211 E Beulah Rd · Nashville, NC 27856

$119,500

2 bd · 1.0 ba · 1,104 sqft · Manufactured public records · 3 Days on market

Built 1972 1.00 ac lot Est $115k · at est.

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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 +17.3/30.0
• ARV discount +5.7/15.0
• DSCR +5.4/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom, 1.5-bath cottage nestled on a beautiful 1-acre lot in a prime Nashville location just outside the city limits! This cozy home offers the perfect blend of comfort, privacy, and affordability. Priced to sell at only $119,500, it's a fantastic opportunity for a first-time homebuyer, downsizer, or investor looking to expand their portfolio. Enjoy peaceful country living with plenty of outdoor space while still being just minutes from shopping, dining, and everyday conveniences. Affordable homes with land like this don't come around often!

Key facts

• 1 acre lot
• Outdoor space
• Nashville location

Tags

• 1 ACRE LOT
• NASHVILLE LOCATION
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: Attached garage; Carport with 4 spaces; Covered parking; Gravel parking surface
• Utilities: Well water; Septic tank
• Home design: Manufactured home (residential); One level / single-story; Entry on level 1; Facing direction not specified
• Construction: Vinyl siding; Brick/mortar foundation; Metal roof; Built year not specified
• Exterior features: Deck; Front porch; Partial fencing; Shed(s); Barn(s); Has a view

Interior

• Kitchen: Built-in gas oven
• Bedrooms: 7 total rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Propane heating; Wall furnace; Wall/window air conditioning units
• Interior features: Pantry; Crawl space basement
• Laundry & utility: Laundry located in hall; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $101k (15.1% below list).
• Recommended offer: $101k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 2.2% in Nashville — 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 63/100 on livability (#425 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Nash-Rocky Mount Schools (rural): math 20% / reading 32% proficiency, ranked #155 of 178 in NC (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Red Oak Elementary (222 students, 60% FRL); Red Oak Middle (math 24% / reading 38%, grade F, #326 of 475 statewide, top 69%, 804 students, 64% FRL); Northern Nash High (math 37% / reading 41%, grade F, #402 of 535 statewide, top 75%, 1,059 students, 58% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: 119 active listings in the ZIP; 500 units permitted in Nash County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $826 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Nash County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $101,405 (15.1% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 7.18%
• Cash-on-cash: 3.15%
• DSCR: 1.14
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $114,816
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
211 E Beulah Rd	0.00mi	3/1.5 (+1)	1,100 (-0%)	0mo	$114,000	$104	92

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

Projected returns pro-forma

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

5-year hold

• IRR: -11.4%
• Equity multiple: 0.59×
• Total profit: $-13,816
• Equity at exit: $17,818

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-5,036
• Equity at exit: $10,332

Cash invested: $33,460 (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 27856

• Home prices YoY: -34.8%
• Active inventory: 119
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,014 medium
• Mortgage (P&I): −$627
• Tax from tax record: −$37 /mo · $440/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$213
• Net cashflow: $88

Break-even live

Break-even rent $903

Max offer price $119,500

Occupancy floor 86%

Sensitivity live

Price	-10% $156	-5% $122	+0% $88	+5% $54	+10% $20
Rent	-10% $8	-5% $48	+0% $88	+5% $128	+10% $168
Rate	-1.0pp $148	-0.5pp $118	base $88	+0.5pp $57	+1.0pp $25

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-24
   status Pending
2. 2026-05-21
   listed $119,500 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: $440 · $37/mo
• Projected year-2 tax: $980 · $82/mo
• Expected delta: +$540/yr (+$45/mo · 122.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,169
• − Mortgage interest: −$6,694
• − Property taxes: −$440
• − Insurance: −$598
• − Repairs & maintenance: −$973
• − Management: −$973
• − Depreciation: −$3,476
• Taxable loss: −$986
• Est. tax savings @ 24.0%: +$237
• After-tax cash flow: $1,292/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.

Schools (NCES district)

• District: Nash-Rocky Mount Schools
• NCES district ID: 3703270
• Math proficiency: 20% ▼ -3.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $41,553
• Composite: 22.04/100
• National rank: #8198
• State rank: #155 of 178 in NC

Livability — Nashville

• Score: 63/100
• State rank: #425
• US rank: #15772

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,001

Population outlook (Nash County) Hauer SSP2

• Today (2025): 91,107 people
• By 2030: 89,193 · -2.1%
• By 2040: 84,959 · -6.7%
• By 2050: 80,517 · -11.6%
• By 2075: 72,941 · -19.9%
• By 2100: 63,602 · -30.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 57% Black 34% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Slovak 2% Lithuanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

Political lean MEDSL · Nash

• 2024 margin: Toss-up / Even · D 48.7% · R 50.5%
• 2008→2024 swing: -0.4pp no change · 2008: -1.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.2 2016: R+0.2 2012: D+0.9 2008: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.11%
• Current HPI: 172.7505
• 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

2 events — show timeline

• 2026-05-24 Pending — Hive MLS
• 2026-05-21 Listed $119,500 Hive MLS

Property tax history

+1.7%/yr

Latest (2025): $440 · +0.0% YoY. Source: county tax records.