appeal and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and property value ↑
• Both Interior paint — Fresh paint can make a home more appealing ↑
• Both Landscaping around the foundation — Improves curb appeal and property 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: Franklin County Schools
• NCES district ID: 3701530
• Math proficiency: 34% ▬ 0.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $44,630
• Composite: 30.25/100
• National rank: #6286
• State rank: #128 of 178 in NC

Livability — Centerville

• Score: 66/100
• State rank: #280
• US rank: #12074

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Franklin County · 64,885 people
• Metro: Raleigh-Cary, NC
• Population (ZIP): 25,543
• Household income: $67,879
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 677.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 69,848 people
• By 2030: 72,480 · +3.8%
• By 2040: 76,682 · +9.8%
• By 2050: 78,993 · +13.1%
• By 2075: 82,888 · +18.7%
• By 2100: 80,784 · +15.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 58% Black 25% Hispanic / Latino 13% Two or more races 5%
• Hispanic origin (detail): Mexican 10%
• Common ancestry: Serbian 1% Italian 1% Slovak 1%
• Foreign-born: 6% · Canada
• Languages at home: 88% English-only · Spanish 10% German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: R (+13.6) · D 42.7% · R 56.3%
• 2008→2024 swing: -12.9pp toward R · 2008: -0.7pp · 2024: -13.6pp
• All cycles: 2024: R+13.6 2020: R+13.4 2016: R+11.7 2012: R+4.2 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.02%
• Current HPI: 225.8639
• Rent YoY: —
• Metro: Raleigh-Cary, 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

+0.0% since first listed

2 events — show timeline

• 2026-05-14 Listed $174,900 TMLS
• 2026-04-16 Coming Soon $174,900 TMLS