267 Uphill Ln · Wilkesboro, NC 28606

$209,000

3 bd · 2.0 ba · 1,720 sqft · Manufactured · 227 Days on market

Built 1998 1.00 ac lot Est $191k · 9% over ↓ 16% since listing

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Why this score? — see what drove the C 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 +22.4/30.0
• Appreciation +7.7/10.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• Schools +4.3/10.0
• Livability +3.5/5.0
• ARV discount +3.2/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This beautifully updated home in Boomer, NC, is completely move-in ready! Recent upgrades include new windows, doors, flooring, tile, backsplash, fresh interior paint, vinyl siding, and a brand-new back deck. The spacious layout offers an open kitchen and a dedicated laundry room. Outside, the landscaping and gravel driveway are complete, making this home truly turn-key. Don’t miss your chance—schedule a showing today!

Key facts

• New doors
• New tile
• New flooring

Tags

• NEW WINDOWS
• NEW DOORS
• NEW FLOORING
• NEW TILE
• NEW BACKSPLASH
• FRESH INTERIOR PAINT

Property features AI

Finance

• Financial info: Annual tax amount listed
• HOA & community: No homeowners association

Exterior

• Parking: Driveway with gravel surface
• Security: Deadbolt locks
• Utilities: Well water source; Septic sewer; Electric water heater; Electric power
• Home design: Manufactured home (manufactured house); One story
• Construction: Built in 1998; Block and vinyl siding construction
• Exterior features: 1 acre lot; Well water; Septic tank; No pool

Interior

• Kitchen: Built-in refrigerator; Dishwasher; Free-standing range
• Bedrooms: Primary bedroom on main level
• Flooring: Tile; See remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling; Electric heating fuel
• Interior features: Ceiling fans; Deadbolt locks; Kitchen island; Separate shower; Primary bedroom on main level
• Laundry & utility: Washer hookup; Dryer connection on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $209k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/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 $205k (1.8% below list).
• Recommended offer: $184k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 2.4% in Wilkesboro — 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 (#166 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: schools D+, employment D, crime F.
• Wilkes County Schools (rural): math 55% / reading 50% proficiency, ranked #59 of 178 in NC (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 29 active listings in the ZIP; 134 units permitted in Wilkes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $11k appreciation (5.3% local appreciation)).
• Wilkes County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $41k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $183,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 227 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. 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?
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: 0.98% ✗
• Cap rate: 8.28%
• Cash-on-cash: 7.11%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $190,920
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
178 Bruno Ln	0.47mi	3/2.0	1,796 (+4%)	16mo	$200,000	$111	57

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

Projected returns pro-forma

5.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.26×
• Total profit: $73,993
• Equity at exit: $122,503

10-year hold

• IRR: 19.3%
• Equity multiple: 4.47×
• Total profit: $202,778
• Equity at exit: $214,863

Cash invested: $58,520 (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 28606

• Home prices YoY: 1.7%
• Active inventory: 29
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,052 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$92 /mo · $1,101/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $347

Break-even live

Break-even rent $1,614

Max offer price $209,000

Occupancy floor 78%

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $209,000 Active 227 DOM
2. 2026-06-18
   days on market $209,000 Active 226 DOM
3. 2026-06-17
   days on market $209,000 Active 225 DOM
4. 2026-06-16
   days on market $209,000 Active 224 DOM
5. 2026-06-15
   days on market $209,000 Active 223 DOM
6. 2026-06-14
   days on market $209,000 Active 221 DOM
7. 2026-06-12
   days on market $209,000 Active 220 DOM
8. 2026-06-09
   days on market $209,000 Active 217 DOM
9. 2026-06-08
   days on market $209,000 Active 216 DOM
10. 2026-06-07
    days on market $209,000 Active 215 DOM
11. 2026-06-03
    days on market $209,000 Active 211 DOM
12. 2026-06-02
    days on market $209,000 Active 210 DOM
13. 2026-06-01
    days on market $209,000 Active 209 DOM
14. 2026-05-31
    days on market $209,000 Active 208 DOM
15. 2026-05-30
    days on market $209,000 Active 207 DOM
16. 2026-04-16
    price $209,000
17. 2026-04-09
    status Active
18. 2026-03-28
    historical Due Diligence Period
19. 2026-03-19
    status Active
20. 2026-03-19
    price $215,000
21. 2026-03-01
    historical
22. 2025-12-02
    status Active
23. 2025-10-24
    historical
24. 2025-09-25
    price $225,000
25. 2025-09-05
    listed $250,000 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: $1,101 · $92/mo
• Projected year-2 tax: $1,714 · $143/mo
• Expected delta: +$613/yr (+$51/mo · 55.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,630
• − Mortgage interest: −$11,707
• − Property taxes: −$1,101
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,970
• − Management: −$1,970
• − Depreciation: −$6,080
• Taxable income: $755
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $3,978/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: Wilkes County Schools
• NCES district ID: 3704950
• Math proficiency: 55% ▲ 13.00%
• Reading proficiency: 50% ▲ 5.00%
• Median HH income: $34,538
• Composite: 43.41/100
• National rank: #3017
• State rank: #59 of 178 in NC

Livability — Wilkesboro

• Score: 69/100
• State rank: #166
• US rank: #8892

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 13,412
• Population (ZIP): 1,743

Population outlook (Wilkes County) Hauer SSP2

• Today (2025): 66,349 people
• By 2030: 64,411 · -2.9%
• By 2040: 59,800 · -9.9%
• By 2050: 54,770 · -17.5%
• By 2075: 45,211 · -31.9%
• By 2100: 36,956 · -44.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Serbian 2% Romanian 1%
• Languages at home: 99% English-only · German/W. Germanic 1%

Political lean MEDSL · Wilkes

• 2024 margin: Solid R (+59.6) · D 19.9% · R 79.5%
• 2008→2024 swing: -21.5pp toward R · 2008: -38.2pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+56.6 2016: R+55.2 2012: R+42.7 2008: R+38.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.32%
• Current HPI: 318.0226
• 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

-16.4% since first listed

10 events — show timeline

• 2026-04-16 Price Changed $209,000 Triad MLS
• 2026-04-09 Relisted — Triad MLS
• 2026-03-28 Contingent — Triad MLS
• 2026-03-19 Relisted — Triad MLS
• 2026-03-19 Price Changed $215,000 Triad MLS
• 2026-03-01 Delisted — Triad MLS
• 2025-12-02 Relisted — Triad MLS
• 2025-10-24 Delisted — Triad MLS
• 2025-09-25 Price Changed $225,000 Triad MLS
• 2025-09-05 Listed $250,000 Triad MLS

Property tax history

+42.4%/yr

Latest (2025): $1,101 · +26.7% YoY. Source: county tax records.