130 Saylor Ln · Stony Point, NC 28678

$230,000

3 bd · 2.0 ba · 1,560 sqft · SingleFamily public records · 30 Days on market

Built 1999 0.51 ac lot Est $232k · at est.

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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 +19.7/30.0
• ARV discount +8.0/15.0
• DSCR +6.2/10.0
• Schools +4.5/10.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated 3-bedroom, 2-bath home offering over 1,500 square feet of stylish living space on a spacious half-acre lot. Completely renovated, this move-in-ready home features a new architectural shingle roof, updated flooring, fresh paint, modern fixtures, and a stunning kitchen with white shaker cabinets, granite countertops, and stainless steel appliances. Enjoy outdoor living with a large rear deck overlooking the fully fenced backyard- perfect for entertaining, pets, or relaxing evenings at home. Offering the perfect balance of peaceful country living and everyday convenience, this property is ideally located near Statesville, Taylorsville, and major highways for

Key facts

• 0.51 acre lot
• Built 1999
• Listed 30 days

Property features AI

Finance

• Other: Zoned RA
• HOA & community: No HOA

Exterior

• Parking: Driveway parking
• Utilities: City water; Septic system installed
• Home design: Manufactured single-family residence; One story; Crawl space foundation
• Construction: Partial brick and vinyl exterior
• Exterior features: Deck; Rear porch; Chain-link fencing enclosing the backyard; Roads are dirt, gravel, and paved; publicly maintained

Interior

• Kitchen: Dishwasher, Electric Range, Microwave, Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: 7 total rooms; Dishwasher, Electric Range, Microwave, Refrigerator
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (11.0% below list).
• Recommended offer: $205k (11.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#436 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools D, amenities F, commute F.
• Iredell-Statesville Schools (rural): math 53% / reading 52% proficiency, ranked #51 of 178 in NC (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 37 active listings in the ZIP; 1,955 units permitted in Iredell County in 2024 (128 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 $7k of value loss. Plan a longer hold.
• Iredell County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; list at $230k implies a 207% 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 $204,600 (11.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.89% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.02%
• DSCR: 1.22
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $232,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Calhoun Rd	0.08mi	3/2.0	1,475 (-5%)	20mo	$220,000	$149	71

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-20,233
• Equity at exit: $34,294

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $3,991
• Equity at exit: $19,886

Cash invested: $64,400 (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 28678

• Home prices YoY: -3.9%
• Active inventory: 37
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,046 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $269

Break-even live

Break-even rent $1,705

Max offer price $230,000

Occupancy floor 82%

Sensitivity live

Price	-10% $400	-5% $334	+0% $269	+5% $204	+10% $139
Rent	-10% $108	-5% $189	+0% $269	+5% $350	+10% $431
Rate	-1.0pp $385	-0.5pp $328	base $269	+0.5pp $210	+1.0pp $149

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $230,000 Active 30 DOM
2. 2026-06-17
   days on market $230,000 Active 29 DOM
3. 2026-06-16
   days on market $230,000 Active 28 DOM
4. 2026-06-15
   days on market $230,000 Active 27 DOM
5. 2026-06-13
   days on market $230,000 Active 25 DOM
6. 2026-06-13
   days on market $230,000 Active 24 DOM
7. 2026-06-09
   days on market $230,000 Active 21 DOM
8. 2026-06-08
   days on market $230,000 Active 20 DOM
9. 2026-06-07
   days on market $230,000 Active 19 DOM
10. 2026-06-04
    days on market $230,000 Active 16 DOM
11. 2026-06-03
    days on market $230,000 Active 15 DOM
12. 2026-06-02
    days on market $230,000 Active 14 DOM
13. 2026-06-01
    days on market $230,000 Active 13 DOM
14. 2026-05-31
    days on market $230,000 Active 12 DOM
15. 2026-05-19
    listed $240,000 Active
16. 2026-03-02
    soldstatus $75,000

ⓘ 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: $540 · $45/mo
• Projected year-2 tax: $1,886 · $157/mo
• Expected delta: +$1,346/yr (+$112/mo · 249.2%)

ⓘ 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 ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,552
• − Mortgage interest: −$12,884
• − Property taxes: −$540
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,964
• − Management: −$1,964
• − Depreciation: −$6,691
• Taxable loss: −$641
• Est. tax savings @ 24.0%: +$154
• After-tax cash flow: $3,386/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: Iredell-Statesville Schools
• NCES district ID: 3702310
• Math proficiency: 53% ▲ 8.00%
• Reading proficiency: 52% ▲ 4.00%
• Median HH income: $51,201
• Composite: 44.98/100
• National rank: #2703
• State rank: #51 of 178 in NC

Livability — Stony Point

• Score: 63/100
• State rank: #436
• US rank: #16073

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

• Census place: Stony Point, NC
• Population (ZIP): 4,701

Population outlook (Iredell County) Hauer SSP2

• Today (2025): 194,510 people
• By 2030: 206,171 · +6.0%
• By 2040: 227,781 · +17.1%
• By 2050: 245,102 · +26.0%
• By 2075: 280,896 · +44.4%
• By 2100: 294,375 · +51.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 14% Two or more races 6% Black 4%
• Hispanic origin (detail): Mexican 12%
• Common ancestry: Serbian 6% Italian 3% Slovak 2%
• Foreign-born: 5% · Canada
• Languages at home: 89% English-only · Spanish 10% German/W. Germanic 1%

Political lean MEDSL · Iredell

• 2024 margin: Solid R (+32.6) · D 33.2% · R 65.8%
• 2008→2024 swing: -8.2pp toward R · 2008: -24.4pp · 2024: -32.6pp
• All cycles: 2024: R+32.6 2020: R+32.4 2016: R+36.8 2012: R+30.5 2008: R+24.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.68%
• Current HPI: 265.1481
• 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

+220.0% since first listed

2 events — show timeline

• 2026-05-19 Listed $240,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-02 Sold (Public Records) $75,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $540 · +0.0% YoY. Source: county tax records.