126 Canyon Loop Unit F203 · Mount Gilead, NC 27306

$151,000

1 bd · 2.0 ba · 581 sqft · SingleFamily · 39 Days on market

Built 2016 Good condition 3,049 sqft lot Est $116k · 30% over $46/mo HOA · 4% of rent

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Why this score? — see what drove the F 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 +10.8/30.0
• Appreciation +4.5/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• DSCR +3.1/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This well appointed unit is ready for the next owners to enjoy. 2016 Keystone Cougar 36" with 2 slides. Most furnishings remain. This 1 bedroom, 2 full baths unit has everything you need. Start with the covered front porch, comfortable seating with small refrigerator for beverages. Enter into the welcoming living room. Wonderful decor throughout. Island in the kitchen with custom made bar seating for 2. Electric fireplace. Newer queen in bedroom with good storage. Main bathroom has washer and dryer to remain, tub/shower combo with lots of space. Beautiful laminate wide plank flooring. Couch in camper makes a bed. HVAC is 2 years old, propane hot water on demand will be brand new. Well insulated. All clients must be with a realtor to gain access to the community. 2019 Ez-Go 6 seater golf cart available for $9k.

Key facts

• Covered front porch
• Large center island
• Charming fireplace

Tags

• COVERED FRONT PORCH
• CUSTOM BAR
• BEVERAGE REFRIGERATOR
• OPEN CONCEPT LAYOUT
• LARGE CENTER ISLAND
• CHARMING FIREPLACE

Property features AI

Finance

• Other: Access to Lake Tillery with public beach, community boat ramp and community boat slips
• HOA & community: HOA with mandatory annual fee of $550; Gated community with lake access; Community amenities: outdoor pool, picnic area, playground, recreation area, street lights, walking trails

Exterior

• Parking: Driveway
• Utilities: County water; County sewer
• Home design: Manufactured single-family home; One level
• Construction: Vinyl exterior; Metal roof; Pillar/post/pier foundation
• Exterior features: Covered front porch; Fire pit; Partial privacy wood fencing; Level lot; Gravel and paved road access; Private maintained road

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Exhaust hood; Bar fridge
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump heating; Electric cooling; Heat pump cooling
• Interior features: 6 total rooms; Fireplace
• Laundry & utility: Washer/Dryer included (dryer listed); Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $151k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-69 ($-833/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (14.5% below list).
• Recommended offer: $129k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.8% in Mount Gilead — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 74/100 on livability (#58 in NC, #4,548 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Montgomery County Schools (rural): math 29% / reading 34% proficiency, ranked #143 of 178 in NC (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Mount Gilead Elementary (math 27% / reading 32%, grade F, #975 of 1,410 statewide, top 71%, 213 students, 87% FRL); West Middle (math 20% / reading 31%, grade F, #388 of 475 statewide, top 83%, 309 students, 72% FRL).
• Market conditions: 113 active listings in the ZIP; 138 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $1k of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Montgomery County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,130 (14.5% 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 39 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $116,200
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
138 Larboard Trl	0.13mi	2/1.0 (+1)	600 (+3%)	6mo	$120,000	$200	74
111 Sunshine Trl Unit A 249/250	0.31mi	2/1.0 (+1)	608 (+5%)	2mo	$124,900	$205	68
158 Arrowood Trl Unit F27	0.21mi	1/1.0	600 (+3%)	20mo	$130,000	$217	65
148 Twin Bluff Trl Unit C42	0.27mi	1/1.0	513 (-12%)	9mo	$150,000	$292	56
167 Holly Harbor Trl Unit 169/170	0.15mi	1/1.0	665 (+14%)	12mo	$125,000	$188	54
104 Powder Horn Trl Unit C92	0.35mi	2/1.0 (+1)	636 (+10%)	13mo	$110,000	$173	48
111 River Ridge Trl	0.43mi	2/1.0 (+1)	650 (+12%)	13mo	$20,000	$31	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.64×
• Total profit: $-15,320
• Equity at exit: $36,898

10-year hold

• IRR: -1.5%
• Equity multiple: 0.86×
• Total profit: $-6,102
• Equity at exit: $39,130

Cash invested: $42,280 (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 27306

• Home prices YoY: -0.3%
• Active inventory: 113
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,291 medium
• Mortgage (P&I): −$792
• Tax est. 1.5%: −$189 /mo · $2,265/yr
• Insurance: −$63
• HOA: −$46
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-69

Break-even live

Break-even rent $1,379

Max offer price $140,958

Occupancy floor —

Sensitivity live

Price	-10% $35	-5% $-17	+0% $-69	+5% $-122	+10% $-174
Rent	-10% $-171	-5% $-120	+0% $-69	+5% $-18	+10% $33
Rate	-1.0pp $7	-0.5pp $-31	base $-69	+0.5pp $-109	+1.0pp $-148

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: $37,750
• Closing costs: $4,530
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: waterelectric

Listing history 21 events

1. 2026-06-22
   days on market $151,000 Active 39 DOM
2. 2026-06-18
   days on market $151,000 Active 36 DOM
3. 2026-06-17
   days on market $151,000 Active 35 DOM
4. 2026-06-16
   days on market $151,000 Active 34 DOM
5. 2026-06-15
   days on market $151,000 Active 33 DOM
6. 2026-06-14
   days on market $151,000 Active 31 DOM
7. 2026-06-13
   days on market $151,000 Active 30 DOM
8. 2026-06-10
   days on market $151,000 Active 28 DOM
9. 2026-06-09
   days on market $151,000 Active 27 DOM
10. 2026-06-08
    days on market $151,000 Active 26 DOM
11. 2026-06-07
    days on market $151,000 Active 25 DOM
12. 2026-06-05
    days on market $151,000 Active 22 DOM
13. 2026-06-03
    days on market $151,000 Active 21 DOM
14. 2026-06-02
    days on market $151,000 Active 20 DOM
15. 2026-06-01
    days on market $151,000 Active 19 DOM
16. 2026-05-31
    days on market $151,000 Active 18 DOM
17. 2026-05-31
    days on market $151,000 Active 17 DOM
18. 2026-05-13
    listed $151,000 Active
19. 2025-08-05
    soldstatus $138,000 Closed 826-char remark

    Show marketing remark (826 chars)

    This well appointed unit is ready for the next owners to enjoy. 2016 Keystone Cougar 36" with 2 slides. Most furnishings remain. This 1 bedroom, 2 full baths unit has everything you need. Start with the covered front porch, comfortable seating with small refrigerator for beverages. Enter into the welcoming living room. Wonderful decor throughout. Island in the kitchen with custom made bar seating for 2. Electric fireplace. Newer queen in bedroom with good storage. Main bathroom has washer and dryer to remain, tub/shower combo with lots of space. Beautiful laminate wide plank flooring. Couch in camper makes a bed. HVAC is 2 years old, propane hot water on demand will be brand new. Well insulated. All clients must be with a realtor to gain access to the community. 2019 Ez-Go 6 seater golf cart available for $9k.

20. 2025-07-23
    status Pending 826-char remark

    Show marketing remark (826 chars)

    This well appointed unit is ready for the next owners to enjoy. 2016 Keystone Cougar 36" with 2 slides. Most furnishings remain. This 1 bedroom, 2 full baths unit has everything you need. Start with the covered front porch, comfortable seating with small refrigerator for beverages. Enter into the welcoming living room. Wonderful decor throughout. Island in the kitchen with custom made bar seating for 2. Electric fireplace. Newer queen in bedroom with good storage. Main bathroom has washer and dryer to remain, tub/shower combo with lots of space. Beautiful laminate wide plank flooring. Couch in camper makes a bed. HVAC is 2 years old, propane hot water on demand will be brand new. Well insulated. All clients must be with a realtor to gain access to the community. 2019 Ez-Go 6 seater golf cart available for $9k.

21. 2025-07-21
    listed $138,000 Active 826-char remark

    Show marketing remark (826 chars)

    This well appointed unit is ready for the next owners to enjoy. 2016 Keystone Cougar 36" with 2 slides. Most furnishings remain. This 1 bedroom, 2 full baths unit has everything you need. Start with the covered front porch, comfortable seating with small refrigerator for beverages. Enter into the welcoming living room. Wonderful decor throughout. Island in the kitchen with custom made bar seating for 2. Electric fireplace. Newer queen in bedroom with good storage. Main bathroom has washer and dryer to remain, tub/shower combo with lots of space. Beautiful laminate wide plank flooring. Couch in camper makes a bed. HVAC is 2 years old, propane hot water on demand will be brand new. Well insulated. All clients must be with a realtor to gain access to the community. 2019 Ez-Go 6 seater golf cart available for $9k.

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,496
• − Mortgage interest: −$8,458
• − Property taxes: −$2,265
• − Insurance: −$755
• − Repairs & maintenance: −$1,240
• − Management: −$1,240
• − HOA: −$552
• − Depreciation: −$4,393
• Taxable loss: −$3,407
• Est. tax savings @ 24.0%: +$818
• After-tax cash flow: $-15/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 · 12 photos

Good 75/100 Cosmetic rehab

This 2016 Keystone Cougar 36' is a well-maintained and beautifully appointed single-family home with a spacious full addition. The home is ready for the next owners to enjoy and is in good condition with minimal repairs needed.

Value-add opportunities

• Resale Paint exterior trim — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers.
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers. ↑
• Rental Clean gutters — Clean gutters improve drainage and prevent water damage, which is important for rental properties. ↑

ⓘ 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: Montgomery County Schools
• NCES district ID: 3703060
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $34,706
• Composite: 25.97/100
• National rank: #7328
• State rank: #143 of 178 in NC

Livability — Mount Gilead

• Score: 74/100
• State rank: #58
• US rank: #4548

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

• Population (ZIP): 5,457

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 26,533 people
• By 2030: 25,724 · -3.0%
• By 2040: 23,842 · -10.1%
• By 2050: 22,077 · -16.8%
• By 2075: 18,754 · -29.3%
• By 2100: 15,537 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 26% Asian 6% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 6% · China, Canada, Philippines
• Languages at home: 92% English-only · Other Asian/Pacific 5% Spanish 2% Chinese 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+37.8) · D 30.8% · R 68.6%
• 2008→2024 swing: -26.9pp toward R · 2008: -11.0pp · 2024: -37.8pp
• All cycles: 2024: R+37.8 2020: R+31.8 2016: R+25.9 2012: R+15.2 2008: R+11.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.94%
• Current HPI: 334.2599
• 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

+9.4% since first listed

4 events — show timeline

• 2026-05-13 Listed $151,000 CANOPYMLS as Distributed by MLS Grid
• 2025-08-05 Sold (MLS) $138,000 CANOPYMLS as Distributed by MLS Grid
• 2025-07-23 Pending — CANOPYMLS as Distributed by MLS Grid
• 2025-07-21 Listed $138,000 CANOPYMLS as Distributed by MLS Grid