301 Matthew Ln · Canton, NC 28716

$240,000

3 bd · 2.0 ba · 1,449 sqft · Manufactured public records · 65 Days on market

Built 2000 1.19 ac lot

---

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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the charming town of Canton, this property offers the best of both worlds – a peaceful retreat with easy access to urban conveniences. Explore the beauty of the Blue Ridge Mountains, hike scenic trails, or take a short drive to downtown Canton, known for its local shops, restaurants, and vibrant community. With 1.19 acres of lush, natural beauty, this home is a sanctuary for those seeking a serene mountain lifestyle.The spacious open floor plan effortlessly connects the kitchen, dining, and living areas, making it ideal for entertaining guests and fostering a warm, inviting atmosphere.Surrounded by nature, this property offers a high degree of privacy, allowing you to unwind and escape from the hustle and bustle of city life. Whether you're looking for a full-time residence or a serene getaway, this home offers the lifestyle you've been dreaming of. Schedule a showing today and make this property your own!

Key facts

• Quiet country living
• Private retreat
• Scenic views

Tags

• PRIVATE RETREAT
• SURROUNDED BY WOODS
• SCENIC VIEWS
• QUIET COUNTRY LIVING

Property features AI

Finance

• Other: Lot is approximately 1.19 acres
• HOA & community: No HOA

Exterior

• Parking: No garage; No designated parking features
• Utilities: Shared well water; Septic system
• Home design: Manufactured doublewide single-family residence; One level; Permanent foundation
• Construction: Vinyl exterior; Manufactured construction
• Exterior features: Gravel road access; Private maintained road

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Seven total rooms; Fireplace
• Laundry & utility: In-unit laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $240k.

Deal economics

• At list price, monthly cash flow is $619 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.8% in Canton — 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 66/100 on livability (#258 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment D-.
• Haywood County Schools (suburban): math 55% / reading 53% proficiency, ranked #50 of 178 in NC (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bethel Elementary (math 72% / reading 62%, grade B+, #120 of 1,410 statewide, top 9%, 526 students, 99% FRL); Pisgah High (math 57% / reading 62%, grade C+, #216 of 535 statewide, top 43%, 927 students, 55% FRL) — zoned schools average 77% FRL vs 49% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 163 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 537 units permitted in Haywood County in 2024 (150 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Recommended offer $225,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.08% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.06%
• DSCR: 1.49
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $450
• Equity at exit: $35,785

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $50,776
• Equity at exit: $20,751

Cash invested: $67,200 (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 28716

• Home prices YoY: -32.8%
• Active inventory: 163
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$76 /mo · $914/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $619

Break-even live

Break-even rent $1,816

Max offer price $240,000

Occupancy floor 71%

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5465 Dutch Cove Rd Canton, NC	3.0	2.0	1550	$2,600	$1.68	23d	1	1.07mi

Listing history 27 events

1. 2026-06-18
   days on market $240,000 Active 65 DOM
2. 2026-06-17
   days on market $240,000 Active 64 DOM
3. 2026-06-16
   days on market $240,000 Active 63 DOM
4. 2026-06-15
   price $240,000 Active 62 DOM
5. 2026-06-15
   days on market $245,000 Active 62 DOM
6. 2026-06-14
   days on market $245,000 Active 60 DOM
7. 2026-06-13
   days on market $245,000 Active 59 DOM
8. 2026-06-10
   days on market $245,000 Active 57 DOM
9. 2026-06-09
   days on market $245,000 Active 56 DOM
10. 2026-06-08
    days on market $245,000 Active 55 DOM
11. 2026-06-07
    days on market $245,000 Active 54 DOM
12. 2026-06-03
    days on market $245,000 Active 50 DOM
13. 2026-06-02
    days on market $245,000 Active 49 DOM
14. 2026-06-01
    days on market $245,000 Active 48 DOM
15. 2026-05-31
    days on market $245,000 Active 47 DOM
16. 2026-05-30
    days on market $245,000 Active 46 DOM
17. 2026-04-19
    status Active
18. 2026-04-15
    historical Active Under Contract
19. 2026-04-13
    listed $245,000 Active
20. 2024-07-26
    soldstatus $220,000 Closed 938-char remark

    Show marketing remark (938 chars)

    Nestled in the charming town of Canton, this property offers the best of both worlds – a peaceful retreat with easy access to urban conveniences. Explore the beauty of the Blue Ridge Mountains, hike scenic trails, or take a short drive to downtown Canton, known for its local shops, restaurants, and vibrant community. With 1.19 acres of lush, natural beauty, this home is a sanctuary for those seeking a serene mountain lifestyle.The spacious open floor plan effortlessly connects the kitchen, dining, and living areas, making it ideal for entertaining guests and fostering a warm, inviting atmosphere.Surrounded by nature, this property offers a high degree of privacy, allowing you to unwind and escape from the hustle and bustle of city life. Whether you're looking for a full-time residence or a serene getaway, this home offers the lifestyle you've been dreaming of. Schedule a showing today and make this property your own!

21. 2024-07-26
    soldstatus $220,000

    Show marketing remark (938 chars)

    Nestled in the charming town of Canton, this property offers the best of both worlds – a peaceful retreat with easy access to urban conveniences. Explore the beauty of the Blue Ridge Mountains, hike scenic trails, or take a short drive to downtown Canton, known for its local shops, restaurants, and vibrant community. With 1.19 acres of lush, natural beauty, this home is a sanctuary for those seeking a serene mountain lifestyle.The spacious open floor plan effortlessly connects the kitchen, dining, and living areas, making it ideal for entertaining guests and fostering a warm, inviting atmosphere.Surrounded by nature, this property offers a high degree of privacy, allowing you to unwind and escape from the hustle and bustle of city life. Whether you're looking for a full-time residence or a serene getaway, this home offers the lifestyle you've been dreaming of. Schedule a showing today and make this property your own!

22. 2024-04-18
    historical Active Under Contract 938-char remark

    Show marketing remark (938 chars)

    Nestled in the charming town of Canton, this property offers the best of both worlds – a peaceful retreat with easy access to urban conveniences. Explore the beauty of the Blue Ridge Mountains, hike scenic trails, or take a short drive to downtown Canton, known for its local shops, restaurants, and vibrant community. With 1.19 acres of lush, natural beauty, this home is a sanctuary for those seeking a serene mountain lifestyle.The spacious open floor plan effortlessly connects the kitchen, dining, and living areas, making it ideal for entertaining guests and fostering a warm, inviting atmosphere.Surrounded by nature, this property offers a high degree of privacy, allowing you to unwind and escape from the hustle and bustle of city life. Whether you're looking for a full-time residence or a serene getaway, this home offers the lifestyle you've been dreaming of. Schedule a showing today and make this property your own!

23. 2024-04-04
    price $215,000 938-char remark

    Show marketing remark (938 chars)

    Nestled in the charming town of Canton, this property offers the best of both worlds – a peaceful retreat with easy access to urban conveniences. Explore the beauty of the Blue Ridge Mountains, hike scenic trails, or take a short drive to downtown Canton, known for its local shops, restaurants, and vibrant community. With 1.19 acres of lush, natural beauty, this home is a sanctuary for those seeking a serene mountain lifestyle.The spacious open floor plan effortlessly connects the kitchen, dining, and living areas, making it ideal for entertaining guests and fostering a warm, inviting atmosphere.Surrounded by nature, this property offers a high degree of privacy, allowing you to unwind and escape from the hustle and bustle of city life. Whether you're looking for a full-time residence or a serene getaway, this home offers the lifestyle you've been dreaming of. Schedule a showing today and make this property your own!

24. 2024-02-19
    price $225,000 938-char remark

    Show marketing remark (938 chars)

    Nestled in the charming town of Canton, this property offers the best of both worlds – a peaceful retreat with easy access to urban conveniences. Explore the beauty of the Blue Ridge Mountains, hike scenic trails, or take a short drive to downtown Canton, known for its local shops, restaurants, and vibrant community. With 1.19 acres of lush, natural beauty, this home is a sanctuary for those seeking a serene mountain lifestyle.The spacious open floor plan effortlessly connects the kitchen, dining, and living areas, making it ideal for entertaining guests and fostering a warm, inviting atmosphere.Surrounded by nature, this property offers a high degree of privacy, allowing you to unwind and escape from the hustle and bustle of city life. Whether you're looking for a full-time residence or a serene getaway, this home offers the lifestyle you've been dreaming of. Schedule a showing today and make this property your own!

25. 2024-01-17
    price $233,000 938-char remark

    Show marketing remark (938 chars)

    Nestled in the charming town of Canton, this property offers the best of both worlds – a peaceful retreat with easy access to urban conveniences. Explore the beauty of the Blue Ridge Mountains, hike scenic trails, or take a short drive to downtown Canton, known for its local shops, restaurants, and vibrant community. With 1.19 acres of lush, natural beauty, this home is a sanctuary for those seeking a serene mountain lifestyle.The spacious open floor plan effortlessly connects the kitchen, dining, and living areas, making it ideal for entertaining guests and fostering a warm, inviting atmosphere.Surrounded by nature, this property offers a high degree of privacy, allowing you to unwind and escape from the hustle and bustle of city life. Whether you're looking for a full-time residence or a serene getaway, this home offers the lifestyle you've been dreaming of. Schedule a showing today and make this property your own!

26. 2023-10-12
    price $238,000 938-char remark

    Show marketing remark (938 chars)

    Nestled in the charming town of Canton, this property offers the best of both worlds – a peaceful retreat with easy access to urban conveniences. Explore the beauty of the Blue Ridge Mountains, hike scenic trails, or take a short drive to downtown Canton, known for its local shops, restaurants, and vibrant community. With 1.19 acres of lush, natural beauty, this home is a sanctuary for those seeking a serene mountain lifestyle.The spacious open floor plan effortlessly connects the kitchen, dining, and living areas, making it ideal for entertaining guests and fostering a warm, inviting atmosphere.Surrounded by nature, this property offers a high degree of privacy, allowing you to unwind and escape from the hustle and bustle of city life. Whether you're looking for a full-time residence or a serene getaway, this home offers the lifestyle you've been dreaming of. Schedule a showing today and make this property your own!

27. 2023-09-26
    listed $245,000 Active 938-char remark

    Show marketing remark (938 chars)

    Nestled in the charming town of Canton, this property offers the best of both worlds – a peaceful retreat with easy access to urban conveniences. Explore the beauty of the Blue Ridge Mountains, hike scenic trails, or take a short drive to downtown Canton, known for its local shops, restaurants, and vibrant community. With 1.19 acres of lush, natural beauty, this home is a sanctuary for those seeking a serene mountain lifestyle.The spacious open floor plan effortlessly connects the kitchen, dining, and living areas, making it ideal for entertaining guests and fostering a warm, inviting atmosphere.Surrounded by nature, this property offers a high degree of privacy, allowing you to unwind and escape from the hustle and bustle of city life. Whether you're looking for a full-time residence or a serene getaway, this home offers the lifestyle you've been dreaming of. Schedule a showing today and make this property your own!

ⓘ 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: $914 · $76/mo
• Projected year-2 tax: $1,968 · $164/mo
• Expected delta: +$1,054/yr (+$88/mo · 115.2%)

ⓘ 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 2/10 Low 7 d/yr ≥89°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,200
• − Mortgage interest: −$13,444
• − Property taxes: −$914
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$6,982
• Taxable income: $3,668
• Est. tax owed @ 24.0%: −$880
• After-tax cash flow: $6,550/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: Haywood County Schools
• NCES district ID: 3702040
• Math proficiency: 55% ▲ 7.00%
• Reading proficiency: 53% ▲ 2.00%
• Median HH income: $42,715
• Composite: 45.42/100
• National rank: #2623
• State rank: #50 of 178 in NC

Livability — Canton

• Score: 66/100
• State rank: #258
• US rank: #11353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,216

Population outlook (Haywood County) Hauer SSP2

• Today (2025): 61,607 people
• By 2030: 62,137 · +0.9%
• By 2040: 62,418 · +1.3%
• By 2050: 61,578 · +-0.0%
• By 2075: 59,137 · -4.0%
• By 2100: 53,470 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Serbian 5% Slovak 3% Italian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Haywood

• 2024 margin: Strong R (+25.1) · D 36.9% · R 62.0% · Other 1.1%
• 2008→2024 swing: -17.4pp toward R · 2008: -7.8pp · 2024: -25.1pp
• All cycles: 2024: R+25.1 2020: R+26.5 2016: R+28.0 2012: R+13.8 2008: R+7.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -105.36%
• Current HPI: 216.0183
• 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

+0.0% since first listed

11 events — show timeline

• 2026-04-19 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-04-15 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-04-13 Listed $245,000 CANOPYMLS as Distributed by MLS Grid
• 2024-07-26 Sold (Public Records) $220,000 Public Records
• 2024-07-26 Sold (MLS) $220,000 CANOPYMLS as Distributed by MLS Grid
• 2024-04-18 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2024-04-04 Price Changed $215,000 CANOPYMLS as Distributed by MLS Grid
• 2024-02-19 Price Changed $225,000 CANOPYMLS as Distributed by MLS Grid
• 2024-01-17 Price Changed $233,000 CANOPYMLS as Distributed by MLS Grid
• 2023-10-12 Price Changed $238,000 CANOPYMLS as Distributed by MLS Grid
• 2023-09-26 Listed $245,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $914 · +0.6% YoY. Source: county tax records.