123 Moore Town Rd · Powellsville, NC 27910

$149,500

3 bd · 2.0 ba · 1,556 sqft · Manufactured public records · 237 Days on market

Built 1999 0.67 ac lot

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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 +27.1/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• 1% rule +6.2/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

This 3-bedroom, 2-bath home is located just outside of Powellsville in Bertie County and offers peaceful country living. The wrap around porch brings you into a spacious living room that is centered around a fireplace that is flanked by built in bookcases. The nearby dining room offers a great place to entertain your guests. The kitchen has plenty of counter and cabinet space and includes the appliances. The main bedroom has two closets and an attached full bath with double sinks, a garden tub and separate shower. The remaining two bedrooms share a nearby full bath. Out back there is an attached double carport, and a storage room.

Key facts

• Natural light
• Wrap-around porch
• Outdoor space

Tags

• WRAP-AROUND PORCH
• ATTACHED DOUBLE GARAGE
• SPACIOUS STORAGE ROOM
• NATURAL LIGHT
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: 2-car garage; 2-car carport; Concrete parking surfaces
• Utilities: Public water; Water connected; Septic tank
• Home design: Manufactured home; One story; Residential property; Has a view
• Construction: Vinyl siding and frame construction; Shingle roof; Brick/mortar foundation; Built as a manufactured home
• Exterior features: Wrap-around porch; No additional exterior features listed; No pool

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: 6 total rooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Central air conditioning
• Interior features: Ceiling fan(s); Crawl space foundation
• Laundry & utility: Washer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $425 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#683 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: health & safety C-, amenities F, commute F.
• Bertie County Schools (rural): math 17% / reading 31% proficiency, ranked #165 of 178 in NC (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Colerain Elementary (math 17% / reading 27%, grade F, #1,190 of 1,410 statewide, top 86%, 169 students, 98% FRL); Bertie Middle (math 13% / reading 31%, grade F, #416 of 475 statewide, top 89%, 425 students, 99% FRL); Bertie High (math 27% / reading 22%, grade F, #474 of 535 statewide, top 90%, 442 students, 99% FRL) — zoned schools average 99% FRL vs 80% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 59 active listings in the ZIP; 46 units permitted in Bertie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.5% local appreciation)).
• Bertie County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 237 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 237 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.12% ✓
• Cap rate: 9.71%
• Cash-on-cash: 12.19%
• DSCR: 1.54
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 1.99×
• Total profit: $41,288
• Equity at exit: $63,229

10-year hold

• IRR: 19.6%
• Equity multiple: 3.72×
• Total profit: $113,712
• Equity at exit: $94,446

Cash invested: $41,860 (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 27910

• Home prices YoY: 1.9%
• Active inventory: 59
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,670 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$48 /mo · $574/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $425

Break-even live

Break-even rent $1,132

Max offer price $149,500

Occupancy floor 70%

Sensitivity live

Price	-10% $510	-5% $468	+0% $425	+5% $383	+10% $341
Rent	-10% $293	-5% $359	+0% $425	+5% $491	+10% $557
Rate	-1.0pp $501	-0.5pp $463	base $425	+0.5pp $387	+1.0pp $347

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $149,500 Active 237 DOM
2. 2026-06-21
   days on market $149,500 Active 236 DOM
3. 2026-06-18
   days on market $149,500 Active 234 DOM
4. 2026-06-17
   days on market $149,500 Active 233 DOM
5. 2026-06-16
   days on market $149,500 Active 232 DOM
6. 2026-06-15
   days on market $149,500 Active 231 DOM
7. 2026-06-13
   days on market $149,500 Active 229 DOM
8. 2026-06-12
   days on market $149,500 Active 228 DOM
9. 2026-06-09
   days on market $149,500 Active 225 DOM
10. 2026-06-08
    days on market $149,500 Active 224 DOM
11. 2026-06-07
    days on market $149,500 Active 223 DOM
12. 2026-06-07
    days on market $149,500 Active 222 DOM
13. 2026-06-04
    days on market $149,500 Active 219 DOM
14. 2026-06-02
    days on market $149,500 Active 218 DOM
15. 2026-06-01
    days on market $149,500 Active 217 DOM
16. 2026-05-31
    days on market $149,500 Active 216 DOM
17. 2025-10-27
    listed $149,500 Active

ⓘ 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: $574 · $48/mo
• Projected year-2 tax: $1,226 · $102/mo
• Expected delta: +$651/yr (+$54/mo · 113.4%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,043
• − Mortgage interest: −$8,374
• − Property taxes: −$574
• − Insurance: −$748
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$4,349
• Taxable income: $2,791
• Est. tax owed @ 24.0%: −$670
• After-tax cash flow: $4,435/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: Bertie County Schools
• NCES district ID: 3700360
• Math proficiency: 17% ▼ -7.00%
• Reading proficiency: 31% ▼ -2.00%
• Median HH income: $30,361
• Composite: 19.3/100
• National rank: #8797
• State rank: #165 of 178 in NC

Livability — Powellsville

• Score: 52/100
• State rank: #683
• US rank: #24733

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,427

Population outlook (Bertie County) Hauer SSP2

• Today (2025): 18,388 people
• By 2030: 17,285 · -6.0%
• By 2040: 14,982 · -18.5%
• By 2050: 12,963 · -29.5%
• By 2075: 10,051 · -45.3%
• By 2100: 8,320 · -54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 59% White 32% Hispanic / Latino 4% Two or more races 3% Native American 2% Asian 1%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Bertie

• 2024 margin: D (+15.7) · D 57.6% · R 41.9%
• 2008→2024 swing: -14.9pp toward R · 2008: 30.6pp · 2024: 15.7pp
• All cycles: 2024: D+15.7 2020: D+21.6 2016: D+25.2 2012: D+31.9 2008: D+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.52%
• Current HPI: 135.494
• 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

1 event — show timeline

• 2025-10-27 Listed $149,500 Hive MLS

Property tax history

-0.5%/yr

Latest (2025): $574 · -0.2% YoY. Source: county tax records.