142 Hope Ln · Mocksville, NC 27028

$190,000

3 bd · 2.0 ba · 1,624 sqft · Manufactured public records · 35 Days on market

Built 1995 2.22 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 +22.5/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• Schools +4.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks in Mocksville on over 2 Acres of Land! This doublewide trailer has a metal roof and sits on a permanent foundation. There are 3 bedrooms and 2 full baths, a spacious living room and a dining room just off the kitchen. Offer Instructions are in the Agent Only Section.

Key facts

• Metal roof
• Permanent foundation
• Over 2 acres of land

Tags

• OVER 2 ACRES OF LAND
• METAL ROOF
• PERMANENT FOUNDATION

Property features AI

Finance

• Other: Property is on a privately maintained road; Lot size approximately 2.22 acres; Building area approximately 1,566 (total); No fireplaces
• HOA & community: No association

Exterior

• Parking: Driveway (see remarks)
• Utilities: Well water; Septic sewer; Electric water heater
• Home design: Manufactured home (double wide); One story; Built in 1995; Existing structure
• Construction: Vinyl siding; See remarks for additional construction details; Crawl space foundation
• Exterior features: See remarks for exterior features; No pool; No fencing

Interior

• Kitchen: Dishwasher; Electric water heater; See remarks for additional kitchen details
• Bedrooms: Bedrooms located on the main level
• Flooring: Carpet; Vinyl; See remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling; Electric heating (see remarks)
• Interior features: Primary bedroom located on the main level; See remarks for additional interior details
• Laundry & utility: Washer hookup; Dryer connection

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/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 $187k (1.3% below list).
• Recommended offer: $184k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.0% in Mocksville — 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 73/100 on livability (#68 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, employment D, amenities 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.
• Zoned schools: William R Davie Elementary (math 47% / reading 42%, grade F, #574 of 1,410 statewide, top 43%, 369 students, 53% FRL); North Davie Middle (math 54% / reading 56%, grade B-, #80 of 475 statewide, top 17%, 439 students, 47% FRL); Davie County High (math 62% / reading 62%, grade B-, #184 of 535 statewide, top 37%, 1,770 students, 42% FRL).
• Market conditions: 219 active listings in the ZIP; 250 units permitted in Davie County in 2024 (65 in 5+ unit buildings).
• This rent runs 33% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 35 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $184,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.99% ✗
• Cap rate: 8.31%
• Cash-on-cash: 7.19%
• DSCR: 1.32
• GRM: 8.4

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-10,550
• Equity at exit: $28,330

10-year hold

• IRR: 4.3%
• Equity multiple: 1.31×
• Total profit: $16,693
• Equity at exit: $16,428

Cash invested: $53,200 (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 27028

• Home prices YoY: -23.8%
• Active inventory: 219
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,874 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$87 /mo · $1,038/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $319

Break-even live

Break-even rent $1,471

Max offer price $190,000

Occupancy floor 78%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $190,000 Active 35 DOM
2. 2026-06-17
   days on market $190,000 Active 34 DOM
3. 2026-06-16
   days on market $190,000 Active 33 DOM
4. 2026-06-15
   days on market $190,000 Active 32 DOM
5. 2026-06-14
   pricedays on market $190,000 Active 30 DOM
6. 2026-06-10
   days on market $200,000 Active 27 DOM
7. 2026-06-09
   days on market $200,000 Active 26 DOM
8. 2026-06-08
   days on market $200,000 Active 25 DOM
9. 2026-06-07
   days on market $200,000 Active 24 DOM
10. 2026-06-03
    days on market $200,000 Active 20 DOM
11. 2026-06-02
    days on market $200,000 Active 19 DOM
12. 2026-06-01
    days on market $200,000 Active 18 DOM
13. 2026-05-31
    days on market $200,000 Active 17 DOM
14. 2026-05-31
    days on market $200,000 Active 16 DOM
15. 2026-05-14
    listed $200,000 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: $1,038 · $87/mo
• Projected year-2 tax: $1,558 · $130/mo
• Expected delta: +$520/yr (+$43/mo · 50.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $22,494
• − Mortgage interest: −$10,643
• − Property taxes: −$1,038
• − Insurance: −$950
• − Repairs & maintenance: −$1,800
• − Management: −$1,800
• − Depreciation: −$5,527
• Taxable income: $736
• Est. tax owed @ 24.0%: −$177
• After-tax cash flow: $3,648/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 — Mocksville

• Score: 73/100
• State rank: #68
• US rank: #5153

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Davie County · 42,813 people
• City population: 26,566
• Metro: Winston-Salem, NC
• Population (ZIP): 26,566
• Household income: $69,137
• Rent vs Own: 21.5% rent · 78.5% own
• Severe rent burden: 512.0

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 (79%)
• Race & ethnicity: White 79% Hispanic / Latino 11% Two or more races 11% Black 4%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 4% Italian 2% Serbian 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 9% German/W. Germanic 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: ▼ -59.58%
• Current HPI: 191.2464
• 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

1 event — show timeline

• 2026-05-14 Listed $200,000 Triad MLS

Property tax history

+7.5%/yr

Latest (2025): $1,038 · +83.1% YoY. Source: county tax records.