19 Lockman Rd · Maggie Valley, NC 28751

$319,500

2 bd · 1.0 ba · 972 sqft · SingleFamily public records · 363 Days on market

Built 1960 0.60 ac lot Est $302k · 6% over

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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 +14.9/30.0
• ARV discount +4.9/15.0
• DSCR +4.5/10.0
• Schools +4.5/10.0
• 1% rule +2.8/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Sellers who need more room selling this cute two bedroom with bonus room cottage located on 0.6 unrestricted acre with roaring creek & stream. Located only 5 minutes from downtown Maggie Valley NC and less than 15-18 minutes to downtown Waynesville & Cherokee Harrahs Casino! Home has updated insulated vinyl windows, kitchen cabinets, tile bath and 12x16 covered porch with ramp access that faces roaring creek/stream for your outdoor dining enjoyment. Separate outbuilding, 2 vehicle carport and room for RV & boat parking in rear of property. Located in Jonathan Creek Watershed District but not in flood plain area per Haywood County GIS. Also, there is a potential to purchase add'l adjacent neighbor's 0.15 acre triangle portion that borders other side of creek. Call an agent to preview today. Sellers are requesting highest and best offer by 5:00 pm on 5/16/22.

Key facts

• Covered porch
• Creekside home
• Mini-splits

Tags

• CREEKSIDE HOME
• JACUZZI TUB
• COVERED PORCH
• CARPORT
• NEW ROOF
• MINI-SPLITS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached carport; Driveway
• Utilities: City water; Septic system installed; Electric service
• Home design: Single-family residence; One level
• Construction: Site-built construction; Vinyl exterior; Crawl space foundation; Shingle roof
• Exterior features: Covered patio/porch; On-site storage; Cleared lot with creek/stream; Gravel road access (private maintained road)

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator; Electric water heater
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Ductless heating; Ductless cooling
• Interior features: Open plan with 1 total room; Storage space
• Laundry & utility: Washer and dryer in utility room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $36 ($429/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 $250k (21.8% below list).
• Recommended offer: $250k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 2.3% in Maggie Valley — 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 51/100 on livability (#701 in NC) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A; Watch: crime F, amenities F, commute F.
• Haywood County Schools (suburban): math 55% / reading 53% proficiency, ranked #50 of 178 in NC (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Jonathan Valley Elementary (math 52% / reading 47%, grade D, #417 of 1,410 statewide, top 32%, 378 students, 99% FRL); Tuscola High (math 57% / reading 60%, grade C, #235 of 535 statewide, top 45%, 917 students, 49% FRL) — zoned schools average 74% FRL vs 49% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 243 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 537 units permitted in Haywood County in 2024 (150 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 $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 363 days — a 12% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $225k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,000 (21.8% below list)

Questions for the listing agent

1. It's been on market 363 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.78% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $302,292
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
95 Hillcrest Rd	0.26mi	2/2.0	1,060 (+9%)	9mo	$330,000	$311	62
26 Shanes Ln	0.14mi	2/1.0	867 (-11%)	21mo	$253,000	$292	58
341 Soco Acres Rd	0.59mi	2/2.0	1,021 (+5%)	19mo	$287,500	$282	44
412 Soco Acres Rd	0.62mi	1/1.0 (-1)	871 (-10%)	23mo	$330,000	$379	29

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-49,621
• Equity at exit: $47,638

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-40,792
• Equity at exit: $27,625

Cash invested: $89,460 (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 28751

• Home prices YoY: -23.8%
• Active inventory: 243
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,675
• Tax from tax record: −$75 /mo · $901/yr
• Insurance: −$133
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $36

Break-even live

Break-even rent $2,455

Max offer price $319,500

Occupancy floor 94%

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: $79,875
• Closing costs: $9,585
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Granite Ln Maggie Valley, NC	2.0	2.0	986	$2,500	$2.54	13d	1	1.29mi

Listing history 35 events

1. 2026-06-18
   days on market $319,500 Active 363 DOM
2. 2026-06-17
   days on market $319,500 Active 362 DOM
3. 2026-06-16
   pricedays on market $319,500 Active 361 DOM
4. 2026-06-15
   days on market $322,900 Active 360 DOM
5. 2026-06-14
   days on market $322,900 Active 358 DOM
6. 2026-06-13
   days on market $322,900 Active 357 DOM
7. 2026-06-10
   days on market $322,900 Active 355 DOM
8. 2026-06-09
   days on market $322,900 Active 354 DOM
9. 2026-06-08
   days on market $322,900 Active 353 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    days on market $322,900 Active 352 DOM
12. 2026-06-03
    days on market $322,900 Active 348 DOM
13. 2026-06-02
    days on market $322,900 Active 347 DOM
14. 2026-06-01
    days on market $322,900 Active 346 DOM
15. 2026-05-31
    days on market $322,900 Active 345 DOM
16. 2026-05-30
    days on market $322,900 Active 344 DOM
17. 2026-03-31
    price $322,900
18. 2026-03-19
    status Active
19. 2026-03-17
    price $327,900
20. 2025-11-07
    price $328,000
21. 2025-10-10
    price $328,900
22. 2025-09-12
    price $329,400
23. 2025-08-15
    price $329,900
24. 2025-07-29
    price $344,000
25. 2025-06-19
    listed $349,999 Active
26. 2024-08-06
    price $350,000
27. 2024-07-15
    listed $360,000 Active
28. 2024-07-11
    historical
29. 2022-05-26
    soldstatus $225,000 Closed 895-char remark

    Show marketing remark (895 chars)

    Motivated Sellers who need more room selling this cute two bedroom with bonus room cottage located on 0.6 unrestricted acre with roaring creek & stream. Located only 5 minutes from downtown Maggie Valley NC and less than 15-18 minutes to downtown Waynesville & Cherokee Harrahs Casino! Home has updated insulated vinyl windows, kitchen cabinets, tile bath and 12x16 covered porch with ramp access that faces roaring creek/stream for your outdoor dining enjoyment. Separate outbuilding, 2 vehicle carport and room for RV & boat parking in rear of property. Located in Jonathan Creek Watershed District but not in flood plain area per Haywood County GIS. Also, there is a potential to purchase add'l adjacent neighbor's 0.15 acre triangle portion that borders other side of creek. Call an agent to preview today. Sellers are requesting highest and best offer by 5:00 pm on 5/16/22.

30. 2022-05-26
    soldstatus $225,000

    Show marketing remark (895 chars)

    Motivated Sellers who need more room selling this cute two bedroom with bonus room cottage located on 0.6 unrestricted acre with roaring creek & stream. Located only 5 minutes from downtown Maggie Valley NC and less than 15-18 minutes to downtown Waynesville & Cherokee Harrahs Casino! Home has updated insulated vinyl windows, kitchen cabinets, tile bath and 12x16 covered porch with ramp access that faces roaring creek/stream for your outdoor dining enjoyment. Separate outbuilding, 2 vehicle carport and room for RV & boat parking in rear of property. Located in Jonathan Creek Watershed District but not in flood plain area per Haywood County GIS. Also, there is a potential to purchase add'l adjacent neighbor's 0.15 acre triangle portion that borders other side of creek. Call an agent to preview today. Sellers are requesting highest and best offer by 5:00 pm on 5/16/22.

31. 2022-05-17
    historical Active Under Contract 895-char remark

    Show marketing remark (895 chars)

    Motivated Sellers who need more room selling this cute two bedroom with bonus room cottage located on 0.6 unrestricted acre with roaring creek & stream. Located only 5 minutes from downtown Maggie Valley NC and less than 15-18 minutes to downtown Waynesville & Cherokee Harrahs Casino! Home has updated insulated vinyl windows, kitchen cabinets, tile bath and 12x16 covered porch with ramp access that faces roaring creek/stream for your outdoor dining enjoyment. Separate outbuilding, 2 vehicle carport and room for RV & boat parking in rear of property. Located in Jonathan Creek Watershed District but not in flood plain area per Haywood County GIS. Also, there is a potential to purchase add'l adjacent neighbor's 0.15 acre triangle portion that borders other side of creek. Call an agent to preview today. Sellers are requesting highest and best offer by 5:00 pm on 5/16/22.

32. 2022-05-08
    price $249,900 895-char remark

    Show marketing remark (895 chars)

    Motivated Sellers who need more room selling this cute two bedroom with bonus room cottage located on 0.6 unrestricted acre with roaring creek & stream. Located only 5 minutes from downtown Maggie Valley NC and less than 15-18 minutes to downtown Waynesville & Cherokee Harrahs Casino! Home has updated insulated vinyl windows, kitchen cabinets, tile bath and 12x16 covered porch with ramp access that faces roaring creek/stream for your outdoor dining enjoyment. Separate outbuilding, 2 vehicle carport and room for RV & boat parking in rear of property. Located in Jonathan Creek Watershed District but not in flood plain area per Haywood County GIS. Also, there is a potential to purchase add'l adjacent neighbor's 0.15 acre triangle portion that borders other side of creek. Call an agent to preview today. Sellers are requesting highest and best offer by 5:00 pm on 5/16/22.

33. 2022-05-03
    price $275,000 895-char remark

    Show marketing remark (895 chars)

    Motivated Sellers who need more room selling this cute two bedroom with bonus room cottage located on 0.6 unrestricted acre with roaring creek & stream. Located only 5 minutes from downtown Maggie Valley NC and less than 15-18 minutes to downtown Waynesville & Cherokee Harrahs Casino! Home has updated insulated vinyl windows, kitchen cabinets, tile bath and 12x16 covered porch with ramp access that faces roaring creek/stream for your outdoor dining enjoyment. Separate outbuilding, 2 vehicle carport and room for RV & boat parking in rear of property. Located in Jonathan Creek Watershed District but not in flood plain area per Haywood County GIS. Also, there is a potential to purchase add'l adjacent neighbor's 0.15 acre triangle portion that borders other side of creek. Call an agent to preview today. Sellers are requesting highest and best offer by 5:00 pm on 5/16/22.

34. 2022-04-26
    price $299,000 895-char remark

    Show marketing remark (895 chars)

    Motivated Sellers who need more room selling this cute two bedroom with bonus room cottage located on 0.6 unrestricted acre with roaring creek & stream. Located only 5 minutes from downtown Maggie Valley NC and less than 15-18 minutes to downtown Waynesville & Cherokee Harrahs Casino! Home has updated insulated vinyl windows, kitchen cabinets, tile bath and 12x16 covered porch with ramp access that faces roaring creek/stream for your outdoor dining enjoyment. Separate outbuilding, 2 vehicle carport and room for RV & boat parking in rear of property. Located in Jonathan Creek Watershed District but not in flood plain area per Haywood County GIS. Also, there is a potential to purchase add'l adjacent neighbor's 0.15 acre triangle portion that borders other side of creek. Call an agent to preview today. Sellers are requesting highest and best offer by 5:00 pm on 5/16/22.

35. 2022-04-18
    listed $324,999 Active 895-char remark

    Show marketing remark (895 chars)

    Motivated Sellers who need more room selling this cute two bedroom with bonus room cottage located on 0.6 unrestricted acre with roaring creek & stream. Located only 5 minutes from downtown Maggie Valley NC and less than 15-18 minutes to downtown Waynesville & Cherokee Harrahs Casino! Home has updated insulated vinyl windows, kitchen cabinets, tile bath and 12x16 covered porch with ramp access that faces roaring creek/stream for your outdoor dining enjoyment. Separate outbuilding, 2 vehicle carport and room for RV & boat parking in rear of property. Located in Jonathan Creek Watershed District but not in flood plain area per Haywood County GIS. Also, there is a potential to purchase add'l adjacent neighbor's 0.15 acre triangle portion that borders other side of creek. Call an agent to preview today. Sellers are requesting highest and best offer by 5:00 pm on 5/16/22.

ⓘ 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: $901 · $75/mo
• Projected year-2 tax: $2,620 · $218/mo
• Expected delta: +$1,719/yr (+$143/mo · 190.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 11 d/yr ≥85°F today · 32 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: $30,000
• − Mortgage interest: −$17,897
• − Property taxes: −$901
• − Insurance: −$2,264
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$9,295
• Taxable loss: −$5,156
• Est. tax savings @ 24.0%: +$1,237
• After-tax cash flow: $1,667/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: Haywood County Schools
• NCES district ID: 3702040
• Math proficiency: 55% ▲ 7.00%
• Reading proficiency: 53% ▲ 2.00%
• Median HH income: $42,715
• Composite: 45.42/100
• National rank: #2623
• State rank: #50 of 178 in NC

Livability — Maggie Valley

• Score: 51/100
• State rank: #701
• US rank: #25374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,370

Population outlook (Haywood County) Hauer SSP2

• Today (2025): 61,607 people
• By 2030: 62,137 · +0.9%
• By 2040: 62,418 · +1.3%
• By 2050: 61,578 · +-0.0%
• By 2075: 59,137 · -4.0%
• By 2100: 53,470 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Slovak 4% Italian 4% Serbian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Haywood

• 2024 margin: Strong R (+25.1) · D 36.9% · R 62.0% · Other 1.1%
• 2008→2024 swing: -17.4pp toward R · 2008: -7.8pp · 2024: -25.1pp
• All cycles: 2024: R+25.1 2020: R+26.5 2016: R+28.0 2012: R+13.8 2008: R+7.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.36%
• Current HPI: 211.9422
• 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

-0.6% since first listed

19 events — show timeline

• 2026-03-31 Price Changed $322,900 CANOPYMLS as Distributed by MLS Grid
• 2026-03-19 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $327,900 CANOPYMLS as Distributed by MLS Grid
• 2025-11-07 Price Changed $328,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-10 Price Changed $328,900 CANOPYMLS as Distributed by MLS Grid
• 2025-09-12 Price Changed $329,400 CANOPYMLS as Distributed by MLS Grid
• 2025-08-15 Price Changed $329,900 CANOPYMLS as Distributed by MLS Grid
• 2025-07-29 Price Changed $344,000 CANOPYMLS as Distributed by MLS Grid
• 2025-06-19 Listed $349,999 CANOPYMLS as Distributed by MLS Grid
• 2024-08-06 Price Changed $350,000 CANOPYMLS as Distributed by MLS Grid
• 2024-07-15 Listed $360,000 CANOPYMLS as Distributed by MLS Grid
• 2024-07-11 Coming Soon — CANOPYMLS as Distributed by MLS Grid
• 2022-05-26 Sold (Public Records) $225,000 Public Records
• 2022-05-26 Sold (MLS) $225,000 CANOPYMLS as Distributed by MLS Grid
• 2022-05-17 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2022-05-08 Price Changed $249,900 CANOPYMLS as Distributed by MLS Grid
• 2022-05-03 Price Changed $275,000 CANOPYMLS as Distributed by MLS Grid
• 2022-04-26 Price Changed $299,000 CANOPYMLS as Distributed by MLS Grid
• 2022-04-18 Listed $324,999 CANOPYMLS as Distributed by MLS Grid

Property tax history

+3.2%/yr

Latest (2025): $901 · +1.9% YoY. Source: county tax records.