8518 Candlebrush Dr · Bunnlevel, NC 28356

$83,900

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 23 Days on market

Built 1986 0.58 ac lot Est $85k · at est.

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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
• Appreciation +10.0/10.0
• ARV discount +7.9/15.0
• Schools +3.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 8518 Candlebrush Drive. Built in 1986, this 3 bedroom, 2 bath manufactured home has 1134 square feet and situated on a large lot. Whether you're looking to renovate and rent, flip for resale, or occupy, this property offers a solid foundation and exciting opportunity. Inside, you’ll find a functional layout that includes a spacious living room, kitchen and formal dining area. With the right vision and imagination, equity can be built very quickly. Schedule your showing today and see the possibilities for yourself! NOTE: Please be aware this sale is subject to NCGS Chapter 1 Article 29A and the procedures for private partition sales. An accepted offer will be treated as a st

Key facts

• 0.58 acre lot
• Built 1986
• Listed 23 days

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Holding tank or septic for sewer
• Home design: Manufactured home; Residential property; Subdivision: WOODLAND RUN
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Deck; Fenced backyard; Interior lot

Interior

• Kitchen: Dishwasher; Range hood
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air (electric)
• Interior features: Eat-in kitchen; Factory-built fireplace
• Laundry & utility: Washer hookup; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $84k.

Deal economics

• At list price, monthly cash flow is $927 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $84k).
• Recommended offer: $83k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.6% vs local median 3.5% in Bunnlevel — 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 53/100 on livability (#676 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment F.
• Cumberland County Schools (urban): math 32% / reading 41% proficiency, ranked #126 of 178 in NC (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Long Hill Elementary (math 52% / reading 53%, grade C-, #349 of 1,410 statewide, top 25%, 442 students, 99% FRL); Pine Forest Middle (math 38% / reading 49%, grade D, #182 of 475 statewide, top 40%, 738 students, 56% FRL); Pine Forest High (math 73% / reading 51%, grade B-, #184 of 535 statewide, top 37%, 1,572 students, 62% FRL) — zoned schools average 73% FRL vs 55% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 53% at this address vs 36% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 59 active listings in the ZIP; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($580 loan paydown + $8k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $23k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($83k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $52k; list at $84k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $82,641 (1.5% 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 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?
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: 2.25% ✓
• Cap rate: 19.55%
• Cash-on-cash: 47.36%
• DSCR: 3.11
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $84,672
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 Greencrest Dr	0.11mi	4/2.0 (+1)	1,506 (+12%)	23mo	$95,000	$63	51

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.4%
• Equity multiple: 5.46×
• Total profit: $104,759
• Equity at exit: $75,584

10-year hold

• IRR: 54.9%
• Equity multiple: 12.16×
• Total profit: $262,102
• Equity at exit: $162,999

Cash invested: $23,492 (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 28356

• Home prices YoY: 16.1%
• Active inventory: 59
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,888 medium
• Mortgage (P&I): −$440
• Tax from tax record: −$89 /mo · $1,072/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $927

Break-even live

Break-even rent $714

Max offer price $83,900

Occupancy floor 46%

Sensitivity live

Price	-10% $975	-5% $951	+0% $927	+5% $903	+10% $880
Rent	-10% $778	-5% $853	+0% $927	+5% $1,002	+10% $1,076
Rate	-1.0pp $969	-0.5pp $948	base $927	+0.5pp $905	+1.0pp $883

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: $20,975
• Closing costs: $2,517
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-07
   status Pending
2. 2026-04-13
   listed $83,900 Active
3. 1995-12-11
   soldstatus $52,500
4. 1995-06-19
   soldstatus $49,000

ⓘ 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: $1,072 · $89/mo
• Projected year-2 tax: $1,072 · $89/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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,653
• − Mortgage interest: −$4,700
• − Property taxes: −$1,072
• − Insurance: −$420
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − Depreciation: −$2,441
• Taxable income: $10,397
• Est. tax owed @ 24.0%: −$2,495
• After-tax cash flow: $8,630/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: Cumberland County Schools
• NCES district ID: 3700011
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $44,168
• Composite: 31.0/100
• National rank: #6096
• State rank: #126 of 178 in NC

Livability — Bunnlevel

• Score: 53/100
• State rank: #676
• US rank: #24624

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,747

Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 330,855 people
• By 2030: 333,523 · +0.8%
• By 2040: 335,583 · +1.4%
• By 2050: 335,325 · +1.4%
• By 2075: 342,853 · +3.6%
• By 2100: 340,698 · +3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 19% Hispanic / Latino 11% Two or more races 7% Native American 1% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Lithuanian 3% Italian 2% Serbian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Cumberland

• 2024 margin: D (+13.4) · D 56.1% · R 42.7% · Other 1.2%
• 2008→2024 swing: -4.3pp toward R · 2008: 17.7pp · 2024: 13.4pp
• All cycles: 2024: D+13.4 2020: D+16.6 2016: D+16.0 2012: D+19.7 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.02%
• Current HPI: 289.2973
• 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

+71.2% since first listed

4 events — show timeline

• 2026-05-07 Pending — LPRMLS
• 2026-04-13 Listed $83,900 LPRMLS
• 1995-12-11 Sold (Public Records) $52,500 Public Records
• 1995-06-19 Sold (Public Records) $49,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,072 · +82.7% YoY. Source: county tax records.