107 Mockingbird Ln · Burnsville, NC 28714

$135,000

2 bd · 1.5 ba · 812 sqft · Manufactured public records · 79 Days on market

Built 1970 0.52 ac lot

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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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable Opportunity with Mountain Views – Prime Burnsville Location! Welcome to 107 Mockingbird Lane—an excellent opportunity to own a well-maintained manufactured home just minutes from the heart of Burnsville! This 2-bedroom, 1.5-bath 1980 single wide offers permanent foundation and great potential for updates, making it ideal for first-time buyers, investors, or those seeking a peaceful mountain retreat. Enjoy easy access with a covered front porch and handicap-accessible ramp, plus a back deck perfect for taking in the mountain views. Situated on a manageable 0.517-acre lot, the property also features a gravel driveway and an outbuilding for additional storage. Location i

Key facts

• Covered front porch
• Permanent foundation
• Back deck

Tags

• MOUNTAIN VIEWS
• PRIME BURNSVILLE LOCATION
• PERMANENT FOUNDATION
• COVERED FRONT PORCH
• BACK DECK
• GRAVEL DRIVEWAY

Property features AI

Finance

• Other: Property has additional parcel(s); Private maintained gravel road access
• Financial info: Deed restrictions to be placed by seller prohibiting trash, junk, litter, and disassembly of motor vehicles
• HOA & community: No HOA

Exterior

• Parking: Driveway parking (parking in driveway)
• Utilities: Well water; Septic system; Electricity connected
• Home design: Manufactured singlewide home; Single-family residence; One story; Entry at main level; Facing direction not specified
• Construction: Manufactured construction; Vinyl exterior; Composition roof; Crawl space / permanent foundation; Built as one-level
• Exterior features: Covered front and rear porches; Partial fencing; Outbuilding; Ramp access to main level; Cleared lot with views; Other exterior features

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom on the main level; 1 half bathroom on the main level
• Heating & cooling: Kerosene heating; Other heating (see remarks); Window unit(s) for cooling
• Interior features: 7 total rooms; Storage; Other miscellaneous interior features
• Laundry & utility: Washer and dryer; Laundry located in hall on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $78 ($940/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 $110k (18.5% below list).
• Recommended offer: $110k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 2.3% in Burnsville — 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 74/100 on livability (#64 in NC, #4,938 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: commute F, employment F.
• Yancey County Schools (rural): math 55% / reading 52% proficiency, ranked #56 of 178 in NC (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Blue Ridge Elementary (math 72% / reading 62%, grade B+, #120 of 1,410 statewide, top 9%, 371 students, 58% FRL); Mountain Heritage High (math 62% / reading 57%, grade C+, #216 of 535 statewide, top 43%, 639 students, 48% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: 310 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 100 units permitted in Yancey County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Yancey County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $32k; list at $135k implies a 322% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (18.5% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.81% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 10.2

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-16,960
• Equity at exit: $20,129

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-8,634
• Equity at exit: $11,672

Cash invested: $37,800 (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 28714

• Home prices YoY: -9.3%
• Active inventory: 310
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$26 /mo · $318/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $78

Break-even live

Break-even rent $1,001

Max offer price $135,000

Occupancy floor 88%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
477 Charlie Brown Rd Unit 9 Burnsville, NC	2.0	1.0	815	$1,100	$1.35	23d	1	0.66mi

Listing history 18 events

1. 2026-06-18
   days on market $135,000 Active 79 DOM
2. 2026-06-17
   days on market $135,000 Active 78 DOM
3. 2026-06-16
   days on market $135,000 Active 77 DOM
4. 2026-06-15
   days on market $135,000 Active 76 DOM
5. 2026-06-14
   days on market $135,000 Active 74 DOM
6. 2026-06-13
   days on market $135,000 Active 73 DOM
7. 2026-06-10
   days on market $135,000 Active 71 DOM
8. 2026-06-09
   days on market $135,000 Active 70 DOM
9. 2026-06-08
   days on market $135,000 Active 69 DOM
10. 2026-06-07
    pricedays on market $135,000 Active 68 DOM
11. 2026-06-03
    days on market $145,000 Active 64 DOM
12. 2026-06-02
    days on market $145,000 Active 63 DOM
13. 2026-06-01
    days on market $145,000 Active 62 DOM
14. 2026-05-31
    days on market $145,000 Active 61 DOM
15. 2026-05-30
    days on market $145,000 Active 60 DOM
16. 2026-05-11
    price $145,000
17. 2026-03-31
    listed $150,000 Active
18. 2015-03-20
    soldstatus $32,000

ⓘ 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: $318 · $26/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: +$789/yr (+$66/mo · 248.2%)

ⓘ 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 3/10 Moderate 8 d/yr ≥91°F today · 22 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,200
• − Mortgage interest: −$7,562
• − Property taxes: −$318
• − Insurance: −$675
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,927
• Taxable loss: −$1,394
• Est. tax savings @ 24.0%: +$335
• After-tax cash flow: $1,274/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: Yancey County Schools
• NCES district ID: 3705070
• Math proficiency: 55% ▲ 6.00%
• Reading proficiency: 52% ▲ 5.00%
• Median HH income: $37,576
• Composite: 44.52/100
• National rank: #2795
• State rank: #56 of 178 in NC

Livability — Burnsville

• Score: 74/100
• State rank: #64
• US rank: #4938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 16,621

Population outlook (Yancey County) Hauer SSP2

• Today (2025): 16,797 people
• By 2030: 16,215 · -3.5%
• By 2040: 14,830 · -11.7%
• By 2050: 13,469 · -19.8%
• By 2075: 10,583 · -37.0%
• By 2100: 7,497 · -55.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 6% Two or more races 4%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Serbian 6% Italian 4% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Yancey

• 2024 margin: Solid R (+34.4) · D 32.3% · R 66.8%
• 2008→2024 swing: -28.7pp toward R · 2008: -5.8pp · 2024: -34.4pp
• All cycles: 2024: R+34.4 2020: R+33.7 2016: R+32.5 2012: R+13.9 2008: R+5.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -30.39%
• Current HPI: 297.9461
• 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

+353.1% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $145,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-31 Listed $150,000 CANOPYMLS as Distributed by MLS Grid
• 2015-03-20 Sold (Public Records) $32,000 Public Records

Property tax history

+10.0%/yr

Latest (2018): $318 · +0.0% YoY. Source: county tax records.