4056 Lodge Dr · Wade, NC 28395

$179,999

3 bd · 2.0 ba · 1,460 sqft · Manufactured · 22 Days on market

Manufactured home Built 2025 Excellent condition 0.32 ac lot ↓ 5% since listing

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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).

• Cash flow +7.9/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• Schools +5.3/10.0
• Condition / age +5.0/5.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Manufactured-home adj. -3.4

Listing remarks

Welcome to 4056 Lodge Road in Wade! This beautiful new-construction home combines modern design with comfortable, everyday living. The spacious open floor plan creates a bright and inviting space that is perfect for relaxing or entertaining. The kitchen features a large center island with additional workspace, seating, and storage while overlooking the main living area. Conveniently located near the park, this move-in-ready home offers easy access to outdoor recreation in a peaceful small-town setting. The sellers are willing to provide up to $5,000 in concessions with an acceptable offer.

Key facts

• Open floor plan
• Large center island
• New construction

Tags

• NEW CONSTRUCTION
• OPEN FLOOR PLAN
• LARGE CENTER ISLAND
• MOVE IN READY
• 1 YEAR HOME WARRANTY

🏗️ New construction. The $179,999 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $185,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-194 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $157k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (23.7% below list).
• Recommended offer: $137k (23.7% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.7% in Wade — 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 55/100 on livability (#650 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: housing D, crime F, amenities F.
• Cumberland County Schools (urban): math 32% / reading 41% proficiency, ranked #126 of 178 in NC (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: District No 7 Elementary (math 47% / reading 57%, grade C-, #354 of 1,410 statewide, top 28%, 195 students, 98% FRL); Mac Williams Middle (math 40% / reading 50%, grade D, #160 of 475 statewide, top 35%, 1,151 students, 58% FRL); Cape Fear High (math 75% / reading 47%, grade C+, #202 of 535 statewide, top 39%, 1,529 students, 50% FRL).
• Zoned-school proficiency averages 53% at this address vs 36% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Cumberland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 67 active listings in the ZIP; solid renter incomes; 1,125 units permitted in Cumberland County in 2024 (104 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $18k appreciation (9.9% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.

Recommended offer $137,270 (23.7% 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. 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. Crime grade is F 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?
5. 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?
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: 0.74% ✗
• Cap rate: 5.03%
• Cash-on-cash: -4.50%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $185,000
• List price: $179,999
• Delta: -0.05%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4057 Lodge Dr	0.02mi	3/2.0	1,577 (+8%)	6mo	$185,000	$117	81
4055 Lodge Dr	0.02mi	3/2.0	1,577 (+8%)	6mo	$185,000	$117	80
4051 Lodge Dr	0.04mi	3/2.0	1,577 (+8%)	6mo	$185,000	$117	80
3911 Mckethan St	0.31mi	4/2.0 (+1)	1,498 (+3%)	7mo	$192,999	$129	70
3912 Mckethan (lot 19) St	0.31mi	4/2.0 (+1)	1,456 (-0%)	17mo	$185,000	$127	66
3916 Mckethan (lot 20) St	0.33mi	4/2.0 (+1)	1,456 (-0%)	16mo	$185,000	$127	66
3934 Mckethan (lot 5) St	0.42mi	4/2.0 (+1)	1,456 (-0%)	16mo	$185,000	$127	62
3942 Mckethan (lot 3) St	0.45mi	4/2.0 (+1)	1,456 (-0%)	15mo	$185,000	$127	61
7572 Dunn Rd	0.72mi	3/2.0	1,450 (-1%)	10mo	$250,000	$172	57
5036 Loadstone St	0.40mi	3/2.0	1,400 (-4%)	23mo	$175,000	$125	55

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

Projected returns pro-forma

9.91% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.68×
• Total profit: $87,264
• Equity at exit: $165,436

10-year hold

• IRR: 19.0%
• Equity multiple: 6.14×
• Total profit: $266,428
• Equity at exit: $355,472

Cash invested: $51,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 1 under contract
• Months of supply: 21.0 mo (5%/mo absorbed)
• Median asking: $179,999 ($123/sqft)
• Median days on market: 23 d
• This list price: 14% of active listings are priced below it
• ARV vs active asking: +2.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 28395

• Home prices YoY: 3.0%
• Active inventory: 67
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,373 medium
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $-194

Break-even live

Break-even rent $1,618

Max offer price $156,919

Occupancy floor —

Sensitivity live

Price	-10% $-66	-5% $-130	+0% $-194	+5% $-258	+10% $-322
Rent	-10% $-303	-5% $-248	+0% $-194	+5% $-140	+10% $-86
Rate	-1.0pp $-101	-0.5pp $-147	base $-194	+0.5pp $-242	+1.0pp $-291

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: $46,250
• Closing costs: $5,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Lot is cleared and levelZoned R6A - Residential DistrictLot approximately 0.32 acres

Exterior

• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: One-story manufactured homeNew constructionResidential property
• Construction: Brick veneer and vinyl siding exterior
• Exterior features: Covered porch

Interior

• Kitchen: Eat-in kitchen with kitchen islandRefrigerator, Dishwasher, Range
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: HardwoodVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingElectric cooling
• Interior features: Eat-in kitchenKitchen islandSkylightsInsulated windowsRefrigeratorDishwasherRange
• Laundry & utility: Crawl space basement (utility access)

Listing history 50 events

1. 2026-09-23
   pricedays on market $179,999 Active 22 DOM
2. 2026-09-22
   days on market $184,900 Active 21 DOM
3. 2026-09-21
   days on market $184,900 Active 20 DOM
4. 2026-09-20
   days on market $184,900 Active 19 DOM
5. 2026-09-19
   days on market $184,900 Active 18 DOM
6. 2026-09-18
   days on market $184,900 Active 17 DOM
7. 2026-09-17
   days on market $184,900 Active 16 DOM
8. 2026-09-16
   days on market $184,900 Active 15 DOM
9. 2026-09-15
   days on market $184,900 Active 14 DOM
10. 2026-09-14
    days on market $184,900 Active 13 DOM
11. 2026-09-13
    days on market $184,900 Active 12 DOM
12. 2026-09-12
    days on market $184,900 Active 11 DOM
13. 2026-09-11
    days on market $184,900 Active 10 DOM
14. 2026-09-05
    days on market $184,900 Active 4 DOM
15. 2026-09-04
    days on market $184,900 Active 3 DOM
16. 2026-09-03
    remarks 693-char remark
17. 2026-09-03
    pricedays on marketlisting id $184,900 Active 2 DOM
18. 2026-08-30
    days on market $189,999 Active 149 DOM
19. 2026-08-29
    days on market $189,999 Active 148 DOM
20. 2026-08-28
    days on market $189,999 Active 147 DOM
21. 2026-08-27
    days on market $189,999 Active 146 DOM
22. 2026-08-26
    days on market $189,999 Active 145 DOM
23. 2026-08-25
    days on market $189,999 Active 144 DOM
24. 2026-08-24
    days on market $189,999 Active 143 DOM
25. 2026-08-23
    days on market $189,999 Active 142 DOM
26. 2026-08-22
    days on market $189,999 Active 141 DOM
27. 2026-08-21
    days on market $189,999 Active 140 DOM
28. 2026-08-20
    days on market $189,999 Active 139 DOM
29. 2026-08-19
    days on market $189,999 Active 138 DOM
30. 2026-08-18
    days on market $189,999 Active 137 DOM
31. 2026-08-17
    days on market $189,999 Active 136 DOM
32. 2026-08-16
    days on market $189,999 Active 135 DOM
33. 2026-08-15
    days on market $189,999 Active 134 DOM
34. 2026-08-15
    days on market $189,999 Active 133 DOM
35. 2026-08-13
    days on market $189,999 Active 132 DOM
36. 2026-08-12
    days on market $189,999 Active 131 DOM
37. 2026-08-11
    days on market $189,999 Active 130 DOM
38. 2026-08-10
    days on market $189,999 Active 129 DOM
39. 2026-08-09
    days on market $189,999 Active 128 DOM
40. 2026-08-08
    days on market $189,999 Active 127 DOM
41. 2026-08-07
    days on market $189,999 Active 126 DOM
42. 2026-08-06
    days on market $189,999 Active 125 DOM
43. 2026-08-05
    days on market $189,999 Active 124 DOM
44. 2026-08-04
    days on market $189,999 Active 123 DOM
45. 2026-08-03
    days on market $189,999 Active 122 DOM
46. 2026-07-31
    days on market $189,999 Active 119 DOM
47. 2026-07-30
    days on market $189,999 Active 118 DOM
48. 2026-07-29
    days on market $189,999 Active 117 DOM
49. 2026-07-27
    days on market $189,999 Active 115 DOM
50. 2026-07-25
    days on market $189,999 Active 113 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,472
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,318
• − Management: −$1,318
• − Depreciation: −$5,382
• Taxable loss: −$5,608
• Est. tax savings @ 24.0%: +$1,346
• After-tax cash flow: $-983/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 · 13 photos

Excellent 100/100 None rehab

This brand-new manufactured home on a permanent brick foundation is in excellent condition with no visible repairs or maintenance needed. The property is move-in ready and offers a large front porch, vinyl flooring throughout, and ample storage space. The location is fantastic with easy access to I-295, Fort Bragg, and Methodist University.

Value-add opportunities

• Both Paint exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Install outdoor lighting — Improves safety and enhances curb appeal ↑
• Both Add a small garden bed near the front door — Enhances curb appeal and adds greenery ↑

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary District No 7 Elementary C- NC #354/1,410 Nat'l #11,263/41,679 Middle Mac Williams Middle D NC #160/475 Nat'l #4,622/14,009 High Cape Fear High C+ NC #202/535 Nat'l #3,443/17,239

Schools (NCES district)

• District: Cumberland County Schools
• NCES district ID: 3700011
• Math proficiency: 32% ▼ -2.00%
• Reading proficiency: 41% ▼ -1.00%
• Median HH income: $44,168
• Composite: 31.0/100
• National rank: #6096
• State rank: #126 of 178 in NC

D Composite livability gradescore 55/100

Livability — Wade

• Score: 55/100
• State rank: #650
• US rank: #23543

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wade, NC
• County: Cumberland · 330,855 people
• Metro: Fayetteville, NC
• Population (ZIP): 2,524
• Household income: $80,833
• Rent vs Own: 21.3% rent · 78.7% own
• Severe rent burden: 1% of renters

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Population outlook (Cumberland County) Hauer SSP2

• Today (2025): 330,855 people
• By 2030: 333,523 · +0.8%
• By 2040: 335,583 · +1.4%
• By 2050: 335,325 · +1.4%
• By 2075: 342,853 · +3.6%
• By 2100: 340,698 · +3.0%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 12% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 9% Iranian 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% Korean 1%

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Political lean MEDSL · Cumberland

• 2024 margin: D (+13.4) · D 56.1% · R 42.7% · Other 1.2%
• 2008→2024 swing: -4.3pp toward R · 2008: 17.7pp · 2024: 13.4pp
• All cycles: 2024: D+13.4 2020: D+16.6 2016: D+16.0 2012: D+19.7 2008: D+17.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.91%
• Current HPI: 336.2104
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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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

Property features AI

Finance

• Other: Lot is cleared and levelZoned R6A - Residential DistrictLot approximately 0.32 acres

Exterior

• Security: Smoke detectors
• Utilities: Public waterPublic sewer
• Home design: One-story manufactured homeNew constructionResidential property
• Construction: Brick veneer and vinyl siding exterior
• Exterior features: Covered porch

Interior

• Kitchen: Eat-in kitchen with kitchen islandRefrigerator, Dishwasher, Range
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: HardwoodVinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heatingElectric cooling
• Interior features: Eat-in kitchenKitchen islandSkylightsInsulated windowsRefrigeratorDishwasherRange
• Laundry & utility: Crawl space basement (utility access)

Price history

-4.8% since first listed

3 events — show timeline

• 2026-04-27 Price Changed $199,900 LPRMLS
• 2026-04-03 Relisted — LPRMLS
• 2026-01-29 Coming Soon $210,000 LPRMLS