322 Mount View Ln · Badin, NC 28127

$95,000

2 bd · 2.0 ba · 554 sqft · Other · 37 Days on market

Built 2011 3,049 sqft lot $179/mo HOA · 14% of rent

---

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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remodeled camper & room addition that offers 2 bedrooms & 2 baths, covered porch, open concept kitchen & living area. Relax on the covered porch & enjoy watching the deer in the wooded area adjoining the property. Property is located inside the gated waterfront community of Badin Shores Resort that offers many amenities & year round LAKE LIFE. Amenities include gated entrance, swimming pool, fishing pier, putt putt, basketball courts, sand volleyball, horse shoes, playgrounds, sandy beach area, boat ramp, waterfront boardwalk, club house, all paved roads & more.

Key facts

• Lake living
• Fitness center
• Clubhouse

Tags

• LAKE LIVING
• LAKE ACCESS
• COMMUNITY BEACH
• BOAT RAMP
• CLUBHOUSE
• FITNESS CENTER

Property features AI

Finance

• Other: Zoning allows RV; Lot details: approximately 40x75, private maintained road (gravel and paved); Restrictions include architectural review and building rules; manufactured and modular homes allowed
• HOA & community: Located in Badin Shores HOA (mandatory membership); Quarterly association fee; Community amenities: clubhouse, fitness center, game court, gated entry, lake access, outdoor pool, picnic area, playground, pond, recreation area, sport court, street lights

Exterior

• Parking: Driveway
• Utilities: County water; County sewer
• Home design: Manufactured single-family residence; One story; Other entry/facing details not specified
• Construction: Aluminum, vinyl, and wood exterior materials; Metal and rubber roof; Crawl space foundation with pillar/post/pier
• Exterior features: Covered patio/porch; Deck; Shed(s); Beach access (public); Community boat ramp; Community boat slip; Community pier; Other waterfront amenities

Interior

• Kitchen: Electric cooktop; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Baseboard heating; Electric heating; Other heating (see remarks); Central air; Window unit(s)
• Interior features: Breakfast bar; Built-in features; Open floor plan; Sliding doors
• Laundry & utility: Laundry features: other (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $95k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 2.5% in Badin — 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 65/100 on livability (#329 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A, crime A-; Watch: schools D, amenities F, commute F.
• Montgomery County Schools (rural): math 29% / reading 34% proficiency, ranked #143 of 178 in NC (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 186 active listings in the ZIP; 138 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Montgomery County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $50k; list at $95k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $92,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.31% ✓
• Cap rate: 9.31%
• Cash-on-cash: 10.76%
• DSCR: 1.48
• GRM: 6.4

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: -0.1%
• Equity multiple: 0.99×
• Total profit: $-133
• Equity at exit: $14,165

10-year hold

• IRR: 9.6%
• Equity multiple: 1.74×
• Total profit: $19,731
• Equity at exit: $8,214

Cash invested: $26,600 (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 28127

• Home prices YoY: -14.4%
• Active inventory: 186
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,240 medium
• Mortgage (P&I): −$498
• Tax from tax record: −$24 /mo · $294/yr
• Insurance: −$40
• HOA: −$179
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $238

Break-even live

Break-even rent $938

Max offer price $95,000

Occupancy floor 76%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $179 · $2,148/yr
• Likely covers: waterlandscapingpoolsecurity

Listing history 32 events

1. 2026-06-18
   days on market $95,000 Active 37 DOM
2. 2026-06-17
   days on market $95,000 Active 36 DOM
3. 2026-06-16
   days on market $95,000 Active 35 DOM
4. 2026-06-15
   days on market $95,000 Active 34 DOM
5. 2026-06-14
   days on market $95,000 Active 32 DOM
6. 2026-06-13
   days on market $95,000 Active 31 DOM
7. 2026-06-10
   days on market $95,000 Active 29 DOM
8. 2026-06-09
   days on market $95,000 Active 28 DOM
9. 2026-06-08
   days on market $95,000 Active 27 DOM
10. 2026-06-07
    days on market $95,000 Active 26 DOM
11. 2026-06-05
    days on market $95,000 Active 23 DOM
12. 2026-06-03
    days on market $95,000 Active 22 DOM
13. 2026-06-02
    days on market $95,000 Active 21 DOM
14. 2026-06-01
    days on market $95,000 Active 20 DOM
15. 2026-05-31
    days on market $95,000 Active 19 DOM
16. 2026-05-31
    days on market $95,000 Active 18 DOM
17. 2026-05-12
    listed $95,000 Active
18. 2024-03-28
    soldstatus $50,000
19. 2022-05-26
    soldstatus $105,000 Closed 595-char remark

    Show marketing remark (595 chars)

    Remodeled camper & room addition that offers 2 bedrooms & 2 baths, covered porch, open concept kitchen & living area. Relax on the covered porch & enjoy watching the deer in the wooded area adjoining the property. Property is located inside the gated waterfront community of Badin Shores Resort that offers many amenities & year round LAKE LIFE. Amenities include gated entrance, swimming pool, fishing pier, putt putt, basketball courts, sand volleyball, horse shoes, playgrounds, sandy beach area, boat ramp, waterfront boardwalk, club house, all paved roads & more.

20. 2022-05-26
    soldstatus $105,000

    Show marketing remark (595 chars)

    Remodeled camper & room addition that offers 2 bedrooms & 2 baths, covered porch, open concept kitchen & living area. Relax on the covered porch & enjoy watching the deer in the wooded area adjoining the property. Property is located inside the gated waterfront community of Badin Shores Resort that offers many amenities & year round LAKE LIFE. Amenities include gated entrance, swimming pool, fishing pier, putt putt, basketball courts, sand volleyball, horse shoes, playgrounds, sandy beach area, boat ramp, waterfront boardwalk, club house, all paved roads & more.

21. 2022-05-14
    status Pending 595-char remark

    Show marketing remark (595 chars)

    Remodeled camper & room addition that offers 2 bedrooms & 2 baths, covered porch, open concept kitchen & living area. Relax on the covered porch & enjoy watching the deer in the wooded area adjoining the property. Property is located inside the gated waterfront community of Badin Shores Resort that offers many amenities & year round LAKE LIFE. Amenities include gated entrance, swimming pool, fishing pier, putt putt, basketball courts, sand volleyball, horse shoes, playgrounds, sandy beach area, boat ramp, waterfront boardwalk, club house, all paved roads & more.

22. 2022-04-27
    historical Due Diligence Period 595-char remark

    Show marketing remark (595 chars)

    Remodeled camper & room addition that offers 2 bedrooms & 2 baths, covered porch, open concept kitchen & living area. Relax on the covered porch & enjoy watching the deer in the wooded area adjoining the property. Property is located inside the gated waterfront community of Badin Shores Resort that offers many amenities & year round LAKE LIFE. Amenities include gated entrance, swimming pool, fishing pier, putt putt, basketball courts, sand volleyball, horse shoes, playgrounds, sandy beach area, boat ramp, waterfront boardwalk, club house, all paved roads & more.

23. 2022-04-08
    price $109,000 595-char remark

    Show marketing remark (595 chars)

    Remodeled camper & room addition that offers 2 bedrooms & 2 baths, covered porch, open concept kitchen & living area. Relax on the covered porch & enjoy watching the deer in the wooded area adjoining the property. Property is located inside the gated waterfront community of Badin Shores Resort that offers many amenities & year round LAKE LIFE. Amenities include gated entrance, swimming pool, fishing pier, putt putt, basketball courts, sand volleyball, horse shoes, playgrounds, sandy beach area, boat ramp, waterfront boardwalk, club house, all paved roads & more.

24. 2022-03-22
    listed $119,900 Active 595-char remark

    Show marketing remark (595 chars)

    Remodeled camper & room addition that offers 2 bedrooms & 2 baths, covered porch, open concept kitchen & living area. Relax on the covered porch & enjoy watching the deer in the wooded area adjoining the property. Property is located inside the gated waterfront community of Badin Shores Resort that offers many amenities & year round LAKE LIFE. Amenities include gated entrance, swimming pool, fishing pier, putt putt, basketball courts, sand volleyball, horse shoes, playgrounds, sandy beach area, boat ramp, waterfront boardwalk, club house, all paved roads & more.

25. 2019-06-27
    soldstatus $38,000 Closed 408-char remark

    Show marketing remark (408 chars)

    Nice 2011 10th Anniversary Edition OUTBACK fifth wheel RV with 2 slides plus room addition on the back. Covered porch overlooking common area where Deer play!! Private and not far from all the great amenities. Parking deck with storage building. Concrete walkway to the RV. 40 Gal. hot water heater under the room addition. Electric heat and window A/C in addition + a second bath. Tax value is for lot only

26. 2019-06-15
    historical Under Contract - Show 408-char remark

    Show marketing remark (408 chars)

    Nice 2011 10th Anniversary Edition OUTBACK fifth wheel RV with 2 slides plus room addition on the back. Covered porch overlooking common area where Deer play!! Private and not far from all the great amenities. Parking deck with storage building. Concrete walkway to the RV. 40 Gal. hot water heater under the room addition. Electric heat and window A/C in addition + a second bath. Tax value is for lot only

27. 2019-05-29
    status Active 408-char remark

    Show marketing remark (408 chars)

    Nice 2011 10th Anniversary Edition OUTBACK fifth wheel RV with 2 slides plus room addition on the back. Covered porch overlooking common area where Deer play!! Private and not far from all the great amenities. Parking deck with storage building. Concrete walkway to the RV. 40 Gal. hot water heater under the room addition. Electric heat and window A/C in addition + a second bath. Tax value is for lot only

28. 2019-05-18
    historical 408-char remark

    Show marketing remark (408 chars)

    Nice 2011 10th Anniversary Edition OUTBACK fifth wheel RV with 2 slides plus room addition on the back. Covered porch overlooking common area where Deer play!! Private and not far from all the great amenities. Parking deck with storage building. Concrete walkway to the RV. 40 Gal. hot water heater under the room addition. Electric heat and window A/C in addition + a second bath. Tax value is for lot only

29. 2019-01-22
    status Active 408-char remark

    Show marketing remark (408 chars)

    Nice 2011 10th Anniversary Edition OUTBACK fifth wheel RV with 2 slides plus room addition on the back. Covered porch overlooking common area where Deer play!! Private and not far from all the great amenities. Parking deck with storage building. Concrete walkway to the RV. 40 Gal. hot water heater under the room addition. Electric heat and window A/C in addition + a second bath. Tax value is for lot only

30. 2018-11-18
    historical 408-char remark

    Show marketing remark (408 chars)

    Nice 2011 10th Anniversary Edition OUTBACK fifth wheel RV with 2 slides plus room addition on the back. Covered porch overlooking common area where Deer play!! Private and not far from all the great amenities. Parking deck with storage building. Concrete walkway to the RV. 40 Gal. hot water heater under the room addition. Electric heat and window A/C in addition + a second bath. Tax value is for lot only

31. 2018-06-26
    price $45,000 408-char remark

    Show marketing remark (408 chars)

    Nice 2011 10th Anniversary Edition OUTBACK fifth wheel RV with 2 slides plus room addition on the back. Covered porch overlooking common area where Deer play!! Private and not far from all the great amenities. Parking deck with storage building. Concrete walkway to the RV. 40 Gal. hot water heater under the room addition. Electric heat and window A/C in addition + a second bath. Tax value is for lot only

32. 2018-06-24
    listed $38,500 Active 408-char remark

    Show marketing remark (408 chars)

    Nice 2011 10th Anniversary Edition OUTBACK fifth wheel RV with 2 slides plus room addition on the back. Covered porch overlooking common area where Deer play!! Private and not far from all the great amenities. Parking deck with storage building. Concrete walkway to the RV. 40 Gal. hot water heater under the room addition. Electric heat and window A/C in addition + a second bath. Tax value is for lot only

ⓘ 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: $294 · $24/mo
• Projected year-2 tax: $779 · $65/mo
• Expected delta: +$485/yr (+$40/mo · 165.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,883
• − Mortgage interest: −$5,321
• − Property taxes: −$294
• − Insurance: −$475
• − Repairs & maintenance: −$1,191
• − Management: −$1,191
• − HOA: −$2,148
• − Depreciation: −$2,764
• Taxable income: $1,499
• Est. tax owed @ 24.0%: −$360
• After-tax cash flow: $2,502/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: Montgomery County Schools
• NCES district ID: 3703060
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $34,706
• Composite: 25.97/100
• National rank: #7328
• State rank: #143 of 178 in NC

Livability — Badin

• Score: 65/100
• State rank: #329
• US rank: #13419

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,343
• Population (ZIP): 7,684

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 26,533 people
• By 2030: 25,724 · -3.0%
• By 2040: 23,842 · -10.1%
• By 2050: 22,077 · -16.8%
• By 2075: 18,754 · -29.3%
• By 2100: 15,537 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Black 10% Two or more races 4% Asian 3% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Slovak 2% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+37.8) · D 30.8% · R 68.6%
• 2008→2024 swing: -26.9pp toward R · 2008: -11.0pp · 2024: -37.8pp
• All cycles: 2024: R+37.8 2020: R+31.8 2016: R+25.9 2012: R+15.2 2008: R+11.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.16%
• Current HPI: 250.9235
• 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

+146.8% since first listed

16 events — show timeline

• 2026-05-12 Listed $95,000 CANOPYMLS as Distributed by MLS Grid
• 2024-03-28 Sold (Public Records) $50,000 Public Records
• 2022-05-26 Sold (Public Records) $105,000 Public Records
• 2022-05-26 Sold (MLS) $105,000 Triad MLS
• 2022-05-14 Pending — Triad MLS
• 2022-04-27 Contingent — Triad MLS
• 2022-04-08 Price Changed $109,000 Triad MLS
• 2022-03-22 Listed $119,900 Triad MLS
• 2019-06-27 Sold (MLS) $38,000 CANOPYMLS as Distributed by MLS Grid
• 2019-06-15 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2019-05-29 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2019-05-18 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2019-01-22 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2018-11-18 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2018-06-26 Price Changed $45,000 CANOPYMLS as Distributed by MLS Grid
• 2018-06-24 Listed $38,500 CANOPYMLS as Distributed by MLS Grid

Property tax history

-2.2%/yr

Latest (2025): $294 · +11.6% YoY. Source: county tax records.