231 Knight Ln · Roseboro, NC 28318

$89,900

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 42 Days on market

Built 1987 1.15 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Investor Special on Over an Acre! - Opportunity awaits at 231 Knight Ln in Autryville! This 3-bedroom, 2-bath manufactured home sits on a spacious 1.15-acre lot, offering privacy and plenty of room to expand, garden, or create your ideal outdoor space. The home features approximately 960 square feet with a functional layout and solid potential for the right buyer. Property is being sold * * AS-IS * * and is priced accordingly — * * HVAC System is currently non-functional * * and updates/repairs will be needed, making this an excellent option for investors, flippers, or buyers looking to customize a home to their liking. Enjoy country living while still being conveniently locat

Key facts

• 1.15 acre lot
• Built 1987
• Listed 42 days

Property features AI

Finance

• Other: Directions: From Fayetteville take NC-24 E toward Autryville for ~22 miles, left on Bullard Road for about 1.5 miles, then right onto Knight Lane

Exterior

• Utilities: Public water; Septic system with holding tank option
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding
• Exterior features: Covered porch/patio; Lot is cleared

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: One fireplace; Basement: None; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $731 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.1% vs local median 7.6% in Roseboro — 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 62/100 on livability (#445 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing A-; Watch: schools D+, amenities F, commute F.
• Sampson County Schools (rural): math 40% / reading 41% proficiency, ranked #114 of 178 in NC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 43 active listings in the ZIP; 189 units permitted in Sampson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($622 loan paydown + $2k appreciation (2.2% local appreciation)).
• Sampson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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: 1.77% ✓
• Cap rate: 16.06%
• Cash-on-cash: 34.87%
• DSCR: 2.55
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.21% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.2%
• Equity multiple: 3.13×
• Total profit: $53,667
• Equity at exit: $36,476

10-year hold

• IRR: 40.0%
• Equity multiple: 6.18×
• Total profit: $130,501
• Equity at exit: $53,318

Cash invested: $25,172 (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 28318

• Home prices YoY: 0.8%
• Active inventory: 43
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,592 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$17 /mo · $209/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $731

Break-even live

Break-even rent $666

Max offer price $89,900

Occupancy floor 49%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $89,900 Active 42 DOM
2. 2026-06-17
   days on market $89,900 Active 41 DOM
3. 2026-06-16
   days on market $89,900 Active 40 DOM
4. 2026-06-15
   days on market $89,900 Active 39 DOM
5. 2026-06-14
   days on market $89,900 Active 37 DOM
6. 2026-06-13
   days on market $89,900 Active 36 DOM
7. 2026-06-10
   days on market $89,900 Active 34 DOM
8. 2026-06-09
   days on market $89,900 Active 33 DOM
9. 2026-06-08
   days on market $89,900 Active 32 DOM
10. 2026-06-07
    days on market $89,900 Active 31 DOM
11. 2026-06-05
    days on market $89,900 Active 28 DOM
12. 2026-06-03
    days on market $89,900 Active 27 DOM
13. 2026-06-02
    days on market $89,900 Active 26 DOM
14. 2026-06-01
    days on market $89,900 Active 25 DOM
15. 2026-05-31
    days on market $89,900 Active 24 DOM
16. 2026-05-30
    days on market $89,900 Active 23 DOM
17. 2026-05-08
    listed $89,900 Active
18. 2026-05-08
    historical $89,900

ⓘ 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: $209 · $17/mo
• Projected year-2 tax: $737 · $61/mo
• Expected delta: +$528/yr (+$44/mo · 252.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°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: $19,105
• − Mortgage interest: −$5,036
• − Property taxes: −$209
• − Insurance: −$450
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$2,615
• Taxable income: $7,738
• Est. tax owed @ 24.0%: −$1,857
• After-tax cash flow: $6,919/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: Sampson County Schools
• NCES district ID: 3704140
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $37,391
• Composite: 33.71/100
• National rank: #5379
• State rank: #114 of 178 in NC

Livability — Roseboro

• Score: 62/100
• State rank: #445
• US rank: #16397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,303

Population outlook (Sampson County) Hauer SSP2

• Today (2025): 63,499 people
• By 2030: 62,970 · -0.8%
• By 2040: 61,609 · -3.0%
• By 2050: 60,462 · -4.8%
• By 2075: 60,108 · -5.3%
• By 2100: 62,120 · -2.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 12% Hispanic / Latino 12% Two or more races 2% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 2% Serbian 1% Italian 1%
• Foreign-born: 4% · Canada, China
• Languages at home: 92% English-only · Spanish 5% Korean 2% Chinese 1%

Political lean MEDSL · Sampson

• 2024 margin: Strong R (+29.8) · D 34.8% · R 64.6%
• 2008→2024 swing: -21.3pp toward R · 2008: -8.4pp · 2024: -29.8pp
• All cycles: 2024: R+29.8 2020: R+22.5 2016: R+16.7 2012: R+11.0 2008: R+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.21%
• Current HPI: 263.6889
• 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

2 events — show timeline

• 2026-05-08 Listed $89,900 LPRMLS
• 2026-05-08 Coming Soon $89,900 LPRMLS

Property tax history

+2.0%/yr

Latest (2025): $209 · +10.6% YoY. Source: county tax records.