573 Uptons Landing Rd #79 · Marion, NC 28752

$212,900

3 bd · 1.0 ba · 1,344 sqft · SingleFamily · 290 Days on market

Built 1960 10,454 sqft lot Est $276k · 23% under ↓ 11% since listing

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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 +16.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Livability +3.6/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Nestled on a generous 0.24-acre lot at 573 Uptons Landing in Marion, NC, this charming 3-bedroom, 1-bathroom home is perfect for anyone seeking a blend of comfort and natural beauty. With a metal roof installed in 2022, you can enjoy peace of mind and a modern look. You'll find beautiful hardwood floors flowing throughout the living room and bedrooms, adding warmth and character. Step out from one of the main bedrooms onto a private deck, perfect for enjoying a quiet morning coffee or evening breeze. The property offers two outdoor storage areas, providing ample space for tools and gear. With the current owner paying for the city water connection, you'll have one less thing to worry about.

Key facts

• Private deck
• Metal roof
• Near lake james

Tags

• METAL ROOF
• HARDWOOD FLOORS
• PRIVATE DECK
• OUTDOOR STORAGE AREAS
• CITY WATER CONNECTION
• NEAR LAKE JAMES

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached carport; Carport with attached driveway; 1 covered space and 1 open parking space
• Security: Smoke detectors
• Utilities: City water and well available; Septic system installed; Electricity connected; Cable available; Satellite and wired internet available; Electric water heater
• Home design: Single-family residence; Site-built construction; One level; R1 zoning
• Construction: Partial brick and wood exterior; Metal roof; Basement and crawl space foundation; Basement with dirt floor and walk-out access
• Exterior features: Deck; Corner lot; Creek frontage; Level lot; Concrete, gravel, and paved road surfaces; Publicly maintained road

Interior

• Kitchen: Electric cooktop; Electric oven; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Wood flooring; Linoleum flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Heat pump; Central air; Ceiling fans
• Interior features: Breakfast bar; Window treatments; Sliding doors; 9 total rooms
• Laundry & utility: Washer and dryer hookups; Washer and dryer included; Electric dryer hookup; Laundry access in bathroom and in carport; Other laundry details listed in remarks

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $213k.

Deal economics

• At list price, monthly cash flow is $38 ($459/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 $200k (6.3% below list).
• Recommended offer: $187k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.2% in Marion — 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 (#93 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities F, commute F.
• Mcdowell County Schools (rural): math 35% / reading 46% proficiency, ranked #115 of 178 in NC (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Nebo Elementary School (math 27% / reading 42%, grade F, #835 of 1,410 statewide, top 62%, 339 students, 78% FRL); East Mcdowell Middle School (math 27% / reading 40%, grade F, #299 of 475 statewide, top 64%, 468 students, 78% FRL); Mcdowell High School (math 50% / reading 57%, grade C-, #279 of 535 statewide, top 52%, 1,416 students, 60% FRL).
• Market conditions: 267 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 175 units permitted in McDowell 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 $6k of value loss. Plan a longer hold.
• McDowell County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 290 days — a 12% lower offer ($187k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood 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 $187,352 (12.0% below list)

Questions for the listing agent

1. It's been on market 290 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is D 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?
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: 0.94% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $275,520
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74 Ridge Way	0.44mi	3/2.0	1,484 (+10%)	1mo	$292,500	$197	57
128 Ridgewood Way #208	0.54mi	3/2.0	1,258 (-6%)	4mo	$285,000	$227	57
170 Lake Mountain View Dr	0.49mi	3/2.0	1,484 (+10%)	2mo	$304,900	$205	54

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: -15.0%
• Equity multiple: 0.46×
• Total profit: $-31,989
• Equity at exit: $31,744

10-year hold

• IRR: -6.4%
• Equity multiple: 0.59×
• Total profit: $-24,428
• Equity at exit: $18,408

Cash invested: $59,612 (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 28752

• Active inventory: 267
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,995 medium
• Mortgage (P&I): −$1,116
• Tax est. 1.5%: −$266 /mo · $3,194/yr
• Insurance: −$89
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $38

Break-even live

Break-even rent $1,947

Max offer price $212,900

Occupancy floor 93%

Sensitivity live

Price	-10% $185	-5% $112	+0% $38	+5% $-35	+10% $-109
Rent	-10% $-119	-5% $-41	+0% $38	+5% $117	+10% $196
Rate	-1.0pp $146	-0.5pp $92	base $38	+0.5pp $-17	+1.0pp $-73

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: $53,225
• Closing costs: $6,387
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Barefoot Ridge Dr Marion, NC	2.0	1.0	910	$1,995	$2.19	23d	1	0.46mi

Listing history 20 events

1. 2026-06-22
   days on market $212,900 Active 290 DOM
2. 2026-06-19
   days on market $212,900 Active 288 DOM
3. 2026-06-18
   days on market $212,900 Active 287 DOM
4. 2026-06-17
   days on market $212,900 Active 286 DOM
5. 2026-06-16
   days on market $212,900 Active 285 DOM
6. 2026-06-15
   days on market $212,900 Active 284 DOM
7. 2026-06-14
   days on market $212,900 Active 282 DOM
8. 2026-06-13
   days on market $212,900 Active 281 DOM
9. 2026-06-10
   days on market $212,900 Active 279 DOM
10. 2026-06-09
    days on market $212,900 Active 278 DOM
11. 2026-06-08
    days on market $212,900 Active 277 DOM
12. 2026-06-07
    days on market $212,900 Active 276 DOM
13. 2026-06-02
    days on market $212,900 Active 271 DOM
14. 2026-06-01
    days on market $212,900 Active 270 DOM
15. 2026-05-31
    days on market $212,900 Active 269 DOM
16. 2026-05-30
    days on market $212,900 Active 268 DOM
17. 2026-03-09
    price $212,900
18. 2026-02-06
    price $222,900
19. 2025-11-03
    price $233,900
20. 2025-09-04
    listed $239,000 Active

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,940
• − Mortgage interest: −$11,926
• − Property taxes: −$3,194
• − Insurance: −$1,862
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$6,193
• Taxable loss: −$3,065
• Est. tax savings @ 24.0%: +$736
• After-tax cash flow: $1,195/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: Mcdowell County Schools
• NCES district ID: 3702940
• Math proficiency: 35% ▼ -3.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $36,769
• Composite: 33.6/100
• National rank: #5413
• State rank: #115 of 178 in NC

Livability — Marion

• Score: 72/100
• State rank: #93
• US rank: #6157

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 30,602
• Population (ZIP): 30,602

Population outlook (McDowell County) Hauer SSP2

• Today (2025): 44,615 people
• By 2030: 44,002 · -1.4%
• By 2040: 42,285 · -5.2%
• By 2050: 39,906 · -10.6%
• By 2075: 34,396 · -22.9%
• By 2100: 27,970 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 5% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 4% Slovak 2% Iranian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 8% German/W. Germanic 1% Vietnamese 1%

Political lean MEDSL · McDowell

• 2024 margin: Solid R (+49.2) · D 25.1% · R 74.2%
• 2008→2024 swing: -22.2pp toward R · 2008: -27.0pp · 2024: -49.2pp
• All cycles: 2024: R+49.2 2020: R+48.0 2016: R+50.5 2012: R+31.9 2008: R+27.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.41%
• Current HPI: 182.9225
• 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

-10.9% since first listed

4 events — show timeline

• 2026-03-09 Price Changed $212,900 CANOPYMLS as Distributed by MLS Grid
• 2026-02-06 Price Changed $222,900 CANOPYMLS as Distributed by MLS Grid
• 2025-11-03 Price Changed $233,900 CANOPYMLS as Distributed by MLS Grid
• 2025-09-04 Listed $239,000 CANOPYMLS as Distributed by MLS Grid