201 Tinsley Rd · Brevard, NC 28712

$250,000

4 bd · 2.0 ba · 1,430 sqft · SingleFamily public records · 190 Days on market

Built 1950 1.00 ac lot Est $446k · 44% under

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +5.3/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Older home within minutes to downtown Brevard, This home is in a quiet area overlooking pasture land across the road. The home is going to require some work on the foundation. It has multiple types from piers to block, but has a paved driveway and metal roof. Perfect place for a flipper or someone looking for a renter to fixup.

Key facts

• Metal roof
• Paved driveway
• 1 acre lot

Tags

• OVERLOOKING PASTURE LAND
• PAVED DRIVEWAY
• METAL ROOF

Property features AI

Finance

• Other: Property zoned SFR; No other structures on the lot; Approximately 1 acre lot; Elevation ~1500 ft
• Financial info: No investor/multi-unit income or expense details provided
• HOA & community: No HOA dues; No community features

Exterior

• Parking: Driveway
• Security: Two or more access exits
• Utilities: City water; Septic system installed; Electricity connected
• Home design: Single-family residence; Site-built construction; One-story home; Faces unspecified direction
• Construction: Vinyl exterior; Metal roof; Built on site; Crawl space foundation
• Exterior features: Enclosed front porch; Front porch; Level and sloped lot; Asphalt/paved public road access

Interior

• Kitchen: Electric oven; Electric range; Microwave
• Bedrooms: 4 bedrooms on the main level
• Flooring: Carpet; Linoleum; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Forced air heating; Oil-fired heating; No cooling (N/A)
• Interior features: Attic with pull-down stairs; Crawl space and other basement/foundation access
• Laundry & utility: Dedicated laundry room; Washer; Dryer

🏷️ Possibly a rental listed for sale. The $250,000 price doesn't fit this home's estimated sale value (~$446,160) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $557 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.1% in Brevard — 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 64/100 on livability (#353 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime B; Watch: schools D+, amenities F, commute F.
• Transylvania County Schools (town): math 44% / reading 50% proficiency, ranked #79 of 178 in NC (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 351 active listings in the ZIP; 217 units permitted in Transylvania County in 2024 (10 in 5+ unit buildings).
• At $2,583/mo this rent would consume 49% of the median local household income ($63k/yr) (locally 852% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Transylvania County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 190 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 190 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.03% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.55%
• DSCR: 1.43
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $446,160
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
515 Fisher Rd	0.21mi	3/2.0 (-1)	1,378 (-4%)	19mo	$504,000	$366	63
333 Fisher Rd	0.32mi	3/1.0 (-1)	1,462 (+2%)	12mo	$405,000	$277	62
95 Eastabrook Ave	0.50mi	3/2.0 (-1)	1,354 (-5%)	5mo	$390,000	$288	59
43 Montview Cir	0.43mi	3/2.0 (-1)	1,342 (-6%)	14mo	$419,000	$312	53
129 Resada Dr	0.28mi	3/2.0 (-1)	1,284 (-10%)	15mo	$422,800	$329	52
85 Eastabrook Ave	0.50mi	3/2.0 (-1)	1,354 (-5%)	13mo	$380,000	$281	52
158 Fisher Rd	0.44mi	3/2.0 (-1)	1,620 (+13%)	10mo	$495,000	$306	44
477 Probart St	0.56mi	3/3.0 (-1)	1,585 (+11%)	3mo	$570,000	$360	44
609 Probart St	0.59mi	3/1.5 (-1)	1,215 (-15%)	7mo	$467,000	$384	35

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: -1.9%
• Equity multiple: 0.93×
• Total profit: $-5,133
• Equity at exit: $37,276

10-year hold

• IRR: 7.7%
• Equity multiple: 1.58×
• Total profit: $40,776
• Equity at exit: $21,615

Cash invested: $70,000 (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 28712

• Active inventory: 351
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,583 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$68 /mo · $817/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $557

Break-even live

Break-even rent $1,878

Max offer price $250,000

Occupancy floor 73%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $250,000 Active 190 DOM
2. 2026-06-17
   days on market $250,000 Active 189 DOM
3. 2026-06-16
   days on market $250,000 Active 188 DOM
4. 2026-06-15
   days on market $250,000 Active 187 DOM
5. 2026-06-14
   days on market $250,000 Active 185 DOM
6. 2026-06-10
   days on market $250,000 Active 182 DOM
7. 2026-06-09
   days on market $250,000 Active 181 DOM
8. 2026-06-08
   days on market $250,000 Active 180 DOM
9. 2026-06-07
   days on market $250,000 Active 179 DOM
10. 2026-06-05
    days on market $250,000 Active 176 DOM
11. 2026-06-03
    days on market $250,000 Active 175 DOM
12. 2026-06-02
    days on market $250,000 Active 174 DOM
13. 2026-06-01
    days on market $250,000 Active 173 DOM
14. 2026-05-31
    days on market $250,000 Active 172 DOM
15. 2026-05-30
    days on market $250,000 Active 171 DOM
16. 2025-12-10
    listed $250,000 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: $817 · $68/mo
• Projected year-2 tax: $2,050 · $171/mo
• Expected delta: +$1,233/yr (+$103/mo · 150.8%)

ⓘ 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 7 d/yr ≥97°F today · 20 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: $30,995
• − Mortgage interest: −$14,004
• − Property taxes: −$817
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,480
• − Management: −$2,480
• − Depreciation: −$7,273
• Taxable income: $2,692
• Est. tax owed @ 24.0%: −$646
• After-tax cash flow: $6,040/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: Transylvania County Schools
• NCES district ID: 3704530
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $42,365
• Composite: 39.55/100
• National rank: #3938
• State rank: #79 of 178 in NC

Livability — Brevard

• Score: 64/100
• State rank: #353
• US rank: #13958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Transylvania County · 19,977 people
• City population: 19,977
• Metro: Brevard, NC
• Population (ZIP): 19,977
• Household income: $63,045
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 852.0

Population outlook (Transylvania County) Hauer SSP2

• Today (2025): 33,142 people
• By 2030: 32,987 · -0.5%
• By 2040: 32,159 · -3.0%
• By 2050: 30,937 · -6.7%
• By 2075: 27,778 · -16.2%
• By 2100: 24,136 · -27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Black 5% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Serbian 4% Lithuanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Transylvania

• 2024 margin: R (+12.2) · D 43.3% · R 55.5% · Other 1.2%
• 2008→2024 swing: +0.4pp no change · 2008: -12.6pp · 2024: -12.2pp
• All cycles: 2024: R+12.2 2020: R+15.7 2016: R+22.5 2012: R+16.9 2008: R+12.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -197.94%
• Current HPI: 217.8358
• Rent YoY: —
• Metro: Brevard, 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

• 2025-12-10 Listed $250,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+6.3%/yr

Latest (2025): $817 · -2.0% YoY. Source: county tax records.