78 Holly Place Rd · Marble, NC 28905

$83,480

3 bd · 2.0 ba · 1,248 sqft · SingleFamily public records · 157 Days on market

Built 1969 1.03 ac lot ↓ 16% since listing

---

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 +8.7/10.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Great location with end of road privacy in a quiet neighborhood. This nice 3-br, 2-ba home sits on a large lot that has so much potential. With a little paint, flooring, and appliances, this will make someone a better than great home or investment. This is a USDA property. Sold "As-Is, Where-Is'. Title will only be conveyed by Quitclaim Deed. Buyers must sign the Hold Harmless form before entering the property. To make an offer or get additional information, visit www. Homes4purchase.com.

Key facts

• 1.03 acre lot
• Built 1969
• Listed 157 days

Property features AI

Finance

• HOA & community: Association fee assessed annually

Exterior

• Parking: Driveway with concrete surface; Has open parking
• Utilities: Public/community water available; Septic tank sewer; Cable available
• Home design: One-story residential home; Resale condition; Facing not specified; Built in 1969
• Construction: Frame construction with wood siding and brick accents; Shingle roof; Crawl space foundation; Built in 1969
• Exterior features: Deck; Private yard; Garden; Exterior storage; Level to sloping topography; County road frontage; Views

Interior

• Kitchen: Range
• Bedrooms: Master bedroom located on the main level
• Flooring: Wood flooring; Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; No central cooling
• Interior features: Vented fireplace; Storage; Garden; Private yard; Deck
• Laundry & utility: Laundry on the main level; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $83k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $83k).
• Recommended offer: $73k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.9% vs local median 2.4% in Marble — 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 60/100 on livability (#509 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Cherokee County Schools (rural): math 42% / reading 47% proficiency, ranked #90 of 178 in NC (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 232 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($577 loan paydown + $2k appreciation (1.8% local appreciation)).
• Cherokee County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask has dropped $19k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $73,462 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.37% ✓
• Cap rate: 11.91%
• Cash-on-cash: 20.07%
• DSCR: 1.89
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $399,360
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
172 Old House	0.09mi	3/2.0	1,248 (0%)	22mo	$399,900	$320	77

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.9%
• Equity multiple: 2.28×
• Total profit: $29,919
• Equity at exit: $32,206

10-year hold

• IRR: 25.9%
• Equity multiple: 4.34×
• Total profit: $78,144
• Equity at exit: $45,829

Cash invested: $23,374 (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 28905

• Home prices YoY: 0.9%
• Active inventory: 87
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,146 medium
• Mortgage (P&I): −$438
• Tax from tax record: −$42 /mo · $498/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $391

Break-even live

Break-even rent $651

Max offer price $83,480

Occupancy floor 61%

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: $20,870
• Closing costs: $2,504
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $83,480 Active 157 DOM
2. 2026-06-17
   days on market $83,480 Active 156 DOM
3. 2026-06-16
   days on market $83,480 Active 155 DOM
4. 2026-06-15
   days on market $83,480 Active 154 DOM
5. 2026-06-13
   days on market $83,480 Active 152 DOM
6. 2026-06-12
   days on market $83,480 Active 151 DOM
7. 2026-06-09
   pricedays on market $83,480 Active 148 DOM
8. 2026-06-08
   days on market $87,875 Active 147 DOM
9. 2026-06-07
   days on market $87,875 Active 146 DOM
10. 2026-06-07
    days on market $87,875 Active 145 DOM
11. 2026-06-04
    days on market $87,875 Active 142 DOM
12. 2026-06-02
    days on market $87,875 Active 141 DOM
13. 2026-06-01
    days on market $87,875 Active 140 DOM
14. 2026-05-31
    days on market $87,875 Active 139 DOM
15. 2026-05-19
    price $83,480 498-char remark

    Show marketing remark (498 chars)

    Great location with end of road privacy in a quiet neighborhood. This nice 3-br, 2-ba home sits on a large lot that has so much potential. With a little paint, flooring, and appliances, this will make someone a better than great home or investment. This is a USDA property. Sold "As-Is, Where-Is'. Title will only be conveyed by Quitclaim Deed. Buyers must sign the Hold Harmless form before entering the property. To make an offer or get additional information, visit www. Homes4purchase.com.

16. 2026-04-19
    price $87,875 498-char remark

    Show marketing remark (498 chars)

    Great location with end of road privacy in a quiet neighborhood. This nice 3-br, 2-ba home sits on a large lot that has so much potential. With a little paint, flooring, and appliances, this will make someone a better than great home or investment. This is a USDA property. Sold "As-Is, Where-Is'. Title will only be conveyed by Quitclaim Deed. Buyers must sign the Hold Harmless form before entering the property. To make an offer or get additional information, visit www. Homes4purchase.com.

17. 2026-04-19
    price $87,875

    Show marketing remark (498 chars)

    Great location with end of road privacy in a quiet neighborhood. This nice 3-br, 2-ba home sits on a large lot that has so much potential. With a little paint, flooring, and appliances, this will make someone a better than great home or investment. This is a USDA property. Sold "As-Is, Where-Is'. Title will only be conveyed by Quitclaim Deed. Buyers must sign the Hold Harmless form before entering the property. To make an offer or get additional information, visit www. Homes4purchase.com.

18. 2026-04-14
    status Active 498-char remark

    Show marketing remark (498 chars)

    Great location with end of road privacy in a quiet neighborhood. This nice 3-br, 2-ba home sits on a large lot that has so much potential. With a little paint, flooring, and appliances, this will make someone a better than great home or investment. This is a USDA property. Sold "As-Is, Where-Is'. Title will only be conveyed by Quitclaim Deed. Buyers must sign the Hold Harmless form before entering the property. To make an offer or get additional information, visit www. Homes4purchase.com.

19. 2026-04-14
    price $92,500 498-char remark

    Show marketing remark (498 chars)

    Great location with end of road privacy in a quiet neighborhood. This nice 3-br, 2-ba home sits on a large lot that has so much potential. With a little paint, flooring, and appliances, this will make someone a better than great home or investment. This is a USDA property. Sold "As-Is, Where-Is'. Title will only be conveyed by Quitclaim Deed. Buyers must sign the Hold Harmless form before entering the property. To make an offer or get additional information, visit www. Homes4purchase.com.

20. 2026-03-17
    price $92,500
21. 2026-02-10
    price $97,470 498-char remark

    Show marketing remark (498 chars)

    Great location with end of road privacy in a quiet neighborhood. This nice 3-br, 2-ba home sits on a large lot that has so much potential. With a little paint, flooring, and appliances, this will make someone a better than great home or investment. This is a USDA property. Sold "As-Is, Where-Is'. Title will only be conveyed by Quitclaim Deed. Buyers must sign the Hold Harmless form before entering the property. To make an offer or get additional information, visit www. Homes4purchase.com.

22. 2026-02-10
    price $97,470

    Show marketing remark (498 chars)

    Great location with end of road privacy in a quiet neighborhood. This nice 3-br, 2-ba home sits on a large lot that has so much potential. With a little paint, flooring, and appliances, this will make someone a better than great home or investment. This is a USDA property. Sold "As-Is, Where-Is'. Title will only be conveyed by Quitclaim Deed. Buyers must sign the Hold Harmless form before entering the property. To make an offer or get additional information, visit www. Homes4purchase.com.

23. 2026-01-12
    listed $102,600 Active 498-char remark

    Show marketing remark (498 chars)

    Great location with end of road privacy in a quiet neighborhood. This nice 3-br, 2-ba home sits on a large lot that has so much potential. With a little paint, flooring, and appliances, this will make someone a better than great home or investment. This is a USDA property. Sold "As-Is, Where-Is'. Title will only be conveyed by Quitclaim Deed. Buyers must sign the Hold Harmless form before entering the property. To make an offer or get additional information, visit www. Homes4purchase.com.

24. 2026-01-08
    listed $102,600 Active
25. 2010-10-06
    soldstatus $87,490 388-char remark

    Show marketing remark (388 chars)

    Brick Ranch that has been remodeled and is at the end of the road with privacy but convenient to Town of Murphy. This 2 bedroom 1bath home sits on a useable 1.03 + - acre with paved road access. Large master Bedroom, large functional kitchen, den has a gas log fireplace, and beautiful hardwood floors, concrete driveway. This home is tight and shows very well. Current Appraisal on file.

26. 2010-10-06
    soldstatus $87,490

    Show marketing remark (388 chars)

    Brick Ranch that has been remodeled and is at the end of the road with privacy but convenient to Town of Murphy. This 2 bedroom 1bath home sits on a useable 1.03 + - acre with paved road access. Large master Bedroom, large functional kitchen, den has a gas log fireplace, and beautiful hardwood floors, concrete driveway. This home is tight and shows very well. Current Appraisal on file.

27. 2009-04-05
    listed $99,900 388-char remark

    Show marketing remark (388 chars)

    Brick Ranch that has been remodeled and is at the end of the road with privacy but convenient to Town of Murphy. This 2 bedroom 1bath home sits on a useable 1.03 + - acre with paved road access. Large master Bedroom, large functional kitchen, den has a gas log fireplace, and beautiful hardwood floors, concrete driveway. This home is tight and shows very well. Current Appraisal on file.

28. 2009-04-05
    listed $99,900

    Show marketing remark (388 chars)

    Brick Ranch that has been remodeled and is at the end of the road with privacy but convenient to Town of Murphy. This 2 bedroom 1bath home sits on a useable 1.03 + - acre with paved road access. Large master Bedroom, large functional kitchen, den has a gas log fireplace, and beautiful hardwood floors, concrete driveway. This home is tight and shows very well. Current Appraisal on file.

ⓘ 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: $498 · $42/mo
• Projected year-2 tax: $685 · $57/mo
• Expected delta: +$186/yr (+$16/mo · 37.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 4/10 Moderate 8 d/yr ≥99°F today · 22 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: $13,746
• − Mortgage interest: −$4,676
• − Property taxes: −$498
• − Insurance: −$417
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$2,429
• Taxable income: $3,526
• Est. tax owed @ 24.0%: −$846
• After-tax cash flow: $3,844/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: Cherokee County Schools
• NCES district ID: 3700780
• Math proficiency: 42% ▲ 1.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $36,424
• Composite: 36.91/100
• National rank: #4542
• State rank: #90 of 178 in NC

Livability — Marble

• Score: 60/100
• State rank: #509
• US rank: #18665

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,316

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 25,672 people
• By 2030: 24,504 · -4.5%
• By 2040: 21,955 · -14.5%
• By 2050: 19,592 · -23.7%
• By 2075: 15,128 · -41.1%
• By 2100: 11,203 · -56.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 3% Native American 3% Asian 1% Black 1% Hispanic / Latino 1%
• Common ancestry: Serbian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Asian/Pacific 2% Spanish 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+57.5) · D 20.8% · R 78.2% · Other 1.0%
• 2008→2024 swing: -18.9pp toward R · 2008: -38.6pp · 2024: -57.5pp
• All cycles: 2024: R+57.5 2020: R+55.1 2016: R+57.0 2012: R+46.2 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.84%
• Current HPI: 198.6101
• 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

-16.4% since first listed

14 events — show timeline

• 2026-05-19 Price Changed $83,480 CSAOR
• 2026-04-19 Price Changed $87,875 CSAOR
• 2026-04-19 Price Changed $87,875 NEGBOR
• 2026-04-14 Relisted — CSAOR
• 2026-04-14 Price Changed $92,500 CSAOR
• 2026-03-17 Price Changed $92,500 NEGBOR
• 2026-02-10 Price Changed $97,470 CSAOR
• 2026-02-10 Price Changed $97,470 NEGBOR
• 2026-01-12 Listed $102,600 CSAOR
• 2026-01-08 Listed $102,600 NEGBOR
• 2010-10-06 Sold (MLS) $87,490 NEGBOR
• 2010-10-06 Sold (MLS) $87,490 MLBOR
• 2009-04-05 Listed $99,900 NEGBOR
• 2009-04-05 Listed $99,900 MLBOR

Property tax history

-0.8%/yr

Latest (2025): $498 · +0.7% YoY. Source: county tax records.