243 Mary Lyn Dr · Millers Creek, NC 28651

$86,250

3 bd · 2.0 ba · 1,153 sqft · Other · 38 Days on market

Built 2026 Good condition

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Why this score? — see what drove the B+ 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 +26.8/30.0
• Appreciation +10.0/10.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0

Listing remarks

FOR SALE & acirc; & euro; & ldquo; MOVE-IN READY 3 BED & acirc; & euro; & cent; 2 BATH MOBILE HOME & acirc; & euro; & ldquo; $76,500 Miller& apos; s Creek, NC & acirc; & euro; & cent; Quiet Community & acirc; & euro; & cent; Flexible Financing Available Looking for a beautiful home in a peaceful setting with easy access to everything? This 3 bedroom, 2 bathroom mobile home offers a modern, open layout in a calm, well-kept community. Home Features: * 3 comfortable bedrooms * 2 full bathrooms * Open-concept living room + kitchen * Kitchen island + pantry for extra space and storage * Move-in ready Location Highl

Key facts

• Kitchen island
• Move in ready
• Built 2026

Tags

• MOVE IN READY
• OPEN CONCEPT LIVING ROOM
• KITCHEN ISLAND
• PANTRY FOR EXTRA SPACE
• EASY ACCESS TO MAJOR ROADS
• MINUTES TO LOCAL SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $86k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $84k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 1.8% in Millers Creek — 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 69/100 on livability (#146 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: health & safety C-, schools D+, amenities F.
• Wilkes County Schools (rural): math 55% / reading 50% proficiency, ranked #59 of 178 in NC (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 44 active listings in the ZIP; 134 units permitted in Wilkes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($596 loan paydown + $9k appreciation (10.0% local appreciation)).
• Wilkes County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,662 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.22% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.72%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.9%
• Equity multiple: 3.57×
• Total profit: $62,014
• Equity at exit: $77,701

10-year hold

• IRR: 28.4%
• Equity multiple: 8.07×
• Total profit: $170,838
• Equity at exit: $167,565

Cash invested: $24,150 (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 28651

• Home prices YoY: 16.8%
• Active inventory: 44
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,053 medium
• Mortgage (P&I): −$452
• Tax est. 1.5%: −$108 /mo · $1,294/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $236

Break-even live

Break-even rent $754

Max offer price $86,250

Occupancy floor 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: $21,562
• Closing costs: $2,588
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $86,250 Active 38 DOM
2. 2026-06-18
   days on market $86,250 Active 37 DOM
3. 2026-06-17
   days on market $86,250 Active 36 DOM
4. 2026-06-16
   days on market $86,250 Active 35 DOM
5. 2026-06-15
   days on market $86,250 Active 34 DOM
6. 2026-06-14
   days on market $86,250 Active 32 DOM
7. 2026-06-12
   days on market $86,250 Active 31 DOM
8. 2026-06-09
   days on market $86,250 Active 28 DOM
9. 2026-06-08
   days on market $86,250 Active 27 DOM
10. 2026-06-07
    days on market $86,250 Active 26 DOM
11. 2026-06-03
    days on market $86,250 Active 22 DOM
12. 2026-06-02
    days on market $86,250 Active 21 DOM
13. 2026-06-01
    days on market $86,250 Active 20 DOM
14. 2026-05-31
    days on market $86,250 Active 19 DOM
15. 2026-05-30
    days on market $86,250 Active 18 DOM
16. 2026-05-13
    price $86,250
17. 2026-05-12
    listed $82,000 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,637
• − Mortgage interest: −$4,831
• − Property taxes: −$1,294
• − Insurance: −$431
• − Repairs & maintenance: −$1,011
• − Management: −$1,011
• − Depreciation: −$2,509
• Taxable income: $1,550
• Est. tax owed @ 24.0%: −$372
• After-tax cash flow: $2,459/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.

Condition & rehab AI · 2 photos

Good 80/100 Cosmetic rehab

This mobile home is in good condition with a move-in-ready exterior. Painting the exterior and making some landscaping improvements would significantly enhance its value.

Value-add opportunities

• Both Paint the exterior — Painting the exterior can enhance the home's curb appeal and make it more attractive to potential buyers or renters.
• Both Landscaping improvements — Improving the landscaping can make the home more appealing and increase its value.
• Both Interior updates — Updating the interior can make the home more attractive and increase its value for both resale and rental purposes.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior — Painting the exterior can enhance the home's curb appeal and make it more attractive to potential buyers or renters. ↑
• Both Landscaping improvements — Improving the landscaping can make the home more appealing and increase its value. ↑
• Both Interior updates — Updating the interior can make the home more attractive and increase its value for both resale and rental purposes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Wilkes County Schools
• NCES district ID: 3704950
• Math proficiency: 55% ▲ 13.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $34,538
• Composite: 43.41/100
• National rank: #3017
• State rank: #59 of 178 in NC

Livability — Millers Creek

• Score: 69/100
• State rank: #146
• US rank: #8205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Millers Creek, NC
• Population (ZIP): 4,629

Population outlook (Wilkes County) Hauer SSP2

• Today (2025): 66,349 people
• By 2030: 64,411 · -2.9%
• By 2040: 59,800 · -9.9%
• By 2050: 54,770 · -17.5%
• By 2075: 45,211 · -31.9%
• By 2100: 36,956 · -44.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 3% · Vietnam, Canada, Jamaica
• Languages at home: 96% English-only · Spanish 3% Vietnamese 2%

Political lean MEDSL · Wilkes

• 2024 margin: Solid R (+59.6) · D 19.9% · R 79.5%
• 2008→2024 swing: -21.5pp toward R · 2008: -38.2pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+56.6 2016: R+55.2 2012: R+42.7 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 42.38%
• Current HPI: 294.3413
• 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

+5.2% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $86,250 FSBO.com
• 2026-05-12 Listed $82,000 FSBO.com