130 Sonora Dr · Advance, NC 27006

$229,500

3 bd · 2.0 ba · 1,167 sqft · Manufactured · 57 Days on market

Built 2007 0.34 ac lot Est $190k · 21% over ↓ 3% since listing

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Why this score? — see what drove the F 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 +11.7/30.0
• Schools +4.4/10.0
• DSCR +3.5/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 130 Sonora Drive in Advance, NC! This move-in ready 3 bedroom, 2 bath home offers over 1,200 square feet of comfortable living space, perfectly situated on nearly half an acre in a peaceful, wooded setting. Step inside to find a bright and open layout featuring updated flooring throughout the main living areas and a spacious living room filled with natural light. The kitchen offers ample cabinet and counter space, flowing seamlessly into the dining area—perfect for everyday living or entertaining. The primary suite includes a private full bath, while two additional bedrooms provide flexibility for guests, a home office, or growing needs. Outside, enjoy the newly built front

Key facts

• Newly built decks
• Updated flooring
• Ample cabinet space

Tags

• MOVE IN READY
• UPDATED FLOORING
• AMPLE CABINET SPACE
• NEWLY BUILT DECKS
• PRIVATE BACKYARD VIEWS
• MATURE TREES

Property features AI

Finance

• Other: Public maintained road
• HOA & community: No association

Exterior

• Parking: Driveway
• Utilities: Public water; Septic tank
• Home design: Manufactured home (double wide); One story; Built in 2007; Existing structure
• Construction: Vinyl siding
• Exterior features: Garden; Cleared land

Interior

• Flooring: Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Electric water heater
• Interior features: Primary bedroom on main level; Vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $-65 ($-782/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (16.1% below list).
• Recommended offer: $193k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.3% in Advance — 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 67/100 on livability (#215 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety F.
• 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: 142 active listings in the ZIP; solid renter incomes; 250 units permitted in Davie County in 2024 (65 in 5+ unit buildings).

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 57 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,510 (16.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.22%
• DSCR: 0.95
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $190,221
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
326 Granada Dr	0.36mi	2/1.0 (-1)	1,260 (+8%)	6mo	$205,000	$163	56

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: -18.3%
• Equity multiple: 0.36×
• Total profit: $-41,312
• Equity at exit: $34,219

10-year hold

• IRR: -10.6%
• Equity multiple: 0.36×
• Total profit: $-41,202
• Equity at exit: $19,843

Cash invested: $64,260 (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 27006

• Home prices YoY: -32.4%
• Active inventory: 142
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,925 medium
• Mortgage (P&I): −$1,204
• Tax est. 1.5%: −$287 /mo · $3,442/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-65

Break-even live

Break-even rent $2,008

Max offer price $220,066

Occupancy floor 98%

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: $57,375
• Closing costs: $6,885
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $229,500 Active 57 DOM
2. 2026-06-17
   days on market $229,500 Active 56 DOM
3. 2026-06-16
   days on market $229,500 Active 55 DOM
4. 2026-06-15
   days on market $229,500 Active 54 DOM
5. 2026-06-14
   days on market $229,500 Active 52 DOM
6. 2026-06-10
   days on market $229,500 Active 49 DOM
7. 2026-06-09
   days on market $229,500 Active 48 DOM
8. 2026-06-08
   days on market $229,500 Active 47 DOM
9. 2026-06-07
   days on market $229,500 Active 46 DOM
10. 2026-06-03
    days on market $229,500 Active 42 DOM
11. 2026-06-02
    days on market $229,500 Active 41 DOM
12. 2026-06-01
    days on market $229,500 Active 40 DOM
13. 2026-05-31
    days on market $229,500 Active 39 DOM
14. 2026-05-31
    days on market $229,500 Active 38 DOM
15. 2026-05-20
    price $229,500
16. 2026-04-22
    listed $237,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $23,101
• − Mortgage interest: −$12,856
• − Property taxes: −$3,442
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,848
• − Management: −$1,848
• − Depreciation: −$6,676
• Taxable loss: −$4,717
• Est. tax savings @ 24.0%: +$1,132
• After-tax cash flow: $350/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 — Advance

• Score: 67/100
• State rank: #215
• US rank: #10250

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Davie County · 42,813 people
• City population: 16,247
• Metro: Winston-Salem, NC
• Population (ZIP): 16,247
• Household income: $96,580
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 68.0

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 (88%)
• Race & ethnicity: White 88% Black 3% Hispanic / Latino 3% Two or more races 3% Asian 1%
• Common ancestry: Slovak 4% Serbian 3% Romanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 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: ▼ -85.92%
• Current HPI: 179.445
• 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

-3.2% since first listed

2 events — show timeline

• 2026-05-20 Price Changed $229,500 Triad MLS
• 2026-04-22 Listed $237,000 Triad MLS

Property tax history

+4.4%/yr

Latest (2025): $157 · +35.6% YoY. Source: county tax records.