308 Clara Hill Ln · Denton, NC 27292

$129,900

3 bd · 2.0 ba · 1,216 sqft · SingleFamily public records · 66 Days on market

Built 2002 0.69 ac lot

---

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 +22.6/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +5.9/10.0
• Schools +4.3/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

DIAMOND IN THE ROUGH! Enjoy secluded peace in this well maintained single wide. Master bathroom has seperate shower and garden tub. Master bedroom has large walk-in closet. Kitchen has island with over head pot hanger. Lot is partially fenced. A must see to appreciate. Sold as is.

Key facts

• Private road
• Dining area
• Covered front deck

Tags

• PRIVATE ROAD
• KITCHEN WITH ISLAND
• DINING AREA
• COVERED FRONT DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.2% in Denton — 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 (#97 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: schools F, amenities F, commute F.
• Davidson County Schools (rural): math 50% / reading 50% proficiency, ranked #62 of 178 in NC (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents rising (+1.4%/yr); 404 active listings in the ZIP; 990 units permitted in Davidson County in 2024 (54 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Davidson County population projected to shrink 6% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $70k; list at $130k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.09% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.37% rent growth · sell at horizon

5-year hold

• IRR: -7.0%
• Equity multiple: 0.74×
• Total profit: $-9,287
• Equity at exit: $19,369

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $989
• Equity at exit: $11,231

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 27292

• Home prices YoY: -22.1%
• Rents YoY: 1.4%
• Active inventory: 404
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,415 medium
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $220

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 79%

Sensitivity live

Price	-10% $310	-5% $265	+0% $220	+5% $175	+10% $130
Rent	-10% $108	-5% $164	+0% $220	+5% $276	+10% $332
Rate	-1.0pp $286	-0.5pp $253	base $220	+0.5pp $187	+1.0pp $152

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 19 events

1. 2026-06-21
   days on market $129,900 Active 66 DOM
2. 2026-06-18
   days on market $129,900 Active 63 DOM
3. 2026-06-17
   days on market $129,900 Active 62 DOM
4. 2026-06-16
   days on market $129,900 Active 61 DOM
5. 2026-06-15
   days on market $129,900 Active 60 DOM
6. 2026-06-14
   days on market $129,900 Active 58 DOM
7. 2026-06-13
   days on market $129,900 Active 57 DOM
8. 2026-06-10
   days on market $129,900 Active 55 DOM
9. 2026-06-09
   days on market $129,900 Active 54 DOM
10. 2026-06-09
    status $129,900 Active 53 DOM
11. 2026-04-24
    status Pending
12. 2026-04-13
    historical Due Diligence Period
13. 2026-03-02
    listed $129,900 Active
14. 2021-09-02
    soldstatus $70,000 Closed 281-char remark

    Show marketing remark (281 chars)

    DIAMOND IN THE ROUGH! Enjoy secluded peace in this well maintained single wide. Master bathroom has seperate shower and garden tub. Master bedroom has large walk-in closet. Kitchen has island with over head pot hanger. Lot is partially fenced. A must see to appreciate. Sold as is.

15. 2021-09-02
    soldstatus $70,000

    Show marketing remark (281 chars)

    DIAMOND IN THE ROUGH! Enjoy secluded peace in this well maintained single wide. Master bathroom has seperate shower and garden tub. Master bedroom has large walk-in closet. Kitchen has island with over head pot hanger. Lot is partially fenced. A must see to appreciate. Sold as is.

16. 2021-09-02
    status Pending 281-char remark

    Show marketing remark (281 chars)

    DIAMOND IN THE ROUGH! Enjoy secluded peace in this well maintained single wide. Master bathroom has seperate shower and garden tub. Master bedroom has large walk-in closet. Kitchen has island with over head pot hanger. Lot is partially fenced. A must see to appreciate. Sold as is.

17. 2021-08-11
    historical Due Diligence Period 281-char remark

    Show marketing remark (281 chars)

    DIAMOND IN THE ROUGH! Enjoy secluded peace in this well maintained single wide. Master bathroom has seperate shower and garden tub. Master bedroom has large walk-in closet. Kitchen has island with over head pot hanger. Lot is partially fenced. A must see to appreciate. Sold as is.

18. 2021-08-04
    listed $74,900 Active 281-char remark

    Show marketing remark (281 chars)

    DIAMOND IN THE ROUGH! Enjoy secluded peace in this well maintained single wide. Master bathroom has seperate shower and garden tub. Master bedroom has large walk-in closet. Kitchen has island with over head pot hanger. Lot is partially fenced. A must see to appreciate. Sold as is.

19. 2006-11-27
    soldstatus $47,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $16,981
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,358
• − Management: −$1,358
• − Depreciation: −$3,779
• Taxable income: $611
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $2,496/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: Davidson County Schools
• NCES district ID: 3701140
• Math proficiency: 50% ▲ 2.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $49,696
• Composite: 42.76/100
• National rank: #3157
• State rank: #62 of 178 in NC

Livability — Denton

• Score: 72/100
• State rank: #97
• US rank: #6391

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Davidson County · 129,088 people
• Metro: Winston-Salem, NC
• Population (ZIP): 40,311
• Household income: $57,264
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1001.0

Population outlook (Davidson County) Hauer SSP2

• Today (2025): 167,156 people
• By 2030: 167,216 · +0.0%
• By 2040: 164,524 · -1.6%
• By 2050: 157,229 · -5.9%
• By 2075: 138,084 · -17.4%
• By 2100: 112,729 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 13% Two or more races 9% Hispanic / Latino 9% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Romanian 1% Slovak 1% Serbian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 91% English-only · Spanish 8%

Political lean MEDSL · Davidson

• 2024 margin: Solid R (+47.1) · D 25.9% · R 73.0% · Other 1.1%
• 2008→2024 swing: -13.5pp toward R · 2008: -33.5pp · 2024: -47.1pp
• All cycles: 2024: R+47.1 2020: R+47.5 2016: R+49.4 2012: R+40.9 2008: R+33.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -75.79%
• Current HPI: 267.074
• Rent YoY: ▲ 1.37%
• Metro: Winston-Salem, 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

+176.4% since first listed

9 events — show timeline

• 2026-04-24 Pending — Triad MLS
• 2026-04-13 Contingent — Triad MLS
• 2026-03-02 Listed $129,900 Triad MLS
• 2021-09-02 Sold (Public Records) $70,000 Public Records
• 2021-09-02 Sold (MLS) $70,000 Triad MLS
• 2021-09-02 Pending — Triad MLS
• 2021-08-11 Contingent — Triad MLS
• 2021-08-04 Listed $74,900 Triad MLS
• 2006-11-27 Sold (Public Records) $47,000 Public Records

Property tax history

-13.4%/yr

Latest (2025): $50 · +3.1% YoY. Source: county tax records.