42 Lula Klass Rd · Goldston, NC 27252

$129,900

1 bd · 1.0 ba · 864 sqft · Manufactured public records · 91 Days on market

Built 1970 3.73 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 +15.6/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +4.2/10.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

NO VALUE IN HOUSE! Value in the land/ location!! 3.73 Acres close to interstate/ school/ shopping. Flat lot with some old growth. Estate property. Due to having a manufactured structure that has no value, it is listed under SFR not land.

Key facts

• Close to school
• Estate property
• Flat lot

Tags

• 3.73 ACRES
• CLOSE TO INTERSTATE
• CLOSE TO SCHOOL
• CLOSE TO SHOPPING
• FLAT LOT
• ESTATE PROPERTY

Property features AI

Finance

• Other: County: Chatham
• HOA & community: No association; Not a senior community

Exterior

• Utilities: Public water; Sewer: other
• Home design: Manufactured house; One level
• Construction: Construction materials: other; Living area approximately 900; Above-grade finished area approximately 900; Below-grade finished area none
• Exterior features: Foundation: see remarks; Roof: see remarks; Lot approximately 3.73 acres; Zoning: R-1; Public maintained road access

Interior

• Bedrooms: Total of 1 bedroom; 3 bedrooms on the main level
• Flooring: See remarks
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating: see remarks; No cooling / None
• Interior features: Flooring: see remarks

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $56 ($668/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 $107k (17.4% below list).
• Recommended offer: $107k (17.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#323 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: health & safety C-, crime D, employment D.
• Chatham County Schools (rural): math 45% / reading 51% proficiency, ranked #68 of 178 in NC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Chatham Central High (math 57% / reading 52%, grade C-, #270 of 535 statewide, top 52%, 364 students, 48% FRL) — zoned schools at 48% FRL track the district average.
• Market conditions: 19 active listings in the ZIP; 458 units permitted in Chatham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($898 loan paydown + $9k appreciation (6.6% local appreciation)).
• Chatham County population projected at +26% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $107,326 (17.4% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 2.25×
• Total profit: $45,607
• Equity at exit: $86,557

10-year hold

• IRR: 17.6%
• Equity multiple: 4.58×
• Total profit: $130,226
• Equity at exit: $161,379

Cash invested: $36,372 (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 27252

• Home prices YoY: 2.1%
• Active inventory: 19
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,073 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$57 /mo · $682/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$225
• Net cashflow: $56

Break-even live

Break-even rent $1,003

Max offer price $129,900

Occupancy floor 90%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   status $129,900 Pending 91 DOM
2. 2026-06-18
   days on market $129,900 Active 91 DOM
3. 2026-06-17
   days on market $129,900 Active 90 DOM
4. 2026-06-16
   days on market $129,900 Active 89 DOM
5. 2026-06-16
   days on market $129,900 Active 88 DOM
6. 2026-06-13
   days on market $129,900 Active 86 DOM
7. 2026-06-09
   days on market $129,900 Active 82 DOM
8. 2026-06-08
   days on market $129,900 Active 81 DOM
9. 2026-06-07
   days on market $129,900 Active 80 DOM
10. 2026-06-05
    days on market $129,900 Active 77 DOM
11. 2026-06-03
    days on market $129,900 Active 76 DOM
12. 2026-06-02
    days on market $129,900 Active 75 DOM
13. 2026-06-01
    days on market $129,900 Active 74 DOM
14. 2026-05-31
    days on market $129,900 Active 73 DOM
15. 2026-05-05
    status Active
16. 2026-04-21
    status Pending
17. 2026-03-05
    listed $129,900 Active

ⓘ 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: $682 · $57/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: +$383/yr (+$32/mo · 56.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $12,879
• − Mortgage interest: −$7,276
• − Property taxes: −$682
• − Insurance: −$650
• − Repairs & maintenance: −$1,030
• − Management: −$1,030
• − Depreciation: −$3,779
• Taxable loss: −$1,568
• Est. tax savings @ 24.0%: +$376
• After-tax cash flow: $1,045/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: Chatham County Schools
• NCES district ID: 3700750
• Math proficiency: 45% ▼ -1.00%
• Reading proficiency: 51% ▲ 1.00%
• Median HH income: $57,371
• Composite: 41.82/100
• National rank: #3390
• State rank: #68 of 178 in NC

Livability — Goldston

• Score: 65/100
• State rank: #323
• US rank: #13259

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,066

Population outlook (Chatham County) Hauer SSP2

• Today (2025): 84,640 people
• By 2030: 90,521 · +6.9%
• By 2040: 99,791 · +17.9%
• By 2050: 106,565 · +25.9%
• By 2075: 119,165 · +40.8%
• By 2100: 122,958 · +45.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 8% Hispanic / Latino 3%
• Common ancestry: Italian 2% Lithuanian 1% Romanian 1%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Chatham

• 2024 margin: D (+12.5) · D 55.7% · R 43.2% · Other 1.1%
• 2008→2024 swing: +2.8pp toward D · 2008: 9.7pp · 2024: 12.5pp
• All cycles: 2024: D+12.5 2020: D+11.5 2016: D+10.1 2012: D+4.8 2008: D+9.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.59%
• Current HPI: 315.4738
• 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

3 events — show timeline

• 2026-05-05 Relisted — TMLS
• 2026-04-21 Pending — TMLS
• 2026-03-05 Listed $129,900 TMLS

Property tax history

+5.2%/yr

Latest (2025): $682 · -6.1% YoY. Source: county tax records.