50 N Duncan Hill Ln · Bethlehem, NC 28681

$179,500

3 bd · 2.0 ba · 1,350 sqft · Manufactured public records · 164 Days on market

Built 1999 0.69 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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +4.5/10.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1031 Exchange Opportunity | Investment Property with Seller Financing Available. Investors seeking a 1031 exchange replacement property, rental investment, or portfolio addition near Hickory will want to explore 50 N Duncan Hill Ln in Taylorsville. This remodeled 3-bedroom, 2-bath home sits on over half an acre and offers flexible acquisition options rarely found at this price point. Conveniently located within a short drive of Hickory’s major medical facilities, shopping centers, and employment hubs, the property benefits from strong regional housing demand and accessibility—factors that support both long-term rental potential and resale value. Inside, the home features an open

Key facts

• Split-bedroom layout
• Large soaking tub
• 0.69 acre lot

Tags

• REMODELED DOUBLEWIDE HOME
• OPEN-CONCEPT MAIN LIVING AREA
• SPLIT-BEDROOM LAYOUT
• SPACIOUS PRIMARY SUITE
• LARGE SOAKING TUB
• SEPARATE WALK-IN SHOWER

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Public water; Septic installed
• Home design: Residential single-family manufactured doublewide; One level
• Construction: Manufactured construction; Vinyl exterior; Composition roof; Crawl space foundation; Built as a manufactured doublewide
• Exterior features: Cleared lot; Roads are dirt and paved; Publicly maintained road

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: 5 total rooms; Oven, Refrigerator
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $249 ($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 $166k (7.4% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.0% in Bethlehem — 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 (#308 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Alexander County Schools (rural): math 52% / reading 55% proficiency, ranked #52 of 178 in NC (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bethlehem Elementary (math 52% / reading 52%, grade C-, #354 of 1,410 statewide, top 28%, 458 students, 51% FRL); Alexander Central High (math 67% / reading 60%, grade B-, #175 of 535 statewide, top 33%, 1,312 students, 47% FRL).
• Market conditions: 135 active listings in the ZIP; 113 units permitted in Alexander County in 2024 (0 in 5+ unit buildings).

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.
• Alexander County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $51k; list at $180k implies a 252% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 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: 0.93% ✗
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-13,321
• Equity at exit: $26,764

10-year hold

• IRR: 2.4%
• Equity multiple: 1.17×
• Total profit: $8,470
• Equity at exit: $15,520

Cash invested: $50,260 (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 28681

• Home prices YoY: -11.9%
• Active inventory: 135
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,662 medium
• Mortgage (P&I): −$941
• Tax from tax record: −$48 /mo · $575/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $249

Break-even live

Break-even rent $1,347

Max offer price $179,500

Occupancy floor 80%

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $179,500 Active 164 DOM
2. 2026-06-18
   days on market $179,500 Active 163 DOM
3. 2026-06-17
   days on market $179,500 Active 162 DOM
4. 2026-06-16
   days on market $179,500 Active 161 DOM
5. 2026-06-15
   days on market $179,500 Active 160 DOM
6. 2026-06-14
   days on market $179,500 Active 158 DOM
7. 2026-06-13
   days on market $179,500 Active 157 DOM
8. 2026-06-10
   days on market $179,500 Active 155 DOM
9. 2026-06-09
   days on market $179,500 Active 154 DOM
10. 2026-06-08
    days on market $179,500 Active 153 DOM
11. 2026-06-07
    days on market $179,500 Active 152 DOM
12. 2026-06-03
    days on market $179,500 Active 148 DOM
13. 2026-06-02
    days on market $179,500 Active 147 DOM
14. 2026-06-01
    days on market $179,500 Active 146 DOM
15. 2026-05-31
    days on market $179,500 Active 145 DOM
16. 2026-05-30
    days on market $179,500 Active 144 DOM
17. 2026-01-06
    listed $189,500 Active
18. 2018-08-29
    soldstatus $51,000

ⓘ 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: $575 · $48/mo
• Projected year-2 tax: $1,472 · $123/mo
• Expected delta: +$897/yr (+$75/mo · 155.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $19,943
• − Mortgage interest: −$10,055
• − Property taxes: −$575
• − Insurance: −$898
• − Repairs & maintenance: −$1,595
• − Management: −$1,595
• − Depreciation: −$5,222
• Taxable income: $2
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $2,986/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: Alexander County Schools
• NCES district ID: 3700090
• Math proficiency: 52% ▲ 5.00%
• Reading proficiency: 55% ▲ 7.00%
• Median HH income: $41,189
• Composite: 44.84/100
• National rank: #2732
• State rank: #52 of 178 in NC

Livability — Bethlehem

• Score: 65/100
• State rank: #308
• US rank: #12798

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,117

Population outlook (Alexander County) Hauer SSP2

• Today (2025): 36,916 people
• By 2030: 36,085 · -2.3%
• By 2040: 33,528 · -9.2%
• By 2050: 30,229 · -18.1%
• By 2075: 23,159 · -37.3%
• By 2100: 15,981 · -56.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 5% Hispanic / Latino 5% Two or more races 3% Native American 1%
• Common ancestry: Slovak 2% Romanian 1% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Alexander

• 2024 margin: Solid R (+59.9) · D 19.7% · R 79.5%
• 2008→2024 swing: -21.5pp toward R · 2008: -38.4pp · 2024: -59.9pp
• All cycles: 2024: R+59.9 2020: R+58.0 2016: R+55.9 2012: R+44.6 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.79%
• Current HPI: 227.497
• 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

+271.6% since first listed

2 events — show timeline

• 2026-01-06 Listed $189,500 CANOPYMLS as Distributed by MLS Grid
• 2018-08-29 Sold (Public Records) $51,000 Public Records

Property tax history

+20.5%/yr

Latest (2025): $575 · +33.7% YoY. Source: county tax records.