3525 Daughety White Rd · Graingers, NC 28501

$175,000

3 bd · 2.0 ba · 2,280 sqft · Manufactured public records · 5 Days on market

Built 2004 0.50 ac lot Est $189k · 8% under

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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 +15.9/30.0
• ARV discount +10.9/15.0
• DSCR +4.9/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Sandhill! Just off the road down a short path along a field, a Giant Oak on the left Welcomes you to 3525. The Brick and Concrete Front Porch with Vinyl railings is deep enough and wide enough to Dine under the stars. Wide Open Spaces aren't just for the outside of this 4 Bedroom 3 bathroom home. The Bright red front door opens and you are viewing the Dining Room with laminate flooring on the left and a carpeted Living Room and Den with Stone Surround Fireplace on the right. Just off the Dining and Den is the Enormous Kitchen filled with Cabinets and Countertops, and just in case you were looking for more it is also outfitted with a Pantry, Island, and Breakfast Bar. Down the hall to the left of the kitchen holds the rear entrance Mud Room and Laundry, and a full Guest Bath. Further down the hall are the secondary bedrooms, all three boast LARGE Closets, and two have a Dual entry Bath between them. Back to the Right of the Living Area is the Primary Bedroom separate and away from all the rest, this Large Bedroom has an ensuite that will have you wishing everyday was Spa Day, Double Sinks, Garden Tub with privacy block window, Walk-in Shower, and then there is the Closet. But this is no closet, this Dual Dressing room opens to built-in cabinetry and a dressing area to the left and right. Each side hosting mid and high hanging rods and shelving. Outside vinyl posts add charm to the front yard and in the back yard a wired Barn with lofted storage and a concrete pad for all of the other tools and toys. If you thought the Giant Oak was neat when you arrived the Giant Pecan Tree in the back will have you ready to make all the pies! * * New Roof and back deck in 2021, New Water Heater 2018.

Key facts

• Split floor plan
• Huge closets
• Primary ensuite

Tags

• SPLIT FLOOR PLAN
• HUGE CLOSETS
• FULLY FENCED BACKYARD
• WIRED WORKSHOP
• DEEP FRONT PORCH
• PRIMARY ENSUITE

Property features AI

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Water connected; Septic tank sewer
• Home design: Manufactured home (residential); One story; Entry level: 1
• Construction: Vinyl siding; Shingle roof; Brick/mortar foundation; Built as a manufactured home
• Exterior features: Front porch; Back yard fencing (wood); Has a view; Barn(s) on the property

Interior

• Kitchen: Built-in electric oven; Cooktop; Microwave; Dishwasher; Refrigerator
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Walk-in closet(s); Kitchen island; Pantry; 8 total rooms
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $175k.

Deal economics

• At list price, monthly cash flow is $83 ($997/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 $149k (14.6% below list).
• Recommended offer: $149k (14.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Lenoir County Public Schools (rural): math 29% / reading 32% proficiency, ranked #147 of 178 in NC (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Contentnea-Savannah School (math 30% / reading 31%, grade F, #959 of 1,410 statewide, top 68%, 859 students, 100% FRL); North Lenoir High (math 52% / reading 36%, grade F, #367 of 535 statewide, top 69%, 975 students, 100% FRL) — zoned schools average 100% FRL vs 65% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 95 active listings in the ZIP; 148 units permitted in Lenoir 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.
• Lenoir County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 15y ago 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.
• Current owner paid $135k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $149,417 (14.6% 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. 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?
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: 0.85% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.03%
• DSCR: 1.09
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $189,240
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3525 Daughety White Rd	0.00mi	4/3.0 (+1)	2,230 (-2%)	1mo	$185,000	$83	87

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: -13.1%
• Equity multiple: 0.53×
• Total profit: $-23,113
• Equity at exit: $26,093

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-13,501
• Equity at exit: $15,131

Cash invested: $49,000 (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 28501

• Home prices YoY: -18.9%
• Active inventory: 95
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,494 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$107 /mo · $1,280/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $83

Break-even live

Break-even rent $1,389

Max offer price $175,000

Occupancy floor 89%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-07
   status Pending
2. 2026-05-01
   listed $175,000 Active
3. 2021-11-23
   soldstatus $135,000 1725-char remark

   Show marketing remark (1725 chars)

   Welcome to Sandhill! Just off the road down a short path along a field, a Giant Oak on the left Welcomes you to 3525. The Brick and Concrete Front Porch with Vinyl railings is deep enough and wide enough to Dine under the stars. Wide Open Spaces aren't just for the outside of this 4 Bedroom 3 bathroom home. The Bright red front door opens and you are viewing the Dining Room with laminate flooring on the left and a carpeted Living Room and Den with Stone Surround Fireplace on the right. Just off the Dining and Den is the Enormous Kitchen filled with Cabinets and Countertops, and just in case you were looking for more it is also outfitted with a Pantry, Island, and Breakfast Bar. Down the hall to the left of the kitchen holds the rear entrance Mud Room and Laundry, and a full Guest Bath. Further down the hall are the secondary bedrooms, all three boast LARGE Closets, and two have a Dual entry Bath between them. Back to the Right of the Living Area is the Primary Bedroom separate and away from all the rest, this Large Bedroom has an ensuite that will have you wishing everyday was Spa Day, Double Sinks, Garden Tub with privacy block window, Walk-in Shower, and then there is the Closet. But this is no closet, this Dual Dressing room opens to built-in cabinetry and a dressing area to the left and right. Each side hosting mid and high hanging rods and shelving. Outside vinyl posts add charm to the front yard and in the back yard a wired Barn with lofted storage and a concrete pad for all of the other tools and toys. If you thought the Giant Oak was neat when you arrived the Giant Pecan Tree in the back will have you ready to make all the pies! * * New Roof and back deck in 2021, New Water Heater 2018.

4. 2021-09-11
   listed $124,900 1725-char remark

   Show marketing remark (1725 chars)

   Welcome to Sandhill! Just off the road down a short path along a field, a Giant Oak on the left Welcomes you to 3525. The Brick and Concrete Front Porch with Vinyl railings is deep enough and wide enough to Dine under the stars. Wide Open Spaces aren't just for the outside of this 4 Bedroom 3 bathroom home. The Bright red front door opens and you are viewing the Dining Room with laminate flooring on the left and a carpeted Living Room and Den with Stone Surround Fireplace on the right. Just off the Dining and Den is the Enormous Kitchen filled with Cabinets and Countertops, and just in case you were looking for more it is also outfitted with a Pantry, Island, and Breakfast Bar. Down the hall to the left of the kitchen holds the rear entrance Mud Room and Laundry, and a full Guest Bath. Further down the hall are the secondary bedrooms, all three boast LARGE Closets, and two have a Dual entry Bath between them. Back to the Right of the Living Area is the Primary Bedroom separate and away from all the rest, this Large Bedroom has an ensuite that will have you wishing everyday was Spa Day, Double Sinks, Garden Tub with privacy block window, Walk-in Shower, and then there is the Closet. But this is no closet, this Dual Dressing room opens to built-in cabinetry and a dressing area to the left and right. Each side hosting mid and high hanging rods and shelving. Outside vinyl posts add charm to the front yard and in the back yard a wired Barn with lofted storage and a concrete pad for all of the other tools and toys. If you thought the Giant Oak was neat when you arrived the Giant Pecan Tree in the back will have you ready to make all the pies! * * New Roof and back deck in 2021, New Water Heater 2018.

5. 2015-10-20
   soldstatus $77,500 110-char remark

   Show marketing remark (110 chars)

   Very spacious home, exterior building for storage! Good room sizes. Buyer indicates FHA loan currently on home

6. 2015-03-31
   listed $78,900 110-char remark

   Show marketing remark (110 chars)

   Very spacious home, exterior building for storage! Good room sizes. Buyer indicates FHA loan currently on home

7. 2011-08-16
   soldstatus $49,000
8. 2011-08-16
   soldstatus $49,000
9. 2011-04-29
   listed $51,000
10. 2011-04-29
    listed $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: $1,280 · $107/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$155/yr (+$13/mo · 12.1%)

ⓘ 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 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 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,930
• − Mortgage interest: −$9,803
• − Property taxes: −$1,280
• − Insurance: −$875
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$5,091
• Taxable loss: −$1,988
• Est. tax savings @ 24.0%: +$477
• After-tax cash flow: $1,474/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: Lenoir County Public Schools
• NCES district ID: 3702610
• Math proficiency: 29% ▲ 1.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $34,958
• Composite: 25.17/100
• National rank: #7515
• State rank: #147 of 178 in NC

Livability — Graingers

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 18,112

Population outlook (Lenoir County) Hauer SSP2

• Today (2025): 55,002 people
• By 2030: 53,048 · -3.6%
• By 2040: 49,041 · -10.8%
• By 2050: 45,136 · -17.9%
• By 2075: 36,547 · -33.6%
• By 2100: 27,731 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 26% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Lenoir

• 2024 margin: Lean R (+6.8) · D 46.2% · R 53.0%
• 2008→2024 swing: -6.7pp toward R · 2008: -0.1pp · 2024: -6.8pp
• All cycles: 2024: R+6.8 2020: R+3.5 2016: R+6.3 2012: R+1.5 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.17%
• Current HPI: 193.3213
• 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

+243.1% since first listed

10 events — show timeline

• 2026-05-07 Pending — Hive MLS
• 2026-05-01 Listed $175,000 Hive MLS
• 2021-11-23 Sold (MLS) $135,000 Hive MLS
• 2021-09-11 Listed $124,900 Hive MLS
• 2015-10-20 Sold (MLS) $77,500 Hive MLS
• 2015-03-31 Listed $78,900 Hive MLS
• 2011-08-16 Sold (MLS) $49,000 Hive MLS
• 2011-08-16 Sold (MLS) $49,000 Hive MLS
• 2011-04-29 Listed $51,000 Hive MLS
• 2011-04-29 Listed $51,000 Hive MLS

Property tax history

+3.7%/yr

Latest (2025): $1,280 · +64.1% YoY. Source: county tax records.