576 Pickens Hwy · Rosman, NC 28722

$329,000

4 bd · 2.0 ba · 2,080 sqft · SingleFamily public records · 116 Days on market

Built 1990 0.36 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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +4.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• 1% rule +1.1/10.0

Listing remarks

Investment Alert. Check out this duplex that is remodeled and ready for new tenants. Turnkey Duplex in Rosman, NC. Fully remodeled and tenant-ready, this duplex offers immediate cash flow potential for savvy investors. Each unit is a desirable 2-bedroom, 1-bathroom configuration, featuring a dedicated on-site kitchen and laundry facilities—a significant tenant draw that supports higher rental rates. Located on Pickens Highway, the property is situated in the growing Rosman/Brevard market, ensuring strong demand and low vacancy risk. With all the costly initial renovations complete, this is a low-management, high-potential asset ready for immediate income generation.

Key facts

• Laundry facilities
• Remodeled
• Turnkey duplex

Tags

• REMODELED
• TURNKEY DUPLEX
• DEDICATED ON-SITE KITCHEN
• LAUNDRY FACILITIES
• IMMEDIATE INCOME GENERATION

Property features AI

Finance

• Other: Owner previously paid all utilities (multi-family info)
• Financial info: 2 total units; Each unit is 2-bedroom; Tenant pays all utilities
• HOA & community: No HOA; Pets allowed

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Duplex (Residential Income); Site-built construction
• Construction: Vinyl exterior; Composition roof; Permanent foundation
• Exterior features: Gravel and paved road access; Publicly maintained road; No waterfront

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless heating; Ductless cooling
• Interior features: Oven; Refrigerator
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $-360 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (38.8% below list).
• Recommended offer: $201k (38.8% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 1.5% in Rosman — 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 62/100 on livability (#461 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A-; Watch: employment D+, schools D, crime F.
• Transylvania County Schools (town): math 44% / reading 50% proficiency, ranked #79 of 178 in NC (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 129 active listings in the ZIP; 217 units permitted in Transylvania County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• Transylvania County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $140k; list at $329k implies a 135% gain — meaningful room to come down on a strong offer.

Recommended offer $201,359 (38.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.61% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.68%
• DSCR: 0.79
• GRM: 13.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.9%
• Equity multiple: 2.69×
• Total profit: $156,114
• Equity at exit: $296,389

10-year hold

• IRR: 19.0%
• Equity multiple: 6.18×
• Total profit: $477,404
• Equity at exit: $639,175

Cash invested: $92,120 (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 28722

• Home prices YoY: 9.0%
• Active inventory: 129
• Price-to-rent: 13.6×

Monthly cashflow live

• Estimated rent: $2,014 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$88 /mo · $1,055/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-360

Break-even live

Break-even rent $2,469

Max offer price $265,486

Occupancy floor —

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: $82,250
• Closing costs: $9,870
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $329,000 Active 116 DOM
2. 2026-06-17
   days on market $329,000 Active 115 DOM
3. 2026-06-16
   days on market $329,000 Active 114 DOM
4. 2026-06-15
   days on market $329,000 Active 113 DOM
5. 2026-06-14
   days on market $329,000 Active 111 DOM
6. 2026-06-10
   days on market $329,000 Active 108 DOM
7. 2026-06-09
   days on market $329,000 Active 107 DOM
8. 2026-06-08
   days on market $329,000 Active 106 DOM
9. 2026-06-07
   days on market $329,000 Active 105 DOM
10. 2026-06-05
    days on market $329,000 Active 102 DOM
11. 2026-06-03
    days on market $329,000 Active 101 DOM
12. 2026-06-02
    days on market $329,000 Active 100 DOM
13. 2026-06-01
    days on market $329,000 Active 99 DOM
14. 2026-05-31
    days on market $329,000 Active 98 DOM
15. 2026-05-30
    days on market $329,000 Active 97 DOM
16. 2026-05-21
    price $329,000
17. 2026-02-22
    listed $349,000 Active
18. 2024-02-23
    soldstatus $140,000
19. 1997-02-21
    soldstatus $59,000
20. 1994-02-01
    soldstatus $52,000

ⓘ 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: $1,055 · $88/mo
• Projected year-2 tax: $2,698 · $225/mo
• Expected delta: +$1,643/yr (+$137/mo · 155.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 9 d/yr ≥97°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,163
• − Mortgage interest: −$18,429
• − Property taxes: −$1,055
• − Insurance: −$1,645
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$9,571
• Taxable loss: −$10,403
• Est. tax savings @ 24.0%: +$2,497
• After-tax cash flow: $-1,818/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: Transylvania County Schools
• NCES district ID: 3704530
• Math proficiency: 44% ▼ -1.00%
• Reading proficiency: 50% ▼ -1.00%
• Median HH income: $42,365
• Composite: 39.55/100
• National rank: #3938
• State rank: #79 of 178 in NC

Livability — Rosman

• Score: 62/100
• State rank: #461
• US rank: #16844

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rosman, NC
• Population (ZIP): 5,998

Population outlook (Transylvania County) Hauer SSP2

• Today (2025): 33,142 people
• By 2030: 32,987 · -0.5%
• By 2040: 32,159 · -3.0%
• By 2050: 30,937 · -6.7%
• By 2075: 27,778 · -16.2%
• By 2100: 24,136 · -27.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 4% Black 3%
• Common ancestry: Iranian 4% Slovak 4% Italian 4%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · German/W. Germanic 3% Spanish 3%

Political lean MEDSL · Transylvania

• 2024 margin: R (+12.2) · D 43.3% · R 55.5% · Other 1.2%
• 2008→2024 swing: +0.4pp no change · 2008: -12.6pp · 2024: -12.2pp
• All cycles: 2024: R+12.2 2020: R+15.7 2016: R+22.5 2012: R+16.9 2008: R+12.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.76%
• Current HPI: 336.4252
• 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

+532.7% since first listed

5 events — show timeline

• 2026-05-21 Price Changed $329,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-22 Listed $349,000 CANOPYMLS as Distributed by MLS Grid
• 2024-02-23 Sold (Public Records) $140,000 Public Records
• 1997-02-21 Sold (Public Records) $59,000 Public Records
• 1994-02-01 Sold (Public Records) $52,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $1,055 · -4.2% YoY. Source: county tax records.