486 Barbaras Ln · Wallburg, NC 27107

$167,000

3 bd · 2.0 ba · 1,152 sqft · Land public records · 65 Days on market

Built 1985 0.70 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity with strong rental history! This 3 bedroom, 2 bathroom property is tenant-occupied, offering immediate income potential for investors. Well-maintained and already producing consistent rental income, making it a turnkey addition to any portfolio. Functional layout with spacious living areas and comfortable bedrooms. Convenient location with easy access to local amenities, shopping, and major roadways. Perfect for investors looking to expand their portfolio with a proven income-producing property!

Key facts

• 0.7 acre lot
• Built 1985
• Listed 65 days

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Driveway with gravel surface
• Utilities: Public water; Septic tank sewer; Electric service
• Home design: Manufactured double-wide home; One story; Built in 1985; Living room fireplace
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Lot approximately 0.7 acres; Private maintained road access; No pool

Interior

• Kitchen: Kitchen on main
• Bedrooms: Primary on main
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump and electric heating; Central air conditioning; Electric water heater
• Interior features: Primary bedroom located on the main level; Crawl space basement
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $167k.

Deal economics

• At list price, monthly cash flow is $357 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $167k).
• Recommended offer: $157k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 2.1% in Wallburg — 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 65/100 on livability (#315 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Davidson County Schools (rural): math 50% / reading 50% proficiency, ranked #62 of 178 in NC (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+2.3%/yr); 98 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 990 units permitted in Davidson County in 2024 (54 in 5+ unit buildings).
• This rent runs 33% of the median local income ($61k/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 $5k of value loss. Plan a longer hold.
• Davidson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $64k; list at $167k implies a 161% gain — meaningful room to come down on a strong offer.

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 $156,980 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.17%
• DSCR: 1.41
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.3% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-5,558
• Equity at exit: $24,900

10-year hold

• IRR: 5.8%
• Equity multiple: 1.41×
• Total profit: $19,359
• Equity at exit: $14,439

Cash invested: $46,760 (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 27107

• Home prices YoY: -21.4%
• Rents YoY: 2.3%
• Active inventory: 98
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,687 medium
• Mortgage (P&I): −$876
• Tax from tax record: −$30 /mo · $356/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $357

Break-even live

Break-even rent $1,234

Max offer price $167,000

Occupancy floor 74%

Sensitivity live

Price	-10% $452	-5% $405	+0% $357	+5% $310	+10% $63
Rent	-10% $224	-5% $291	+0% $357	+5% $424	+10% $491
Rate	-1.0pp $442	-0.5pp $400	base $357	+0.5pp $314	+1.0pp $270

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6712 Old Lexington Rd Unit B Winston Salem, NC	2.0	1.0	890	$1,800	$2.02	14d	1	1.29mi

Listing history 22 events

1. 2026-06-18
   days on market $167,000 Active 65 DOM
2. 2026-06-17
   days on market $167,000 Active 64 DOM
3. 2026-06-16
   days on market $167,000 Active 63 DOM
4. 2026-06-15
   days on market $167,000 Active 62 DOM
5. 2026-06-14
   days on market $167,000 Active 60 DOM
6. 2026-06-13
   days on market $167,000 Active 59 DOM
7. 2026-06-10
   days on market $167,000 Active 57 DOM
8. 2026-06-09
   days on market $167,000 Active 56 DOM
9. 2026-06-08
   days on market $167,000 Active 55 DOM
10. 2026-06-07
    days on market $167,000 Active 54 DOM
11. 2026-06-05
    days on market $167,000 Active 51 DOM
12. 2026-06-03
    days on market $167,000 Active 50 DOM
13. 2026-06-02
    days on market $167,000 Active 49 DOM
14. 2026-06-01
    days on market $167,000 Active 48 DOM
15. 2026-05-31
    days on market $167,000 Active 47 DOM
16. 2026-05-31
    days on market $167,000 Active 46 DOM
17. 2026-04-14
    listed $167,000 Active
18. 2005-04-28
    soldstatus $64,000
19. 1993-06-01
    soldstatus $7,500
20. 1993-06-01
    soldstatus $45,000
21. 1993-06-01
    soldstatus $42,500
22. 1993-06-01
    soldstatus $42,500

ⓘ 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: $356 · $30/mo
• Projected year-2 tax: $1,369 · $114/mo
• Expected delta: +$1,013/yr (+$84/mo · 284.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $20,240
• − Mortgage interest: −$9,355
• − Property taxes: −$356
• − Insurance: −$835
• − Repairs & maintenance: −$1,619
• − Management: −$1,619
• − Depreciation: −$4,858
• Taxable income: $1,598
• Est. tax owed @ 24.0%: −$384
• After-tax cash flow: $3,906/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: Davidson County Schools
• NCES district ID: 3701140
• Math proficiency: 50% ▲ 2.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $49,696
• Composite: 42.76/100
• National rank: #3157
• State rank: #62 of 178 in NC

Livability — Wallburg

• Score: 65/100
• State rank: #315
• US rank: #13028

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Forsyth County · 397,191 people
• Metro: Winston-Salem, NC
• Population (ZIP): 50,769
• Household income: $60,729
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 1164.0

Population outlook (Davidson County) Hauer SSP2

• Today (2025): 167,156 people
• By 2030: 167,216 · +0.0%
• By 2040: 164,524 · -1.6%
• By 2050: 157,229 · -5.9%
• By 2075: 138,084 · -17.4%
• By 2100: 112,729 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 44% Black 28% Hispanic / Latino 23% Two or more races 11%
• Hispanic origin (detail): Mexican 18% Puerto Rican 1%
• Common ancestry: Serbian 1% Italian 1% Slovak 1%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 79% English-only · Spanish 20%

Political lean MEDSL · Davidson

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: -33.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+47.5 2016: R+49.4 2012: R+40.9 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -64.42%
• Current HPI: 236.4686
• Rent YoY: ▲ 2.30%
• 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

+2126.7% since first listed

6 events — show timeline

• 2026-04-14 Listed $167,000 Triad MLS
• 2005-04-28 Sold (Public Records) $64,000 Public Records
• 1993-06-01 Sold (Public Records) $42,500 Public Records
• 1993-06-01 Sold (Public Records) $42,500 Public Records
• 1993-06-01 Sold (Public Records) $45,000 Public Records
• 1993-06-01 Sold (Public Records) $7,500 Public Records

Property tax history

+2.0%/yr

Latest (2025): $356 · +0.4% YoY. Source: county tax records.