136 Antler Dr · Wilson's Mills, NC 27527

$135,000

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 4 Days on market

Built 1995 0.69 ac lot Est $165k · 18% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +3.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

VERY WELL BUILT, MANUFACTURED HOME ON A PERMANENT FOUNDATION. QUALIFIES FOR V. A. /F. H. A. FINANCING OR SIMPLY ASSUME THE EXISTING LOAN. PRIVATE, WOODED, COUNTRY LOT. THERMAL PANE WINDOWS, DOUBLE INSULATED SHEETROCKED WALLS. NEW INTERIOR PAINT. OPEN FLOOR PLAN WTIH CATHEDRAL CEILINGS, FORMAL DINING, LARGE KITCHEN. BRAND NEW REFRIDGERATOR CONVEYS. WASHER AND DRYER NEGOTIABLE

Key facts

• 0.69 acre lot
• Built 1995
• Listed 4 days

Property features AI

Finance

• Other: Lot approximately 0.69 acre; Zoned RES; Private asphalt road with private maintenance; County: Johnston; Postal code: 27527; Directions available
• HOA & community: No association

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Septic tank; Electricity available; Phone available; Septic connected; Water connected
• Home design: Manufactured double-wide home; One level
• Construction: Vinyl siding; Brick/mortar foundation; Shingle roof; Built as a manufactured house (double wide)
• Exterior features: Covered rear porch; Rain gutters; Shed(s) on the property; Property listed as fixer

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating system listed; Central electric air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 12.6% vs local median 3.9% in Wilson's Mills — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Johnston County Public Schools (rural): math 39% / reading 42% proficiency, ranked #105 of 178 in NC (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-1.4%/yr); 401 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 2,783 units permitted in Johnston County in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Johnston County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $38k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 29y 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 $98k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

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. 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.
3. 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.
4. 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: 1.47% ✓
• Cap rate: 12.55%
• Cash-on-cash: 22.36%
• DSCR: 1.99
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $164,736
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Roe Ln	0.15mi	3/2.0	1,329 (+6%)	5mo	$175,000	$132	78

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 11.9%
• Equity multiple: 1.45×
• Total profit: $17,163
• Equity at exit: $20,129

10-year hold

• IRR: 18.4%
• Equity multiple: 2.33×
• Total profit: $50,221
• Equity at exit: $11,672

Cash invested: $37,800 (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 27527

• Home prices YoY: -23.1%
• Rents YoY: -1.4%
• Active inventory: 401
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,980 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$96 /mo · $1,147/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $704

Break-even live

Break-even rent $1,088

Max offer price $135,000

Occupancy floor 59%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 S Meyers CT Clayton, NC	3.0	2.5	1368	$1,800	$1.32	3d	1	0.53mi

Listing history 4 events

1. 2026-06-16
   statusdays on market $135,000 Pending 4 DOM
2. 2026-06-15
   days on market $135,000 Active 3 DOM
3. 2026-06-13
   remarks 699-char remark
4. 2026-06-13
   listed $135,000 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: $1,147 · $96/mo
• Projected year-2 tax: $1,147 · $96/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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,758
• − Mortgage interest: −$7,562
• − Property taxes: −$1,147
• − Insurance: −$675
• − Repairs & maintenance: −$1,901
• − Management: −$1,901
• − Depreciation: −$3,927
• Taxable income: $6,645
• Est. tax owed @ 24.0%: −$1,595
• After-tax cash flow: $6,857/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: Johnston County Public Schools
• NCES district ID: 3702370
• Math proficiency: 39% ▲ 4.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $50,912
• Composite: 34.99/100
• National rank: #5052
• State rank: #105 of 178 in NC

Livability — Wilson's Mills

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Wilson's Mills, NC
• County: Johnston County · 175,441 people
• Metro: Raleigh-Cary, NC
• Population (ZIP): 39,256
• Household income: $115,035
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 603.0

Population outlook (Johnston County) Hauer SSP2

• Today (2025): 222,440 people
• By 2030: 240,227 · +8.0%
• By 2040: 274,616 · +23.5%
• By 2050: 304,915 · +37.1%
• By 2075: 369,507 · +66.1%
• By 2100: 406,280 · +82.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 14% Hispanic / Latino 12% Two or more races 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 1%
• Common ancestry: Italian 4% Romanian 3% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 7% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Johnston

• 2024 margin: Strong R (+21.5) · D 38.7% · R 60.2% · Other 1.1%
• 2008→2024 swing: +2.2pp toward D · 2008: -23.7pp · 2024: -21.5pp
• All cycles: 2024: R+21.5 2020: R+24.3 2016: R+30.7 2012: R+27.8 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -70.33%
• Current HPI: 234.8479
• Rent YoY: ▼ -1.35%
• 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

+900.0% since first listed

25 events — show timeline

• 2026-06-12 Listed $135,000 TMLS
• 2023-12-11 Price Changed $69,900 TMLS
• 2017-09-08 Sold (Public Records) $99,000 Public Records
• 2017-09-08 Sold (MLS) $98,200 TMLS
• 2017-08-10 Pending — TMLS
• 2017-08-04 Listed $98,700 TMLS
• 2013-05-17 Sold (Public Records) $51,000 Public Records
• 2013-05-17 Sold (MLS) $51,400 TMLS
• 2013-04-12 Contingent — TMLS
• 2013-03-14 Listed $53,500 TMLS
• 2008-04-15 Listing Removed — TMLS
• 2007-04-07 Sold (MLS) $66,500 TMLS
• 2007-02-15 Sold (Public Records) $66,500 Public Records
• 2007-01-28 Listing Removed — TMLS
• 2006-09-30 Listed $69,500 TMLS
• 2004-02-04 Listing Removed — TMLS
• 2003-09-02 Listed $80,900 TMLS
• 1999-06-15 Sold (MLS) $68,900 TMLS
• 1999-06-15 Sold (MLS) $68,900 TMLS
• 1999-06-01 Sold (Public Records) $69,000 Public Records
• 1999-05-16 Price Changed $2,600,000 TMLS
• 1999-05-16 Listing Removed — TMLS
• 1999-03-03 Listed $69,900 TMLS
• 1997-05-31 Listed $74,900 TMLS
• 1995-06-01 Sold (Public Records) $13,500 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,147 · +75.6% YoY. Source: county tax records.