3607 Max Patch Rd · Canton, NC 28721

$80,000

3 bd · 1.0 ba · 980 sqft · Other · 40 Days on market

Built 1980 Poor condition 1.00 ac lot ↓ 11% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a mountain getaway without the rules? This 1 acre gem offers mountain views, a detached garage, and a barn already set up for livestock with a fenced pasture. The property features an older mobile home sold as is—perfect for a fixer upper project or a temporary residence while you build. Well is needed. Incredible value for those ready to roll up their sleeves and claim their slice of the country!

Key facts

• Barn for livestock
• Fixer upper project
• Fenced pasture

Tags

• MOUNTAIN VIEWS
• DETACHED GARAGE
• BARN FOR LIVESTOCK
• FENCED PASTURE
• FIXER UPPER PROJECT

Property features AI

Finance

• Other: Approximately 1 acre lot; Elevation around 2,500 ft; Horse amenities include barn and pasture; Zoned residential; No restrictions
• HOA & community: No HOA

Exterior

• Parking: Driveway (no main-level garage)
• Utilities: Well needed (water); Septic installed; Electricity connected; Satellite internet available
• Home design: Manufactured singlewide residential home; One story; Pillar/post/pier foundation; Flat roof
• Construction: Manufactured construction; Metal construction materials; Built on pillar/post/pier foundation
• Exterior features: Porch; Barn(s) and workshop on the property; Barbed wire fencing; Cleared, hilly, sloped and open areas; Creek/stream and wooded areas; Scenic views; Gravel road with private maintenance

Interior

• Kitchen: No appliances listed
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric heating; No cooling
• Interior features: One main-level living area; No additional interior features listed
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $80k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $953 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.4% vs local median 2.8% in Canton — 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 66/100 on livability (#258 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, employment D-.
• Haywood County Schools (suburban): math 55% / reading 53% proficiency, ranked #50 of 178 in NC (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Riverbend Elementary (math 77% / reading 77%, grade A, #38 of 1,410 statewide, top 3%, 183 students, 52% FRL); Tuscola High (math 57% / reading 60%, grade C, #235 of 535 statewide, top 45%, 917 students, 49% FRL) — zoned schools at 51% FRL track the district average.
• Zoned-school proficiency averages 68% at this address vs 54% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Haywood County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 160 active listings in the ZIP; 537 units permitted in Haywood County in 2024 (150 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.34% ✓
• Cap rate: 21.43%
• Cash-on-cash: 54.05%
• DSCR: 3.40
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 48.9%
• Equity multiple: 3.13×
• Total profit: $47,772
• Equity at exit: $11,928

10-year hold

• IRR: 54.5%
• Equity multiple: 6.35×
• Total profit: $119,838
• Equity at exit: $6,917

Cash invested: $22,400 (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 28721

• Home prices YoY: -20.8%
• Active inventory: 160
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,873 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$18 /mo · $212/yr
• Insurance: −$33
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $953

Break-even live

Break-even rent $666

Max offer price $80,000

Occupancy floor 44%

Sensitivity live

Price	-10% $999	-5% $976	+0% $953	+5% $931	+10% $908
Rent	-10% $805	-5% $879	+0% $953	+5% $1,027	+10% $1,101
Rate	-1.0pp $994	-0.5pp $974	base $953	+0.5pp $933	+1.0pp $912

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-10
   days on market $80,000 Active 40 DOM
2. 2026-06-09
   days on market $80,000 Active 39 DOM
3. 2026-06-08
   days on market $80,000 Active 38 DOM
4. 2026-06-07
   days on market $80,000 Active 37 DOM
5. 2026-06-03
   pricedays on market $80,000 Active 33 DOM
6. 2026-06-02
   days on market $100,000 Active 32 DOM
7. 2026-06-01
   days on market $100,000 Active 31 DOM
8. 2026-05-31
   days on market $100,000 Active 30 DOM
9. 2026-05-30
   days on market $100,000 Active 29 DOM
10. 2026-05-15
    price $120,000
11. 2026-05-01
    listed $135,000 Active

ⓘ 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: $212 · $18/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$444/yr (+$37/mo · 209.7%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 2/10 Low 9 d/yr ≥87°F today · 26 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,473
• − Mortgage interest: −$4,481
• − Property taxes: −$212
• − Insurance: −$1,066
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$2,327
• Taxable income: $10,790
• Est. tax owed @ 24.0%: −$2,590
• After-tax cash flow: $8,851/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

Poor 20/100 Extensive rehab

This property requires extensive renovation to bring it up to market standards. Significant value can be added through mobile home and barn renovations, as well as HVAC upgrades.

Repairs flagged

• Major mobile home roof — Severe weathering
• Major barn roof — Severe weathering
• Major mobile home siding — Severe weathering
• Major barn siding — Severe weathering
• Major mobile home interior walls — Severe weathering
• Major barn interior walls — Severe weathering
• Major HVAC/mechanicals — Severe weathering

Value-add opportunities

• Both Mobile home renovation — Significant increase in both resale and rental value
• Both Barn renovation — Significant increase in both resale and rental value
• Both HVAC/mechanical upgrades — Significant increase in both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
mobile home roof · Severe weathering	Major	$15,000–50,000
barn roof · Severe weathering	Major	$15,000–50,000
mobile home siding · Severe weathering	Major	$15,000–50,000
barn siding · Severe weathering	Major	$15,000–50,000
mobile home interior walls · Severe weathering	Major	$15,000–50,000
barn interior walls · Severe weathering	Major	$15,000–50,000
HVAC/mechanicals · Severe weathering	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Both Mobile home renovation — Significant increase in both resale and rental value ↑
• Both Barn renovation — Significant increase in both resale and rental value ↑
• Both HVAC/mechanical upgrades — Significant increase in both resale and rental value ↑

ⓘ 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: Haywood County Schools
• NCES district ID: 3702040
• Math proficiency: 55% ▲ 7.00%
• Reading proficiency: 53% ▲ 2.00%
• Median HH income: $42,715
• Composite: 45.42/100
• National rank: #2623
• State rank: #50 of 178 in NC

Livability — Canton

• Score: 66/100
• State rank: #258
• US rank: #11353

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,561

Population outlook (Haywood County) Hauer SSP2

• Today (2025): 61,607 people
• By 2030: 62,137 · +0.9%
• By 2040: 62,418 · +1.3%
• By 2050: 61,578 · +-0.0%
• By 2075: 59,137 · -4.0%
• By 2100: 53,470 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 4% Cuban 2%
• Common ancestry: Serbian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Haywood

• 2024 margin: Strong R (+25.1) · D 36.9% · R 62.0% · Other 1.1%
• 2008→2024 swing: -17.4pp toward R · 2008: -7.8pp · 2024: -25.1pp
• All cycles: 2024: R+25.1 2020: R+26.5 2016: R+28.0 2012: R+13.8 2008: R+7.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -52.90%
• Current HPI: 201.525
• 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

-11.1% since first listed

2 events — show timeline

• 2026-05-15 Price Changed $120,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-01 Listed $135,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+0.6%/yr

Latest (2025): $212 · +0.0% YoY. Source: county tax records.