460 Mountview Dr · Mocksville, NC 27028

$224,900

3 bd · 1.5 ba · 1,560 sqft · SingleFamily public records · 19 Days on market

Built 1997 10,018 sqft lot Est $265k · 15% under

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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 +19.2/30.0
• ARV discount +14.3/15.0
• DSCR +6.0/10.0
• 1% rule +4.4/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful single family home located in Davie County, built in 1997. This single story home features 3 bedrooms and 2 baths. Spacious 10,062 square foot lot. Brand new carpet throughout and fresh interior paint. This is a Fannie Mae HomePath property. For showing instructions please refer to the agent only remarks.

Key facts

• 2 outbuildings
• Back yard deck
• Eat-in kitchen

Tags

• ROCKING CHAIR FRONT PORCH
• BACK YARD DECK
• 2 OUTBUILDINGS
• EAT-IN KITCHEN
• VERSATILE OUTDOOR SPACE

Property features AI

Finance

• Other: Directions available to property
• HOA & community: No homeowners association; Subdivision: Ridgemont

Exterior

• Parking: Attached garage with 1 garage space
• Security: Deadbolt locks
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Residential stick/site-built house; One story; Built in 1997; Existing structure
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: No fencing; Public maintained road; Storage structure on property

Interior

• Kitchen: Microwave; Range
• Bedrooms: Bedrooms located on the main level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Primary bedroom on the main level; Deadbolt locks; Kitchen island
• Laundry & utility: Washer hookup; Dryer connection on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (5.6% below list).
• Recommended offer: $212k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 4.0% in Mocksville — 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 (#68 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, schools D+, employment D.
• Davie County Schools (rural): math 51% / reading 52% proficiency, ranked #57 of 178 in NC (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 219 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 250 units permitted in Davie County in 2024 (65 in 5+ unit buildings).
• This rent runs 37% of the median local income ($69k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Davie County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $74k; list at $225k implies a 204% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,323 (5.6% 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 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?
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.60%
• DSCR: 1.20
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $265,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
165 Heather Ct	0.38mi	3/2.5	1,540 (-1%)	2mo	$239,500	$156	75
90 Whitney Rd	0.29mi	3/1.0	1,400 (-10%)	7mo	$185,000	$132	62
1119 Milling Rd	0.63mi	3/2.0	1,618 (+4%)	3mo	$340,000	$210	59
577 Whitney Rd	0.25mi	4/2.5 (+1)	1,406 (-10%)	8mo	$195,000	$139	56
193 Big Laurel Dr	0.34mi	4/2.0 (+1)	1,764 (+13%)	6mo	$306,990	$174	50
740 Whitney Rd	0.43mi	4/2.5 (+1)	1,755 (+12%)	1mo	$269,000	$153	49
196 Elisha Creek Dr	0.69mi	3/2.0	1,420 (-9%)	2mo	$309,900	$218	49
186 Big Laurel Dr	0.37mi	4/2.0 (+1)	1,764 (+13%)	7mo	$299,990	$170	48
107 Big Laurel Dr	0.57mi	4/2.0 (+1)	1,764 (+13%)	1mo	$295,000	$167	44
180 Big Laurel Dr	0.45mi	4/2.0 (+1)	1,764 (+13%)	8mo	$310,115	$176	43
177 Big Laurel Dr	0.54mi	4/2.0 (+1)	1,764 (+13%)	8mo	$304,000	$172	39
150 Ariel Ct	0.67mi	4/2.5 (+1)	1,776 (+14%)	0mo	$269,900	$152	36

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-21,094
• Equity at exit: $33,533

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,284
• Equity at exit: $19,445

Cash invested: $62,972 (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 27028

• Home prices YoY: -23.8%
• Active inventory: 219
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,123 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$163 /mo · $1,951/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $242

Break-even live

Break-even rent $1,817

Max offer price $224,900

Occupancy floor 84%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
275 Milling Rd Mocksville, NC	2.0	2.0	1056	$1,500	$1.42	23d	1	0.95mi
204 Spring St Mocksville, NC	3.0	2.0	1405	$1,750	$1.25	23d	1	1.31mi

Listing history 14 events

1. 2026-06-18
   days on market $224,900 Active 19 DOM
2. 2026-06-17
   days on market $224,900 Active 18 DOM
3. 2026-06-16
   days on market $224,900 Active 17 DOM
4. 2026-06-15
   days on market $224,900 Active 16 DOM
5. 2026-06-14
   days on market $224,900 Active 14 DOM
6. 2026-06-10
   days on market $224,900 Active 11 DOM
7. 2026-06-09
   days on market $224,900 Active 10 DOM
8. 2026-06-08
   days on market $224,900 Active 9 DOM
9. 2026-06-07
   days on market $224,900 Active 8 DOM
10. 2026-06-03
    days on market $224,900 Active 4 DOM
11. 2026-06-02
    days on market $224,900 Active 3 DOM
12. 2026-06-01
    days on market $224,900 Active 2 DOM
13. 2026-05-31
    remarks 622-char remark
14. 2026-05-31
    listed $224,900 Active 1 DOM

ⓘ 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: $1,951 · $163/mo
• Projected year-2 tax: $1,951 · $163/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,479
• − Mortgage interest: −$12,598
• − Property taxes: −$1,951
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$6,543
• Taxable loss: −$814
• Est. tax savings @ 24.0%: +$195
• After-tax cash flow: $3,095/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: Davie County Schools
• NCES district ID: 3701170
• Math proficiency: 51% ▲ 2.00%
• Reading proficiency: 52% ▲ 2.00%
• Median HH income: $51,331
• Composite: 44.16/100
• National rank: #2860
• State rank: #57 of 178 in NC

Livability — Mocksville

• Score: 73/100
• State rank: #68
• US rank: #5153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mocksville, NC
• County: Davie County · 42,813 people
• City population: 26,566
• Metro: Winston-Salem, NC
• Population (ZIP): 26,566
• Household income: $69,137
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 512.0

Population outlook (Davie County) Hauer SSP2

• Today (2025): 42,613 people
• By 2030: 42,691 · +0.2%
• By 2040: 42,137 · -1.1%
• By 2050: 40,445 · -5.1%
• By 2075: 35,939 · -15.7%
• By 2100: 29,103 · -31.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 11% Two or more races 11% Black 4%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 4% Italian 2% Serbian 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 9% German/W. Germanic 1%

Political lean MEDSL · Davie

• 2024 margin: Solid R (+46.5) · D 26.2% · R 72.6% · Other 1.2%
• 2008→2024 swing: -8.2pp toward R · 2008: -38.3pp · 2024: -46.5pp
• All cycles: 2024: R+46.5 2020: R+45.5 2016: R+48.1 2012: R+43.7 2008: R+38.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.58%
• Current HPI: 191.2464
• Rent YoY: —
• Metro: Winston-Salem, 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

+167.7% since first listed

4 events — show timeline

• 2026-05-30 Listed $224,900 Triad MLS
• 2014-08-25 Sold (MLS) $74,000 Triad MLS
• 2014-06-10 Listed $74,000 Triad MLS
• 2001-06-15 Sold (Public Records) $84,000 Public Records

Property tax history

+6.5%/yr

Latest (2025): $1,951 · +55.4% YoY. Source: county tax records.