241 Patches Ln · Roseboro, NC 28382

$149,900

4 bd · 2.0 ba · 1,512 sqft · Manufactured · 121 Days on market

Built 2016

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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 +29.2/30.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

2016 Year Model Approximately 1512 Sq Ft, Moder Open Floor Plan. Kitchen with Range, Refrigerator and Dishwasher. Dining Area, Large Living Area. Primary Bedroom - Bath with Walk in Closet, Dual Sinks Vanity, Soaker Tub and Separate Shower. 4 Bedrooms, 2 Full Baths, Central Heat and Air, Permanent Foundation, Private Well and Septic, Large 1 Acre Lot. Nice!

Key facts

• Built 2016
• Listed 121 days

Property features AI

Exterior

• Utilities: Water from spring and well; Holding tank or septic tank for sewer
• Home design: Manufactured home; Residential property
• Construction: Vinyl siding
• Exterior features: Storm door(s)

Interior

• Kitchen: Dishwasher; Electric range; Range hood; Refrigerator; Exhaust fan
• Bedrooms: Bedrooms included (see room count)
• Flooring: Vinyl flooring; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Ceiling fans for cooling; Electric heating; Forced air heating
• Interior features: Ceiling fans; Double vanity in bath(s); Open floor plan; Walk-in closet(s); Window coverings / treatments
• Laundry & utility: In-unit laundry; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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: amenities F, commute F, employment 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.
• Zoned schools: Roseboro-Salemburg Middle (math 24% / reading 32%, grade F, #360 of 475 statewide, top 77%, 406 students, 99% FRL); Lakewood High (math 72% / reading 42%, grade C, #248 of 535 statewide, top 48%, 479 students, 99% FRL) — zoned schools average 99% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 42 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 $13k of equity ($1k loan paydown + $12k appreciation (8.3% 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 (8.3% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($132k) 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
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: 1.32% ✓
• Cap rate: 10.49%
• Cash-on-cash: 15.00%
• DSCR: 1.67
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.27% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.2%
• Equity multiple: 3.33×
• Total profit: $97,785
• Equity at exit: $116,644

10-year hold

• IRR: 28.6%
• Equity multiple: 7.17×
• Total profit: $259,092
• Equity at exit: $234,220

Cash invested: $41,972 (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 28382

• Home prices YoY: 3.0%
• Active inventory: 42
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,975 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $525

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 68%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   status $149,900 Pending 121 DOM
2. 2026-06-18
   days on market $149,900 Active 121 DOM
3. 2026-06-17
   days on market $149,900 Active 120 DOM
4. 2026-06-16
   status $149,900 Active 119 DOM
5. 2026-06-14
   statusdays on market $149,900 Pending 119 DOM
6. 2026-06-13
   days on market $149,900 Active 118 DOM
7. 2026-06-10
   days on market $149,900 Active 116 DOM
8. 2026-06-09
   days on market $149,900 Active 115 DOM
9. 2026-06-08
   days on market $149,900 Active 114 DOM
10. 2026-06-07
    days on market $149,900 Active 113 DOM
11. 2026-06-05
    days on market $149,900 Active 110 DOM
12. 2026-06-03
    days on market $149,900 Active 109 DOM
13. 2026-06-02
    days on market $149,900 Active 108 DOM
14. 2026-06-01
    days on market $149,900 Active 107 DOM
15. 2026-05-31
    days on market $149,900 Active 106 DOM
16. 2026-05-30
    days on market $149,900 Active 105 DOM
17. 2026-05-11
    price $149,900
18. 2026-04-06
    price $159,900
19. 2026-03-10
    price $164,900
20. 2026-02-14
    price $169,900
21. 2026-02-14
    listed $1,699,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 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: $23,704
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,896
• − Management: −$1,896
• − Depreciation: −$4,361
• Taxable income: $4,156
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $5,297/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): 6,659

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Black 22% Hispanic / Latino 14% Two or more races 11%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 2% Romanian 1% Serbian 1%
• Foreign-born: 9% · Canada
• Languages at home: 87% English-only · Spanish 12% Other Asian/Pacific 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: ▲ 8.27%
• Current HPI: 288.151
• 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

-91.2% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $149,900 LPRMLS
• 2026-04-06 Price Changed $159,900 LPRMLS
• 2026-03-10 Price Changed $164,900 LPRMLS
• 2026-02-14 Price Changed $169,900 LPRMLS
• 2026-02-14 Listed $1,699,000 LPRMLS