133 Community Building Rd · Troy, NC 27306

$115,000

2 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 264 Days on market

Built 1982 1.10 ac lot ↓ 26% 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• Livability +3.4/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 Bedroom, 2 Bath Manufactured Home on Over an Acre! Set on just over 1 acre, this property offers space, versatility, and plenty of potential. The home features prefinished hardwood floors, and the roof is only a few years old. With a little updating, this property could really shine and be tailored to your personal style. Additional features include a detached 6-car open garage/carport, an extra storage shed, and seller-built additions that provide bonus space — including a front addition and a rear storage room. Enjoy the privacy of country living with room to grow, while still being close to town conveniences. A great opportunity for anyone looking to add their own touches!

Key facts

• Front addition
• Extra storage shed
• Rear storage room

Tags

• DETACHED 6-CAR GARAGE
• EXTRA STORAGE SHED
• SELLER-BUILT ADDITIONS
• FRONT ADDITION
• REAR STORAGE ROOM

Property features AI

Finance

• Other: Approximately 1.1-acre lot; Road maintenance: other (see remarks); Zoned Res 3
• HOA & community: No HOA

Exterior

• Parking: Detached carport
• Utilities: Private well water; Septic system
• Home design: Manufactured single-family residence; One level (single-story); Crawl space foundation
• Construction: Vinyl exterior
• Exterior features: Shed(s) on the property; Gravel and concrete road surfaces

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Interior features: Seven total rooms; Central heating; Ceiling fans
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $649 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#181 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D-, amenities F, commute F.
• Montgomery County Schools (rural): math 29% / reading 34% proficiency, ranked #143 of 178 in NC (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 113 active listings in the ZIP; 138 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $795 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Montgomery County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.9% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 264 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $75k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 264 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 1.45% ✓
• Cap rate: 13.06%
• Cash-on-cash: 24.18%
• DSCR: 2.08
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.2%
• Equity multiple: 2.02×
• Total profit: $32,929
• Equity at exit: $28,101

10-year hold

• IRR: 27.5%
• Equity multiple: 3.84×
• Total profit: $91,369
• Equity at exit: $29,801

Cash invested: $32,200 (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 27306

• Home prices YoY: -0.3%
• Active inventory: 113
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,670 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$19 /mo · $232/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $649

Break-even live

Break-even rent $848

Max offer price $115,000

Occupancy floor 56%

Sensitivity live

Price	-10% $714	-5% $681	+0% $649	+5% $485	+10% $445
Rent	-10% $517	-5% $583	+0% $649	+5% $715	+10% $781
Rate	-1.0pp $707	-0.5pp $678	base $649	+0.5pp $619	+1.0pp $589

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $115,000 Active 264 DOM
2. 2026-06-17
   days on market $115,000 Active 263 DOM
3. 2026-06-16
   days on market $115,000 Active 262 DOM
4. 2026-06-15
   days on market $115,000 Active 261 DOM
5. 2026-06-14
   days on market $115,000 Active 259 DOM
6. 2026-06-13
   pricestatusdays on market $115,000 Active 258 DOM
7. 2026-06-10
   days on market $139,900 Active Under Contract 256 DOM
8. 2026-06-09
   days on market $139,900 Active Under Contract 255 DOM
9. 2026-06-08
   days on market $139,900 Active Under Contract 254 DOM
10. 2026-06-07
    days on market $139,900 Active Under Contract 253 DOM
11. 2026-06-05
    days on market $139,900 Active Under Contract 250 DOM
12. 2026-06-03
    days on market $139,900 Active Under Contract 249 DOM
13. 2026-06-02
    days on market $139,900 Active Under Contract 248 DOM
14. 2026-06-01
    days on market $139,900 Active Under Contract 247 DOM
15. 2026-05-31
    status $139,900 Active Under Contract 246 DOM
16. 2026-05-31
    days on market $139,900 Active 246 DOM
17. 2026-05-31
    days on market $139,900 Active 245 DOM
18. 2026-03-24
    status Active
19. 2026-03-09
    historical Active Under Contract
20. 2025-12-26
    price $139,900
21. 2025-11-09
    price $159,900
22. 2025-10-20
    price $179,900
23. 2025-09-27
    listed $189,900 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: $232 · $19/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$711/yr (+$59/mo · 306.9%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,036
• − Mortgage interest: −$6,442
• − Property taxes: −$232
• − Insurance: −$575
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$3,345
• Taxable income: $6,236
• Est. tax owed @ 24.0%: −$1,497
• After-tax cash flow: $6,288/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: Montgomery County Schools
• NCES district ID: 3703060
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $34,706
• Composite: 25.97/100
• National rank: #7328
• State rank: #143 of 178 in NC

Livability — Troy

• Score: 68/100
• State rank: #181
• US rank: #9235

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,457

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 26,533 people
• By 2030: 25,724 · -3.0%
• By 2040: 23,842 · -10.1%
• By 2050: 22,077 · -16.8%
• By 2075: 18,754 · -29.3%
• By 2100: 15,537 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 26% Asian 6% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 6% · China, Canada, Philippines
• Languages at home: 92% English-only · Other Asian/Pacific 5% Spanish 2% Chinese 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+37.8) · D 30.8% · R 68.6%
• 2008→2024 swing: -26.9pp toward R · 2008: -11.0pp · 2024: -37.8pp
• All cycles: 2024: R+37.8 2020: R+31.8 2016: R+25.9 2012: R+15.2 2008: R+11.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.94%
• Current HPI: 334.2599
• 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

-26.3% since first listed

6 events — show timeline

• 2026-03-24 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-03-09 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-12-26 Price Changed $139,900 CANOPYMLS as Distributed by MLS Grid
• 2025-11-09 Price Changed $159,900 CANOPYMLS as Distributed by MLS Grid
• 2025-10-20 Price Changed $179,900 CANOPYMLS as Distributed by MLS Grid
• 2025-09-27 Listed $189,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+1.8%/yr

Latest (2025): $232 · +0.0% YoY. Source: county tax records.