8755 Carroll St · Rhodhiss, NC 28601

$160,000

3 bd · 0.5 ba · 1,512 sqft · Manufactured public records · 7 Days on market

Built 1997 0.48 ac lot

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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 +22.0/30.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• 1% rule +4.8/10.0
• Schools +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3-bedroom, 2-bath home featuring an updated kitchen with a large island, oversized rooms throughout, and plenty of space to spread out. Move-in ready with endless potential to make it your own, this home offers comfortable living now with opportunities to add your personal touch over time. Step outside to enjoy the large backyard space, perfect for entertaining, relaxing, or enjoying the outdoors. Property is subject to foreclosure action

Key facts

• 0.48 acre lot
• Built 1997
• Listed 7 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Well water; Septic system installed; No additional utilities listed
• Home design: Single-family manufactured home; One level
• Construction: Vinyl exterior; Crawl space foundation; Manufactured construction
• Exterior features: Front porch; Deck; Level lot; Private maintained road; Gravel and concrete drive/road surface

Interior

• Kitchen: Kitchen equipped with dishwasher, electric oven, and refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Electric oven; Refrigerator; Central heating; Central air
• Laundry & utility: Main-level utility/laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $255 ($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 $156k (2.5% below list).
• Recommended offer: $156k (2.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#515 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime F, amenities F.
• Burke County Schools (rural): math 43% / reading 47% proficiency, ranked #89 of 178 in NC (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.9%/yr); 423 active listings in the ZIP; 422 units permitted in Burke County in 2024 (94 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.
• Burke County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $114k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $156,008 (2.5% 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. 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?
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 8.20%
• Cash-on-cash: 6.82%
• DSCR: 1.30
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.91% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.81×
• Total profit: $-8,324
• Equity at exit: $23,857

10-year hold

• IRR: 5.6%
• Equity multiple: 1.43×
• Total profit: $19,435
• Equity at exit: $13,834

Cash invested: $44,800 (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 28601

• Home prices YoY: -27.2%
• Rents YoY: 3.9%
• Active inventory: 423
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,560 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$72 /mo · $865/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $255

Break-even live

Break-even rent $1,238

Max offer price $160,000

Occupancy floor 79%

Sensitivity live

Price	-10% $345	-5% $300	+0% $255	+5% $209	+10% $164
Rent	-10% $131	-5% $193	+0% $255	+5% $316	+10% $378
Rate	-1.0pp $335	-0.5pp $295	base $255	+0.5pp $213	+1.0pp $171

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-21
   listed $160,000 Active
2. 2026-05-21
   historical $160,000
3. 2020-05-05
   soldstatus $114,000
4. 2002-03-22
   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: $865 · $72/mo
• Projected year-2 tax: $1,312 · $109/mo
• Expected delta: +$447/yr (+$37/mo · 51.6%)

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,721
• − Mortgage interest: −$8,962
• − Property taxes: −$865
• − Insurance: −$800
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$4,655
• Taxable income: $443
• Est. tax owed @ 24.0%: −$106
• After-tax cash flow: $2,949/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: Burke County Schools
• NCES district ID: 3700480
• Math proficiency: 43% ▼ -2.00%
• Reading proficiency: 47% ▬ 0.00%
• Median HH income: $38,342
• Composite: 37.51/100
• National rank: #4400
• State rank: #89 of 178 in NC

Livability — Rhodhiss

• Score: 60/100
• State rank: #515
• US rank: #18892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Catawba County · 105,763 people
• City population: 282
• Metro: Hickory-Lenoir-Morganton, NC
• Population (ZIP): 53,329
• Household income: $67,817
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 1276.0

Population outlook (Burke County) Hauer SSP2

• Today (2025): 86,552 people
• By 2030: 84,123 · -2.8%
• By 2040: 78,165 · -9.7%
• By 2050: 71,099 · -17.9%
• By 2075: 56,264 · -35.0%
• By 2100: 44,742 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 9% Black 8% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Italian 4% Slovak 2% Serbian 2%
• Foreign-born: 8% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 7% Other Asian/Pacific 3% Other Indo-European 1%

Political lean MEDSL · Burke

• 2024 margin: Solid R (+41.2) · D 29.0% · R 70.3%
• 2008→2024 swing: -22.0pp toward R · 2008: -19.2pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+40.1 2016: R+39.4 2012: R+23.6 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -89.98%
• Current HPI: 241.0743
• Rent YoY: ▲ 3.91%
• Metro: Hickory-Lenoir-Morganton, 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

+226.5% since first listed

4 events — show timeline

• 2026-05-21 Listed $160,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-21 Coming Soon $160,000 CANOPYMLS as Distributed by MLS Grid
• 2020-05-05 Sold (Public Records) $114,000 Public Records
• 2002-03-22 Sold (Public Records) $49,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $865 · -0.2% YoY. Source: county tax records.