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4056 Lodge Dr 🏗️ New Construction
D+ Composite 46.14
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 +12.4/30.0
  • ARV discount +7.5/15.0
  • Appreciation +7.5/10.0
  • Schools +5.3/10.0
  • Condition / age +5.0/5.0
  • DSCR +3.7/10.0
  • 1% rule +3.5/10.0
  • Livability +2.8/5.0
  • Rent growth +2.5/5.0
  • Manufactured-home adj. -4.0

$179,999

4056 Lodge Dr · Wade, NC 28395
3 bd · 2.0 ba · 1,460 sqft · Manufactured · 68 Days on market
Manufactured home ◐ Fractional Built 2025 Excellent condition 0.32 ac lot ↓ 10% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

PERFERRED LENDER is offering 5.99% interest rate for VA buyers! (Don Percise with Triangle Lending Group) 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.

Key facts

  • Open floor plan
  • Large center island
  • New construction

Tags

NEW CONSTRUCTIONOPEN FLOOR PLANLARGE CENTER ISLANDMOVE IN READY1 YEAR HOME WARRANTY

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…
🏗️ 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 $-30 ($-357/yr) — negative.
  • The deal already cash-flows at list — no discount required.
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (12.2% below list).
  • Recommended offer: $158k (12.2% below list) — sets the bar for 1% rule.
  • Cap rate 6.1% vs local median 4.3% 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)).
  • At projected returns (9.9% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~3 years — after that, you're playing with house money.
  • 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 68 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
Recommended offer $158,069 (12.2% 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 68 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
  3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  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. 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?
  7. 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?
  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
0.85% ✗
Cap rate
6.10%
Cash-on-cash
-0.69%
DSCR
0.97
GRM
9.8

CMA / ARV

ARV (median comp)
$185,000
List price
$179,999
Delta
-2.70%
Verdict
FAIR
Comps
5 within 1.0 mi
Show comp detail 9 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
4057 Lodge Dr 0.04mi 3/2.0 1,577 (+8%) 7mo $185,000 $117 79
4055 Lodge Dr 0.04mi 3/2.0 1,577 (+8%) 8mo $185,000 $117 78
4051 Lodge Dr 0.04mi 3/2.0 1,577 (+8%) 8mo $185,000 $117 78
3911 Mckethan St 0.34mi 4/2.0 (+1) 1,498 (+3%) 9mo $192,999 $129 68
3912 Mckethan (lot 19) St 0.34mi 4/2.0 (+1) 1,456 (-0%) 18mo $185,000 $127 63
3916 Mckethan (lot 20) St 0.36mi 4/2.0 (+1) 1,456 (-0%) 18mo $185,000 $127 63
3934 Mckethan (lot 5) St 0.44mi 4/2.0 (+1) 1,456 (-0%) 17mo $185,000 $127 60
3942 Mckethan (lot 3) St 0.48mi 4/2.0 (+1) 1,456 (-0%) 16mo $185,000 $127 59
7572 Dunn Rd 0.74mi 3/2.0 1,450 (-1%) 12mo $250,000 $172 54

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
23.6%
Equity multiple
2.89×
Total profit
$97,732
Equity at exit
$165,436
10-year hold
IRR
21.0%
Equity multiple
6.58×
Total profit
$289,032
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 →

Active competition Active MLS

For sale now
6 active · 2 under contract
Median asking
$179,999 ($123/sqft)
Median days on market
84 d
This list price
17% 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
9.5×

Monthly cashflow live

Estimated rent
$1,581 medium interval (Pro) →
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
−$332
Net cashflow
$-30

Break-even live

Break-even rent $1,618
Max offer price $180,695
Occupancy floor 97%

Sensitivity live

Price -10% $98 -5% $34 +0% $-30 +5% $-94 +10% $-158
Rent -10% $-155 -5% $-92 +0% $-30 +5% $33 +10% $95
Rate -1.0pp $63 -0.5pp $17 base $-30 +0.5pp $-78 +1.0pp $-126

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
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Property features AI

Exterior

Security
Smoke detector(s)
Utilities
Public waterPublic sewer
Home design
Manufactured homeOne levelNew constructionResidential property
Construction
Brick veneer and vinyl siding exterior
Exterior features
Covered porch/patioCleared, level yard

Interior

Kitchen
RefrigeratorDishwasherRange
Bedrooms
5 total rooms
Flooring
HardwoodVinyl
Bathrooms
2 full bathrooms
Heating & cooling
Heat pump heatingElectric cooling
Interior features
Eat-in kitchenKitchen islandSkylightsInsulated windowsSmoke detector(s)
Laundry & utility
Crawl space basement

Listing history 50 events

  1. 2026-11-08
    days on market $179,999 Active 68 DOM
  2. 2026-11-07
    days on market $179,999 Active 67 DOM
  3. 2026-11-06
    days on market $179,999 Active 66 DOM
  4. 2026-11-05
    days on market $179,999 Active 65 DOM
  5. 2026-11-04
    days on market $179,999 Active 64 DOM
  6. 2026-11-02
    days on market $179,999 Active 62 DOM
  7. 2026-11-01
    days on market $179,999 Active 61 DOM
  8. 2026-10-31
    days on market $179,999 Active 60 DOM
  9. 2026-10-30
    days on market $179,999 Active 59 DOM
  10. 2026-10-29
    days on market $179,999 Active 58 DOM
  11. 2026-10-28
    days on market $179,999 Active 57 DOM
  12. 2026-10-27
    days on market $179,999 Active 56 DOM
  13. 2026-10-26
    days on market $179,999 Active 55 DOM
  14. 2026-10-25
    days on market $179,999 Active 54 DOM
  15. 2026-10-24
    days on market $179,999 Active 53 DOM
  16. 2026-10-23
    remarks 699-char remark
  17. 2026-10-23
    days on market $179,999 Active 52 DOM
  18. 2026-10-22
    days on market $179,999 Active 51 DOM
  19. 2026-10-21
    days on market $179,999 Active 50 DOM
  20. 2026-10-20
    days on market $179,999 Active 49 DOM
  21. 2026-10-19
    days on market $179,999 Active 48 DOM
  22. 2026-10-18
    days on market $179,999 Active 47 DOM
  23. 2026-10-17
    days on market $179,999 Active 46 DOM
  24. 2026-10-16
    days on market $179,999 Active 45 DOM
  25. 2026-10-15
    days on market $179,999 Active 44 DOM
  26. 2026-10-14
    days on market $179,999 Active 43 DOM
  27. 2026-10-13
    days on market $179,999 Active 42 DOM
  28. 2026-10-12
    days on market $179,999 Active 41 DOM
  29. 2026-10-11
    days on market $179,999 Active 40 DOM
  30. 2026-10-10
    days on market $179,999 Active 39 DOM
  31. 2026-10-09
    days on market $179,999 Active 38 DOM
  32. 2026-10-08
    days on market $179,999 Active 37 DOM
  33. 2026-10-07
    days on market $179,999 Active 36 DOM
  34. 2026-10-06
    days on market $179,999 Active 35 DOM
  35. 2026-10-05
    days on market $179,999 Active 34 DOM
  36. 2026-10-04
    days on market $179,999 Active 33 DOM
  37. 2026-10-04
    days on market $179,999 Active 32 DOM
  38. 2026-10-02
    days on market $179,999 Active 31 DOM
  39. 2026-10-01
    days on market $179,999 Active 30 DOM
  40. 2026-09-30
    days on market $179,999 Active 29 DOM
  41. 2026-09-29
    days on market $179,999 Active 28 DOM
  42. 2026-09-28
    days on market $179,999 Active 27 DOM
  43. 2026-09-27
    days on market $179,999 Active 26 DOM
  44. 2026-09-26
    days on market $179,999 Active 25 DOM
  45. 2026-09-25
    days on market $179,999 Active 24 DOM
  46. 2026-09-24
    days on market $179,999 Active 23 DOM
  47. 2026-09-23
    pricedays on market $179,999 Active 22 DOM
  48. 2026-09-22
    days on market $184,900 Active 21 DOM
  49. 2026-09-21
    days on market $184,900 Active 20 DOM
  50. 2026-09-20
    days on market $184,900 Active 19 DOM

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

Nearby sold comps map

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Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$18,968
− Mortgage interest
−$10,363
− Property taxes
−$2,775
− Insurance
−$925
− Repairs & maintenance
−$1,517
− Management
−$1,517
− Depreciation
−$5,382
Taxable loss
−$3,511
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$843
After-tax cash flow
$486/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

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%

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%
Languages at home
95% English-only · Spanish 3% Korean 1%

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
—

Price history

-10.0% since first listed
4 events — show timeline
  • 2026-09-23 Price Changed $179,999 LPRMLS
  • 2026-08-31 Listed $184,900 LPRMLS
  • 2026-05-29 Price Changed $189,999 LPRMLS
  • 2026-04-27 Price Changed $199,900 LPRMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

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