84 Stoney Ridge Loop · Maggie Valley, NC 28751

$300,000

2 bd · 2.0 ba · 960 sqft · SingleFamily public records · 338 Days on market

Built 1986 6,534 sqft lot Est $360k · 17% under $38/mo HOA · 2% 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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• Schools +4.5/10.0
• 1% rule +3.3/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cabin with a view in beautiful Maggie Valley. Low maintenance, open floor plan,front porch,covered parking,minutes to Maggie. Right over the mountain from Cherokee. All in a very well kept neighborhood.

Key facts

• Covered front porch
• Open floor plan
• Carport

Tags

• MOUNTAIN VIEWS
• OPEN FLOOR PLAN
• COVERED FRONT PORCH
• CARPORT
• QUICK ACCESS TO SHOPS
• PRIVATE ROAD MAINTENANCE

Property features AI

Finance

• HOA & community: Homeowners association required; Annual HOA fee of $450

Exterior

• Parking: Attached carport (1 car, main level)
• Utilities: City water; Public sewer; Cable available; Electricity connected; Propane
• Home design: Single-family residence; Residential property; One story; Entry level: Main
• Construction: Site-built construction; Wood construction materials; Composition roof; Crawl space foundation; Built on one level
• Exterior features: Covered patio/porch; Private maintained paved/asphalt road

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Baseboard heating; Central heating; Electric heating; Forced air; Central air conditioning
• Interior features: 7 total rooms; Gas log fireplace; Covered porch
• Laundry & utility: Electric dryer hookup in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $118 ($1k/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 $250k (16.7% below list).
• Recommended offer: $250k (16.7% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 2.3% in Maggie Valley — 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 51/100 on livability (#701 in NC) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A; Watch: crime F, amenities F, commute F.
• 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: Jonathan Valley Elementary (math 52% / reading 47%, grade D, #417 of 1,410 statewide, top 32%, 378 students, 99% FRL); Waynesville Middle (math 49% / reading 54%, grade C, #103 of 475 statewide, top 22%, 720 students, 62% FRL); Tuscola High (math 57% / reading 60%, grade C, #235 of 535 statewide, top 45%, 917 students, 49% FRL) — zoned schools average 70% FRL vs 49% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 243 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 338 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $49k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; list at $300k implies a 477% gain — meaningful room to come down on a strong offer.

Recommended offer $250,000 (16.7% below list)

Questions for the listing agent

1. It's been on market 338 days. Have you received any prior offers? Is the seller open to a 17% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.68%
• DSCR: 1.07
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $360,000
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Boulder Ln	0.03mi	2/2.0	982 (+2%)	7mo	$340,000	$346	89
336 Stoney Ridge Loop	0.12mi	2/2.0	966 (+1%)	6mo	$345,000	$357	88
38 Boulder Ln	0.05mi	2/2.0	960 (0%)	14mo	$360,000	$375	86
21 Flint Ln	0.14mi	2/2.0	890 (-7%)	0mo	$330,000	$371	81
98 Stoney Ridge Loop	0.01mi	2/2.0	970 (+1%)	21mo	$366,000	$377	80
80 Sapphire Ln	0.09mi	2/3.0	985 (+3%)	9mo	$380,000	$386	80
24 Hawthorn Rd	0.60mi	2/2.0	884 (-8%)	2mo	$375,000	$424	57
131 Elm Dr	0.59mi	2/2.0	987 (+3%)	19mo	$329,000	$333	52
59 Enchanted Way	0.57mi	2/2.0	864 (-10%)	16mo	$277,700	$321	43
412 Soco Acres Rd	0.74mi	1/1.0 (-1)	871 (-9%)	23mo	$330,000	$379	21

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: -13.7%
• Equity multiple: 0.51×
• Total profit: $-41,200
• Equity at exit: $44,731

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-26,594
• Equity at exit: $25,939

Cash invested: $84,000 (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 28751

• Home prices YoY: -23.8%
• Active inventory: 243
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$121 /mo · $1,451/yr
• Insurance: −$125
• HOA: −$38
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $118

Break-even live

Break-even rent $2,351

Max offer price $300,000

Occupancy floor 90%

Sensitivity live

Price	-10% $288	-5% $203	+0% $118	+5% $33	+10% $-52
Rent	-10% $-80	-5% $19	+0% $118	+5% $217	+10% $315
Rate	-1.0pp $269	-0.5pp $194	base $118	+0.5pp $40	+1.0pp $-39

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Granite Ln Maggie Valley, NC	2.0	2.0	986	$2,500	$2.54	15d	1	0.08mi

HOA detail

• Monthly dues: $38 · $456/yr

Listing history 23 events

1. 2026-06-22
   days on market $300,000 Active 338 DOM
2. 2026-06-18
   days on market $300,000 Active 335 DOM
3. 2026-06-17
   days on market $300,000 Active 334 DOM
4. 2026-06-16
   days on market $300,000 Active 333 DOM
5. 2026-06-15
   days on market $300,000 Active 332 DOM
6. 2026-06-14
   days on market $300,000 Active 330 DOM
7. 2026-06-13
   days on market $300,000 Active 329 DOM
8. 2026-06-10
   days on market $300,000 Active 327 DOM
9. 2026-06-09
   days on market $300,000 Active 326 DOM
10. 2026-06-08
    days on market $300,000 Active 325 DOM
11. 2026-06-07
    pricedays on market $300,000 Active 324 DOM
12. 2026-06-03
    days on market $315,000 Active 320 DOM
13. 2026-06-02
    days on market $315,000 Active 319 DOM
14. 2026-06-01
    days on market $315,000 Active 318 DOM
15. 2026-05-31
    days on market $315,000 Active 317 DOM
16. 2026-05-30
    days on market $315,000 Active 316 DOM
17. 2025-09-25
    price $315,000
18. 2025-09-05
    price $325,000
19. 2025-08-02
    price $339,000
20. 2025-07-18
    listed $349,000 Active
21. 2014-07-11
    soldstatus $52,000 202-char remark

    Show marketing remark (202 chars)

    Cabin with a view in beautiful Maggie Valley. Low maintenance, open floor plan,front porch,covered parking,minutes to Maggie. Right over the mountain from Cherokee. All in a very well kept neighborhood.

22. 2014-07-11
    soldstatus $52,000 202-char remark

    Show marketing remark (202 chars)

    Cabin with a view in beautiful Maggie Valley. Low maintenance, open floor plan,front porch,covered parking,minutes to Maggie. Right over the mountain from Cherokee. All in a very well kept neighborhood.

23. 2014-04-07
    listed $64,900 202-char remark

    Show marketing remark (202 chars)

    Cabin with a view in beautiful Maggie Valley. Low maintenance, open floor plan,front porch,covered parking,minutes to Maggie. Right over the mountain from Cherokee. All in a very well kept neighborhood.

ⓘ 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: $1,451 · $121/mo
• Projected year-2 tax: $2,460 · $205/mo
• Expected delta: +$1,009/yr (+$84/mo · 69.6%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 12 d/yr ≥85°F today · 35 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,000
• − Mortgage interest: −$16,805
• − Property taxes: −$1,451
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$456
• − Depreciation: −$8,727
• Taxable loss: −$3,738
• Est. tax savings @ 24.0%: +$897
• After-tax cash flow: $2,312/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 — Maggie Valley

• Score: 51/100
• State rank: #701
• US rank: #25374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maggie Valley, NC
• Population (ZIP): 4,370

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 (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Slovak 4% Italian 4% Serbian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -66.36%
• Current HPI: 211.9422
• 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

+385.4% since first listed

7 events — show timeline

• 2025-09-25 Price Changed $315,000 CANOPYMLS as Distributed by MLS Grid
• 2025-09-05 Price Changed $325,000 CANOPYMLS as Distributed by MLS Grid
• 2025-08-02 Price Changed $339,000 CANOPYMLS as Distributed by MLS Grid
• 2025-07-18 Listed $349,000 CANOPYMLS as Distributed by MLS Grid
• 2014-07-11 Sold (MLS) $52,000 NCMMLS
• 2014-07-11 Sold (MLS) $52,000 CANOPYMLS as Distributed by MLS Grid
• 2014-04-07 Listed $64,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $1,451 · +2.8% YoY. Source: county tax records.