591 Blue Ridge Rd · Black Mountain, NC 28711

$300,000

3 bd · 1.5 ba · 1,336 sqft · SingleFamily public records · 199 Days on market

Built 1974 10,454 sqft lot $225/sqft · 22% below area Est $384k · 22% 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 +10.5/30.0
• Livability +4.4/5.0
• Schools +4.0/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to a charming opportunity in the heart of Black Mountain. Just 5 minutes from downtown, 20 minutes to Asheville, and a stone's throw from Veteran’s Park, this home puts you close to everything while still offering a peaceful retreat. Sitting on a .24-acre level lot, the property features a freshly painted interior and flexible spaces that make it ideal as a starter home or an income-producing rental. Inside, you’ll find 3 bedrooms, 1 bathroom, and a bonus room that can adapt to your lifestyle. Outside, the fenced rear/side yard is perfect for pets, play, or gardening. With restaurants, hiking trails, and all the charm of Black Mountain just minutes away, this home blends convenience with mountain living. Don’t miss your chance to make 591 Blue Ridge Road yours. Schedule a showing today and start building new memories in one of Western North Carolina’s most desirable communities.

Key facts

• 0.24 acre lot
• Built 1974
• Listed 198 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (29.5% below list).
• Recommended offer: $212k (29.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.4% in Black Mountain — 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 87/100 on livability (#2 in NC, #297 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, health & safety A+.
• Buncombe County Schools (suburban): math 45% / reading 50% proficiency, ranked #72 of 178 in NC (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Black Mountain Primary (math 57% / reading 57%, grade C+, #249 of 1,410 statewide, top 20%, 323 students, 56% FRL); Owen Middle (math 37% / reading 45%, grade F, #209 of 475 statewide, top 45%, 418 students, 62% FRL); Owen High (math 67% / reading 57%, grade B-, #184 of 535 statewide, top 37%, 689 students, 48% FRL).
• Market conditions: 301 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 34% of the median local income ($75k/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 $9k 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 199 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $106k; list at $300k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,626 (29.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 199 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.71% ✗
• Cap rate: 5.68%
• Cash-on-cash: -2.18%
• DSCR: 0.90
• GRM: 11.8

CMA / ARV

• ARV (median comp): $384,316
• List price: $300,000
• Delta: -21.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
566 Blue Ridge Rd	0.04mi	3/2.0	1,419 (+6%)	7mo	$365,000	$257	80
117 Owenby Ln	0.46mi	3/2.0	1,334 (-0%)	8mo	$375,000	$281	70
1126 Old US 70 Hwy W	0.38mi	3/1.0	1,260 (-6%)	3mo	$275,000	$218	68
10 Wolf Creek Dr	0.08mi	3/2.0	1,506 (+13%)	8mo	$325,000	$216	66
17 Avena St	0.59mi	3/2.0	1,354 (+1%)	15mo	$385,000	$284	56
21 Avena St	0.60mi	3/2.0	1,354 (+1%)	17mo	$382,000	$282	54
1140 Old US 70 Hwy	0.39mi	3/1.0	1,200 (-10%)	20mo	$340,000	$283	46
129 Owenby Ln	0.49mi	3/2.5	1,456 (+9%)	16mo	$397,000	$273	45
97 Taylor St	0.50mi	3/2.0	1,507 (+13%)	11mo	$425,000	$282	44
133 Owenby Ln	0.51mi	3/2.5	1,456 (+9%)	17mo	$395,000	$271	43
131 Owenby Ln	0.49mi	3/2.5	1,456 (+9%)	18mo	$390,000	$268	43
115 Walker St	0.54mi	3/2.0	1,485 (+11%)	14mo	$455,000	$306	43

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: -21.6%
• Equity multiple: 0.25×
• Total profit: $-62,651
• Equity at exit: $44,731

10-year hold

• IRR: -15.3%
• Equity multiple: 0.13×
• Total profit: $-72,854
• Equity at exit: $25,939

Cash invested: $84,000 (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 28711

• Active inventory: 301
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,116 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$126 /mo · $1,516/yr
• Insurance: −$125
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-219

Break-even live

Break-even rent $2,394

Max offer price $261,286

Occupancy floor —

Sensitivity live

Price	-10% $-49	-5% $-134	+0% $-219	+5% $-304	+10% $-389
Rent	-10% $-386	-5% $-303	+0% $-219	+5% $-136	+10% $-52
Rate	-1.0pp $-68	-0.5pp $-143	base $-219	+0.5pp $-297	+1.0pp $-376

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Fortune St Black Mountain, NC	3.0	2.0	1400	$1,950	$1.39	15d	1	0.63mi
104 Hiawassee Ave Black Mountain, NC	2.0	2.0	1145	$1,995	$1.74	15d	1	0.97mi
15 Asa Ct Black Mountain, NC	3.0	2.0	1512	$1,950	$1.29	45d	1	1.00mi

Listing history 23 events

1. 2026-06-22
   days on market $300,000 Active 199 DOM
2. 2026-06-18
   days on market $300,000 Active 196 DOM
3. 2026-06-17
   days on market $300,000 Active 195 DOM
4. 2026-06-16
   days on market $300,000 Active 194 DOM
5. 2026-06-15
   days on market $300,000 Active 193 DOM
6. 2026-06-14
   days on market $300,000 Active 191 DOM
7. 2026-06-10
   days on market $300,000 Active 188 DOM
8. 2026-06-09
   days on market $300,000 Active 187 DOM
9. 2026-06-08
   days on market $300,000 Active 186 DOM
10. 2026-06-07
    days on market $300,000 Active 185 DOM
11. 2026-06-03
    days on market $300,000 Active 181 DOM
12. 2026-06-02
    days on market $300,000 Active 180 DOM
13. 2026-06-01
    days on market $300,000 Active 179 DOM
14. 2026-05-31
    days on market $300,000 Active 178 DOM
15. 2026-05-30
    days on market $300,000 Active 177 DOM
16. 2026-02-17
    price $300,000 926-char remark

    Show marketing remark (926 chars)

    Welcome to a charming opportunity in the heart of Black Mountain. Just 5 minutes from downtown, 20 minutes to Asheville, and a stone's throw from Veteran’s Park, this home puts you close to everything while still offering a peaceful retreat. Sitting on a .24-acre level lot, the property features a freshly painted interior and flexible spaces that make it ideal as a starter home or an income-producing rental. Inside, you’ll find 3 bedrooms, 1 bathroom, and a bonus room that can adapt to your lifestyle. Outside, the fenced rear/side yard is perfect for pets, play, or gardening. With restaurants, hiking trails, and all the charm of Black Mountain just minutes away, this home blends convenience with mountain living. Don’t miss your chance to make 591 Blue Ridge Road yours. Schedule a showing today and start building new memories in one of Western North Carolina’s most desirable communities.

17. 2026-01-15
    price $330,000 926-char remark

    Show marketing remark (926 chars)

    Welcome to a charming opportunity in the heart of Black Mountain. Just 5 minutes from downtown, 20 minutes to Asheville, and a stone's throw from Veteran’s Park, this home puts you close to everything while still offering a peaceful retreat. Sitting on a .24-acre level lot, the property features a freshly painted interior and flexible spaces that make it ideal as a starter home or an income-producing rental. Inside, you’ll find 3 bedrooms, 1 bathroom, and a bonus room that can adapt to your lifestyle. Outside, the fenced rear/side yard is perfect for pets, play, or gardening. With restaurants, hiking trails, and all the charm of Black Mountain just minutes away, this home blends convenience with mountain living. Don’t miss your chance to make 591 Blue Ridge Road yours. Schedule a showing today and start building new memories in one of Western North Carolina’s most desirable communities.

18. 2025-12-05
    listed $340,000 Active 926-char remark

    Show marketing remark (926 chars)

    Welcome to a charming opportunity in the heart of Black Mountain. Just 5 minutes from downtown, 20 minutes to Asheville, and a stone's throw from Veteran’s Park, this home puts you close to everything while still offering a peaceful retreat. Sitting on a .24-acre level lot, the property features a freshly painted interior and flexible spaces that make it ideal as a starter home or an income-producing rental. Inside, you’ll find 3 bedrooms, 1 bathroom, and a bonus room that can adapt to your lifestyle. Outside, the fenced rear/side yard is perfect for pets, play, or gardening. With restaurants, hiking trails, and all the charm of Black Mountain just minutes away, this home blends convenience with mountain living. Don’t miss your chance to make 591 Blue Ridge Road yours. Schedule a showing today and start building new memories in one of Western North Carolina’s most desirable communities.

19. 2025-12-03
    historical $340,000 926-char remark

    Show marketing remark (926 chars)

    Welcome to a charming opportunity in the heart of Black Mountain. Just 5 minutes from downtown, 20 minutes to Asheville, and a stone's throw from Veteran’s Park, this home puts you close to everything while still offering a peaceful retreat. Sitting on a .24-acre level lot, the property features a freshly painted interior and flexible spaces that make it ideal as a starter home or an income-producing rental. Inside, you’ll find 3 bedrooms, 1 bathroom, and a bonus room that can adapt to your lifestyle. Outside, the fenced rear/side yard is perfect for pets, play, or gardening. With restaurants, hiking trails, and all the charm of Black Mountain just minutes away, this home blends convenience with mountain living. Don’t miss your chance to make 591 Blue Ridge Road yours. Schedule a showing today and start building new memories in one of Western North Carolina’s most desirable communities.

20. 2004-03-30
    soldstatus $106,000
21. 1998-03-30
    soldstatus $72,500
22. 1998-03-30
    soldstatus $72,500
23. 1992-12-21
    soldstatus $50,000

ⓘ 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: $1,516 · $126/mo
• Projected year-2 tax: $2,460 · $205/mo
• Expected delta: +$944/yr (+$79/mo · 62.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 9 d/yr ≥91°F today · 26 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,395
• − Mortgage interest: −$16,805
• − Property taxes: −$1,516
• − Insurance: −$2,298
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$8,727
• Taxable loss: −$8,013
• Est. tax savings @ 24.0%: +$1,923
• After-tax cash flow: $-707/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: Buncombe County Schools
• NCES district ID: 3700450
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $45,981
• Composite: 40.32/100
• National rank: #3749
• State rank: #72 of 178 in NC

Livability — Black Mountain

• Score: 87/100
• State rank: #2
• US rank: #297

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Black Mountain, NC
• County: Buncombe County · 241,085 people
• City population: 12,663
• Metro: Asheville, NC
• Population (ZIP): 12,663
• Household income: $74,761
• Rent vs Own: 28.3% rent · 71.7% own
• Severe rent burden: 556.0

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 (90%)
• Race & ethnicity: White 90% Two or more races 4% Black 3% Hispanic / Latino 2%
• Common ancestry: Slovak 5% Serbian 4% Italian 3%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1% Other Indo-European 1%

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: ▼ -227.20%
• Current HPI: 314.8029
• Rent YoY: —
• 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

+500.0% since first listed

8 events — show timeline

• 2026-02-17 Price Changed $300,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-15 Price Changed $330,000 CANOPYMLS as Distributed by MLS Grid
• 2025-12-05 Listed $340,000 CANOPYMLS as Distributed by MLS Grid
• 2025-12-03 Coming Soon $340,000 CANOPYMLS as Distributed by MLS Grid
• 2004-03-30 Sold (Public Records) $106,000 Public Records
• 1998-03-30 Sold (Public Records) $72,500 Public Records
• 1998-03-30 Sold (Public Records) $72,500 Public Records
• 1992-12-21 Sold (Public Records) $50,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,516 · +3.5% YoY. Source: county tax records.