90 Tremont St · Asheville, NC 28806

$250,000

3 bd · 1.0 ba · 956 sqft · SingleFamily public records · 101 Days on market

Built 1905 4,791 sqft lot Est $372k · 33% 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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• DSCR +4.3/10.0
• Schools +4.0/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

West Asheville RM-8 opportunity — surveyed . 22-acre property with potential for two parcels, just across the French Broad River from the River Arts District. These may e acquired separately or ourchased together. Welcome to East West Asheville, a walkable neighborhood just over the French Broad River from the River Arts District and close to Asheville’s parks, greenways, and breweries. 90 Tremont Street is a hillside property that’s been part of the community for over a century and now awaits new vision. This early 1900s three-bedroom, one-bath home has an open living and dining layout and was most recently a rental. The property is being sold As-Is, giving buyers a prime

Key facts

• Hillside property
• Room for gardening
• Outdoor living

Tags

• SURVEYED .25-ACRE PROPERTY
• POTENTIAL FOR TWO PARCELS
• WALKABLE NEIGHBORHOOD
• HILLSIDE PROPERTY
• ROOM FOR GARDENING
• OUTDOOR LIVING

Property features AI

Finance

• HOA & community: No HOA dues

Exterior

• Parking: Detached garage that faces the front; One covered garage space; Tandem concrete pad parking at lower front of lot
• Utilities: City water; Public sewer; Electricity connected; Cable available
• Home design: Single-family residence; Site-built construction; One story; Two or more access/exit points; Zoned RM8
• Construction: Wood construction; Fiberglass roof; Crawl space foundation with pillar/post/pier supports; Built on site
• Exterior features: Covered front porch; Partial fencing; Sloped lot; Roads are concrete/paved and publicly maintained

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Wood floors
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (oil); No central air
• Interior features: Attic with pull-down stairs; Split bedroom floor plan; Ceiling fans in some rooms; 6 total rooms
• Laundry & utility: Washer hookup on main level; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $37 ($440/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 $204k (18.3% below list).
• Recommended offer: $204k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.5% in Asheville — 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 72/100 on livability (#96 in NC) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, housing A-; Watch: crime F.
• Asheville City Schools (urban): math 39% / reading 55% proficiency, ranked #80 of 178 in NC (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hall Fletcher Elementary (math 27% / reading 42%, grade F, #835 of 1,410 statewide, top 62%, 307 students, 58% FRL); Asheville Middle (math 38% / reading 51%, grade D, #169 of 475 statewide, top 37%, 589 students, 48% FRL); Asheville High (math 52% / reading 65%, grade C, #235 of 535 statewide, top 45%, 1,166 students, 33% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising (+2.1%/yr); 333 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,305 units permitted in Buncombe County in 2024 (1,855 in 5+ unit buildings).
• This rent runs 39% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Buncombe County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($228k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $204,146 (18.3% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1905 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $371,884
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Euclid Blvd	0.37mi	3/1.0	990 (+4%)	0mo	$374,000	$378	77
20 Michigan Ave	0.46mi	2/1.0 (-1)	1,019 (+7%)	5mo	$385,000	$378	58
49 Euclid Blvd	0.37mi	2/1.5 (-1)	1,018 (+6%)	11mo	$462,500	$454	56
43 Montana Ave	0.57mi	2/1.0 (-1)	911 (-5%)	10mo	$440,000	$483	52
43 Wilmington St	0.25mi	3/2.0	1,086 (+14%)	14mo	$385,000	$355	50
74 Brucemont Cir	0.74mi	3/1.0	882 (-8%)	6mo	$377,000	$427	47
77 Baker Ave	0.49mi	3/2.0	1,088 (+14%)	9mo	$360,000	$331	43
107 Riverview Dr	0.40mi	4/3.0 (+1)	1,081 (+13%)	4mo	$437,000	$404	43
76 Allen St	0.69mi	2/1.0 (-1)	865 (-10%)	9mo	$385,000	$445	40
11 Club St	0.71mi	2/1.0 (-1)	881 (-8%)	12mo	$321,000	$364	39
32 Florida Pl	0.73mi	2/1.0 (-1)	1,068 (+12%)	6mo	$415,000	$389	37
187 Montana Ave	0.71mi	2/1.0 (-1)	1,069 (+12%)	14mo	$360,000	$337	30

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 · 2.06% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.43×
• Total profit: $-40,153
• Equity at exit: $37,276

10-year hold

• IRR: -9.7%
• Equity multiple: 0.43×
• Total profit: $-39,916
• Equity at exit: $21,615

Cash invested: $70,000 (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 28806

• Rents YoY: 2.1%
• Active inventory: 333
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,041 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$161 /mo · $1,931/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $37

Break-even live

Break-even rent $1,995

Max offer price $250,000

Occupancy floor 93%

Sensitivity live

Price	-10% $178	-5% $107	+0% $37	+5% $-34	+10% $-105
Rent	-10% $-125	-5% $-44	+0% $37	+5% $117	+10% $198
Rate	-1.0pp $163	-0.5pp $100	base $37	+0.5pp $-28	+1.0pp $-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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Logan Ave Unit B Asheville, NC	2.0	1.0	800	$1,650	$2.06	25d	1	0.41mi
25 Parkman Pl Asheville, NC	2.0	1.0	1000	$2,200	$2.20	25d	1	0.60mi
6 Townview Dr Asheville, NC	3.0	2.0	1100	$1,700	$1.55	45d	1	0.64mi
8 Townview Dr Asheville, NC	3.0	2.0	1100	$1,700	$1.55	45d	1	0.64mi
146 Roberts St Asheville, NC	1.0–2.0	1.0–2.0	995	$2,578	$2.59	15d	19	0.70mi
275 Hazel Mill Rd Asheville, NC	2.0	2.0	1211	$2,037	$1.68	15d	4	0.71mi
25 Nevada Ave Unit 201 Asheville, NC	2.0	2.0	960	$1,845	$1.92	15d	1	0.85mi
136 Louisiana Ave Unit 1 Asheville, NC	2.0	1.0	1050	$1,450	$1.38	23d	1	0.87mi
146 Stewart St Asheville, NC	3.0	2.0	888	$1,500	$1.69	25d	1	0.99mi
360 Hilliard Ave Asheville, NC	1.0–2.0	1.0–2.0	844	$1,800	$2.13	23d	10	0.99mi
363 Hilliard Ave Asheville, NC	2.0	1.0–2.0	809	$2,495	$3.08	15d	14	1.00mi
21 Kentucky Dr Asheville, NC	3.0	1.0	864	$1,800	$2.08	25d	1	1.02mi
21 Brevard Rd Unit B Asheville, NC	2.0	1.0	1000	$1,700	$1.70	25d	1	1.05mi
11 Walton St Asheville, NC	3.0	2.0	1018	$1,995	$1.96	25d	1	1.17mi
226 Hilliard Ave Asheville, NC	2.0	1.0–2.0	862	$3,300	$3.83	15d	92	1.20mi
919 Haywood Rd Asheville, NC	1.0–2.0	1.0–2.0	1010	$1,950	$1.93	15d	6	1.29mi
20 Lee Garden Ln Asheville, NC	1.0–3.0	1.0–2.0	880	$1,182	$1.34	15d	11	1.36mi
3 Lee Garden Ln Asheville, NC	2.0	2.5	1086	$2,500	$2.30	15d	1	1.37mi
1 Page Ave Asheville, NC	1.0–2.0	1.0–2.0	1609	$4,200	$2.61	15d	5	1.40mi

Listing history 17 events

1. 2026-06-22
   days on market $250,000 Active 101 DOM
2. 2026-06-18
   days on market $250,000 Active 98 DOM
3. 2026-06-17
   days on market $250,000 Active 97 DOM
4. 2026-06-16
   days on market $250,000 Active 96 DOM
5. 2026-06-15
   days on market $250,000 Active 95 DOM
6. 2026-06-14
   days on market $250,000 Active 93 DOM
7. 2026-06-10
   days on market $250,000 Active 90 DOM
8. 2026-06-09
   days on market $250,000 Active 89 DOM
9. 2026-06-08
   days on market $250,000 Active 88 DOM
10. 2026-06-07
    days on market $250,000 Active 87 DOM
11. 2026-06-05
    days on market $250,000 Active 84 DOM
12. 2026-06-03
    days on market $250,000 Active 83 DOM
13. 2026-06-02
    days on market $250,000 Active 82 DOM
14. 2026-06-01
    days on market $250,000 Active 81 DOM
15. 2026-05-31
    days on market $250,000 Active 80 DOM
16. 2026-05-30
    days on market $250,000 Active 79 DOM
17. 2026-03-12
    listed $250,000 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: $1,931 · $161/mo
• Projected year-2 tax: $2,050 · $171/mo
• Expected delta: +$119/yr (+$10/mo · 6.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,498
• − Mortgage interest: −$14,004
• − Property taxes: −$1,931
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$7,273
• Taxable loss: −$3,880
• Est. tax savings @ 24.0%: +$931
• After-tax cash flow: $1,371/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: Asheville City Schools
• NCES district ID: 3700270
• Math proficiency: 39% ▼ -7.00%
• Reading proficiency: 55% ▼ -4.00%
• Median HH income: $42,367
• Composite: 39.51/100
• National rank: #3948
• State rank: #80 of 178 in NC

Livability — Asheville

• Score: 72/100
• State rank: #96
• US rank: #6307

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Asheville, NC
• County: Buncombe County · 241,085 people
• City population: 137,611
• Metro: Asheville, NC
• Population (ZIP): 43,433
• Household income: $63,273
• Rent vs Own: 40.1% rent · 59.9% own
• Severe rent burden: 1783.0

Population outlook (Buncombe County) Hauer SSP2

• Today (2025): 286,475 people
• By 2030: 302,237 · +5.5%
• By 2040: 330,687 · +15.4%
• By 2050: 356,370 · +24.4%
• By 2075: 409,383 · +42.9%
• By 2100: 437,270 · +52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 11% Two or more races 9% Black 6% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 3% Slovak 3% Italian 3%
• Foreign-born: 10% · Canada, China
• Languages at home: 86% English-only · Spanish 9% Russian/Polish/Slavic 3% Other Indo-European 2%

Political lean MEDSL · Buncombe

• 2024 margin: Strong D (+24.8) · D 61.7% · R 36.9% · Other 1.4%
• 2008→2024 swing: +10.9pp toward D · 2008: 13.9pp · 2024: 24.8pp
• All cycles: 2024: D+24.8 2020: D+21.1 2016: D+14.6 2012: D+12.4 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -271.16%
• Current HPI: 350.3071
• Rent YoY: ▲ 2.06%
• Metro: Asheville, NC
• 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

1 event — show timeline

• 2026-03-12 Listed $250,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+3.1%/yr

Latest (2025): $1,931 · +6.3% YoY. Source: county tax records.