1109 Beegee Ln · Williamston, NC 27892

$129,500

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 555 Days on market

Built 1999 0.43 ac lot Est $124k · at est. ↓ 4% since listing

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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 +17.1/30.0
• Appreciation +7.6/10.0
• ARV discount +5.4/15.0
• DSCR +5.3/10.0
• 1% rule +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Embrace the beauty of country living with this charming 3-bedroom, 2-bathroom double-wide mobile home, built in 1999 and set on a picturesque 0.43-acre cleared lot. Surrounded by the sights and sounds of nature—chirping birds and freely roaming deer—this peaceful retreat is ready to welcome its new owners. Step inside to discover a thoughtfully designed interior featuring an open kitchen equipped with modern appliances, including a refrigerator and electric stove/oven—perfect for all your culinary endeavors. The kitchen flows seamlessly into a bright dining area and a spacious living room, making it an inviting space for entertaining family and friends. Unwind in the luxur

Key facts

• 0.43 acre lot
• Garage
• Built 1999

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Detached, on-site unpaved parking; 2-space carport
• Security: Security system; Accessible approach with ramp
• Utilities: Public water; Public sewer; Water available
• Home design: Manufactured home; One story
• Construction: Fiber cement exterior; Metal roof; Brick/mortar foundation; Built as a manufactured home
• Exterior features: Covered porch; Porch; Shed(s); Open, interior, level lot; Private road/easement/unimproved road frontage

Interior

• Kitchen: Electric oven; Vented exhaust fan; Refrigerator
• Bedrooms: Master bedroom on the main level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Wall/window air conditioning units
• Interior features: Master bedroom on the main level; Walk-in closet(s); Ceiling fan(s); Window coverings; Unfurnished
• Laundry & utility: Washer hookup; Washer included; Dryer included; Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $91 ($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 $117k (9.7% below list).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.6% in Williamston — 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 58/100 on livability (#584 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime F, amenities F, commute F.
• Martin County Schools (rural): math 24% / reading 34% proficiency, ranked #150 of 178 in NC (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: E J Hayes Elementary (math 28% / reading 35%, grade F, #945 of 1,410 statewide, top 68%, 273 students, 99% FRL); Riverside Middle (math 18% / reading 33%, grade F, #388 of 475 statewide, top 83%, 364 students, 99% FRL) — zoned schools average 99% FRL vs 62% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 72 active listings in the ZIP.

Forward outlook

• In year one you build about $8k of equity ($895 loan paydown + $7k appreciation (5.1% local appreciation)).
• Martin County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 555 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $113,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 555 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. 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?
7. 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.
8. 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.
9. 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: 0.90% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.02%
• DSCR: 1.13
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $123,648
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2035 Allen Williams Rd	0.33mi	3/2.0	1,512 (+12%)	12mo	$139,000	$92	54

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

Projected returns pro-forma

5.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 2.01×
• Total profit: $36,563
• Equity at exit: $74,371

10-year hold

• IRR: 16.1%
• Equity multiple: 3.90×
• Total profit: $105,065
• Equity at exit: $129,177

Cash invested: $36,260 (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 27892

• Home prices YoY: 3.0%
• Active inventory: 72
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$99 /mo · $1,189/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $91

Break-even live

Break-even rent $1,053

Max offer price $129,500

Occupancy floor 87%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $129,500 Active 555 DOM
2. 2026-06-18
   days on market $129,500 Active 554 DOM
3. 2026-06-17
   days on market $129,500 Active 553 DOM
4. 2026-06-16
   days on market $129,500 Active 552 DOM
5. 2026-06-15
   days on market $129,500 Active 551 DOM
6. 2026-06-14
   days on market $129,500 Active 549 DOM
7. 2026-06-12
   days on market $129,500 Active 548 DOM
8. 2026-06-09
   days on market $129,500 Active 545 DOM
9. 2026-06-08
   days on market $129,500 Active 544 DOM
10. 2026-06-07
    days on market $129,500 Active 543 DOM
11. 2026-06-03
    days on market $129,500 Active 539 DOM
12. 2026-06-02
    days on market $129,500 Active 538 DOM
13. 2026-06-01
    days on market $129,500 Active 537 DOM
14. 2026-05-31
    days on market $129,500 Active 536 DOM
15. 2026-05-30
    days on market $129,500 Active 535 DOM
16. 2026-03-26
    status Active
17. 2026-03-26
    historical
18. 2026-01-09
    status Active
19. 2026-01-09
    price $129,500
20. 2025-12-31
    historical
21. 2024-12-03
    listed $135,000 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: $1,189 · $99/mo
• Projected year-2 tax: $1,189 · $99/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $14,026
• − Mortgage interest: −$7,254
• − Property taxes: −$1,189
• − Insurance: −$648
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$3,767
• Taxable loss: −$1,076
• Est. tax savings @ 24.0%: +$258
• After-tax cash flow: $1,353/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: Martin County Schools
• NCES district ID: 3702880
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 34% ▲ 1.00%
• Median HH income: $35,403
• Composite: 23.94/100
• National rank: #7781
• State rank: #150 of 178 in NC

Livability — Williamston

• Score: 58/100
• State rank: #584
• US rank: #21504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,387

Population outlook (Martin County) Hauer SSP2

• Today (2025): 21,018 people
• By 2030: 19,693 · -6.3%
• By 2040: 16,793 · -20.1%
• By 2050: 14,171 · -32.6%
• By 2075: 9,804 · -53.4%
• By 2100: 6,894 · -67.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 53% Black 38% Two or more races 5% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 94% English-only · Spanish 5% Chinese 1%

Political lean MEDSL · Martin

• 2024 margin: R (+10.3) · D 44.6% · R 54.9%
• 2008→2024 swing: -15.0pp toward R · 2008: 4.6pp · 2024: -10.3pp
• All cycles: 2024: R+10.3 2020: R+5.0 2016: R+0.5 2012: D+4.4 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.13%
• Current HPI: 178.4817
• 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

-4.1% since first listed

6 events — show timeline

• 2026-03-26 Relisted — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-01-09 Relisted — Hive MLS
• 2026-01-09 Price Changed $129,500 Hive MLS
• 2025-12-31 Listing Removed — Hive MLS
• 2024-12-03 Listed $135,000 Hive MLS

Property tax history

+6.4%/yr

Latest (2025): $1,189 · +115.9% YoY. Source: county tax records.