1427 Cherokee Trl · Sanford, NC 27332

$264,900

3 bd · 2.0 ba · 1,944 sqft · Manufactured public records · 16 Days on market

Built 1998 0.51 ac lot

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Why this score? — see what drove the D- 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 +11.7/30.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to 1427 Cherokee Trail, a spacious single-level retreat nestled among the trees in Sanford, NC. With almost 1,900 square feet all on one floor, this 3-bedroom, 2-bath home w/ private den AND bonus room offers the ease of ranch-style living without sacrificing space. Wooded views frame both the front and back of the property, creating a peaceful, private atmosphere year-round. Sip your morning coffee on the front porch or unwind on the back porch as the trees sway behind you. The oversized 2-car detached garage with power is a dream for hobbyists, mechanics, or anyone needing serious workshop space. Sitting on just over half an acre, there's room to breathe, play, and grow. A ra

Key facts

• Single-level retreat
• Private den
• Front porch

Tags

• SINGLE-LEVEL RETREAT
• WOODED VIEWS
• PRIVATE DEN
• BONUS ROOM
• FRONT PORCH
• BACK PORCH

Property features AI

Exterior

• Parking: Detached 2-car garage; 2 covered parking spaces
• Utilities: Public water; Public sewer
• Home design: Residential mobile home
• Construction: Vinyl siding
• Exterior features: Lot approximately 0.55 acres (23,958 sq ft)

Interior

• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: One wood-burning fireplace in the family room; Crawl space

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $265k.

Deal economics

• At list price, monthly cash flow is $-76 ($-909/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (27.0% below list).
• Recommended offer: $193k (27.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.6% in Sanford — 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 72/100 on livability (#92 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime D-, commute F.
• Lee County Schools (rural): math 31% / reading 39% proficiency, ranked #131 of 178 in NC (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tramway Elementary (math 45% / reading 47%, grade D-, #551 of 1,410 statewide, top 40%, 545 students, 47% FRL); Sanlee Middle School (math 32% / reading 43%, grade F, #256 of 475 statewide, top 55%, 809 students, 70% FRL); Southern Lee High School (math 43% / reading 46%, grade F, #352 of 535 statewide, top 68%, 1,234 students, 61% FRL) — zoned schools at 59% FRL track the district average.
• Market conditions: Rents rising fast (+4.9%/yr); 462 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 602 units permitted in Lee County in 2024 (0 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 $8k of value loss. Plan a longer hold.
• Lee County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $265k implies a 278% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 52% 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 $193,458 (27.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. Crime grade is D 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.73% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.87% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.40×
• Total profit: $-44,154
• Equity at exit: $39,497

10-year hold

• IRR: -5.7%
• Equity multiple: 0.60×
• Total profit: $-29,303
• Equity at exit: $22,904

Cash invested: $74,172 (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 27332

• Home prices YoY: -17.8%
• Rents YoY: 4.9%
• Active inventory: 462
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,935 medium
• Mortgage (P&I): −$1,389
• Tax from tax record: −$105 /mo · $1,255/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $-76

Break-even live

Break-even rent $2,031

Max offer price $251,513

Occupancy floor 99%

Sensitivity live

Price	-10% $74	-5% $-1	+0% $-76	+5% $-151	+10% $-226
Rent	-10% $-229	-5% $-152	+0% $-76	+5% $1	+10% $77
Rate	-1.0pp $58	-0.5pp $-8	base $-76	+0.5pp $-144	+1.0pp $-214

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
358 Groveway Loop Sanford, NC	1.0–3.0	1.0–2.0	994	$2,099	$2.11	15d	25	1.45mi

Listing history 14 events

1. 2026-06-21
   days on market $264,900 Active 16 DOM
2. 2026-06-19
   days on market $264,900 Active 14 DOM
3. 2026-06-18
   days on market $264,900 Active 13 DOM
4. 2026-06-17
   days on market $264,900 Active 12 DOM
5. 2026-06-16
   days on market $264,900 Active 11 DOM
6. 2026-06-15
   days on market $264,900 Active 10 DOM
7. 2026-06-14
   days on market $264,900 Active 8 DOM
8. 2026-06-13
   days on market $264,900 Active 7 DOM
9. 2026-06-10
   days on market $264,900 Active 5 DOM
10. 2026-06-09
    days on market $264,900 Active 4 DOM
11. 2026-06-08
    days on market $264,900 Active 3 DOM
12. 2026-06-07
    days on marketlisting id $264,900 Active 2 DOM
13. 2026-06-05
    remarks 699-char remark
14. 2026-06-05
    listed $264,900 Active 1 DOM

ⓘ 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: $1,255 · $105/mo
• Projected year-2 tax: $2,172 · $181/mo
• Expected delta: +$917/yr (+$76/mo · 73.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 52% 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: $23,215
• − Mortgage interest: −$14,839
• − Property taxes: −$1,255
• − Insurance: −$1,324
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$7,706
• Taxable loss: −$5,623
• Est. tax savings @ 24.0%: +$1,350
• After-tax cash flow: $440/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: Lee County Schools
• NCES district ID: 3702560
• Math proficiency: 31% ▼ -6.00%
• Reading proficiency: 39% ▬ 0.00%
• Median HH income: $45,300
• Composite: 29.87/100
• National rank: #6403
• State rank: #131 of 178 in NC

Livability — Sanford

• Score: 72/100
• State rank: #92
• US rank: #6134

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lee County · 76,725 people
• City population: 76,725
• Metro: Sanford, NC
• Population (ZIP): 36,947
• Household income: $78,447
• Rent vs Own: 25.0% rent · 75.0% own
• Severe rent burden: 632.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 63,008 people
• By 2030: 64,443 · +2.3%
• By 2040: 66,898 · +6.2%
• By 2050: 68,310 · +8.4%
• By 2075: 70,920 · +12.6%
• By 2100: 70,402 · +11.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Hispanic / Latino 19% Black 16% Two or more races 11% Asian 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 4% Cuban 2%
• Common ancestry: Serbian 2% Italian 2% Slovak 2%
• Foreign-born: 8% · Canada, South Korea
• Languages at home: 82% English-only · Spanish 15%

Political lean MEDSL · Lee

• 2024 margin: R (+17.5) · D 40.8% · R 58.3%
• 2008→2024 swing: -9.1pp toward R · 2008: -8.4pp · 2024: -17.5pp
• All cycles: 2024: R+17.5 2020: R+14.9 2016: R+13.2 2012: R+10.2 2008: R+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.61%
• Current HPI: 252.2719
• Rent YoY: ▲ 4.87%
• Metro: Sanford, 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

+1555.6% since first listed

4 events — show timeline

• 2026-06-04 Listed $264,900 LPRMLS
• 2002-08-30 Sold (Public Records) $70,000 Public Records
• 2000-10-02 Sold (Public Records) $77,000 Public Records
• 1998-09-25 Sold (Public Records) $16,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,255 · +2.3% YoY. Source: county tax records.