7500 Millersville Rd · Taylorsville, NC 28681

$215,000

3 bd · 2.0 ba · 1,736 sqft · Manufactured public records · 101 Days on market

Built 2024 0.50 ac lot ↓ 8% since listing

---

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 +13.7/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.2/10.0
• Livability +3.5/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move in ready brand new property featuring 3br/2ba. Conveniently located within short driving distance to Statesville, Hickory and easy accessible to Hwy 64/90. Close to convenient stores and parks. This property has over 1700sf. Spacious open floor plan with an island kitchen and lots of cabinets and counter top space. Ample windows allow alot of natural lighting. Primary bathroom has double vanity, stand alone shower and a garden tub for relaxing on those long days. Huge walk in closet to boost!

Key facts

• Double vanity
• Stand alone shower
• Island kitchen

Tags

• MOVE IN READY
• ISLAND KITCHEN
• AMPLE WINDOWS
• DOUBLE VANITY
• STAND ALONE SHOWER
• GARDEN TUB

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected
• Home design: Manufactured doublewide single-family residence; One level; Property is completed and new construction
• Construction: Manufactured construction; Vinyl exterior; Crawl space foundation
• Exterior features: Deck; Cleared, level lot; Publicly maintained road access; Roads are gravel and paved

Interior

• Kitchen: Includes dishwasher, electric oven and range, refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Linoleum flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump for heating and cooling
• Interior features: 9 total rooms; Dishwasher, Electric oven, Electric range, Electric water heater, Refrigerator
• Laundry & utility: Laundry room on the main level; Washer hookup, Electric dryer hookup, Inside laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $18 ($213/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 $168k (22.0% below list).
• Recommended offer: $168k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.8% in Taylorsville — 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 69/100 on livability (#159 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A-; Watch: amenities F, commute F, employment F.
• Alexander County Schools (rural): math 52% / reading 55% proficiency, ranked #52 of 178 in NC (top 29%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Hiddenite Elementary (math 48% / reading 48%, grade D, #477 of 1,410 statewide, top 35%, 374 students, 73% FRL); Alexander Central High (math 67% / reading 60%, grade B-, #175 of 535 statewide, top 33%, 1,312 students, 47% FRL) — zoned schools average 60% FRL vs 43% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 137 active listings in the ZIP; 113 units permitted in Alexander County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Alexander County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $23k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,794 (22.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.78% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.35%
• DSCR: 1.02
• GRM: 10.7

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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-33,794
• Equity at exit: $32,057

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-28,315
• Equity at exit: $18,589

Cash invested: $60,200 (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 28681

• Home prices YoY: -11.9%
• Active inventory: 137
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,678 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$91 /mo · $1,089/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $18

Break-even live

Break-even rent $1,656

Max offer price $215,000

Occupancy floor 94%

Sensitivity live

Price	-10% $139	-5% $79	+0% $18	+5% $-43	+10% $-104
Rent	-10% $-115	-5% $-49	+0% $18	+5% $84	+10% $150
Rate	-1.0pp $126	-0.5pp $72	base $18	+0.5pp $-38	+1.0pp $-95

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $215,000 Active 101 DOM
2. 2026-06-19
   days on market $215,000 Active 99 DOM
3. 2026-06-18
   days on market $215,000 Active 98 DOM
4. 2026-06-17
   days on market $215,000 Active 97 DOM
5. 2026-06-16
   days on market $215,000 Active 96 DOM
6. 2026-06-15
   days on market $215,000 Active 95 DOM
7. 2026-06-14
   days on market $215,000 Active 93 DOM
8. 2026-06-13
   days on market $215,000 Active 92 DOM
9. 2026-06-10
   days on market $215,000 Active 90 DOM
10. 2026-06-09
    days on market $215,000 Active 89 DOM
11. 2026-06-08
    days on market $215,000 Active 88 DOM
12. 2026-06-07
    days on market $215,000 Active 87 DOM
13. 2026-06-03
    days on market $215,000 Active 83 DOM
14. 2026-06-02
    days on market $215,000 Active 82 DOM
15. 2026-06-01
    pricedays on market $215,000 Active 81 DOM
16. 2026-05-31
    days on market $217,900 Active 80 DOM
17. 2026-05-30
    days on market $217,900 Active 79 DOM
18. 2026-05-22
    status Active
19. 2026-05-01
    status Pending
20. 2026-04-27
    price $217,900
21. 2026-04-08
    price $219,900
22. 2026-03-31
    price $224,900
23. 2026-03-12
    price $229,900
24. 2026-03-05
    price $234,900
25. 2026-02-19
    listed $237,900 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: $1,089 · $91/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$674/yr (+$56/mo · 61.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,135
• − Mortgage interest: −$12,043
• − Property taxes: −$1,089
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − Depreciation: −$6,255
• Taxable loss: −$3,549
• Est. tax savings @ 24.0%: +$852
• After-tax cash flow: $1,064/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: Alexander County Schools
• NCES district ID: 3700090
• Math proficiency: 52% ▲ 5.00%
• Reading proficiency: 55% ▲ 7.00%
• Median HH income: $41,189
• Composite: 44.84/100
• National rank: #2732
• State rank: #52 of 178 in NC

Livability — Taylorsville

• Score: 69/100
• State rank: #159
• US rank: #8794

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 26,117

Population outlook (Alexander County) Hauer SSP2

• Today (2025): 36,916 people
• By 2030: 36,085 · -2.3%
• By 2040: 33,528 · -9.2%
• By 2050: 30,229 · -18.1%
• By 2075: 23,159 · -37.3%
• By 2100: 15,981 · -56.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Black 5% Hispanic / Latino 5% Two or more races 3% Native American 1%
• Common ancestry: Slovak 2% Romanian 1% Serbian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1%

Political lean MEDSL · Alexander

• 2024 margin: Solid R (+59.9) · D 19.7% · R 79.5%
• 2008→2024 swing: -21.5pp toward R · 2008: -38.4pp · 2024: -59.9pp
• All cycles: 2024: R+59.9 2020: R+58.0 2016: R+55.9 2012: R+44.6 2008: R+38.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.79%
• Current HPI: 227.497
• 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

-8.4% since first listed

8 events — show timeline

• 2026-05-22 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-05-01 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-04-27 Price Changed $217,900 CANOPYMLS as Distributed by MLS Grid
• 2026-04-08 Price Changed $219,900 CANOPYMLS as Distributed by MLS Grid
• 2026-03-31 Price Changed $224,900 CANOPYMLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $229,900 CANOPYMLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $234,900 CANOPYMLS as Distributed by MLS Grid
• 2026-02-19 Listed $237,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+26.0%/yr

Latest (2025): $1,089 · +1173.1% YoY. Source: county tax records.