2290 Moir Farm Rd · Danbury, NC 27022

$115,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily · 116 Days on market

Built 1994 3.05 ac lot

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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 +20.3/30.0
• Appreciation +9.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.1/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Come and enjoy peaceful country living on 3.05+/- acres! This single-wide home sits on a generous lot with plenty of space to spread out and enjoy the outdoors. A separate outbuilding offers additional storage or hobby space. The home currently has a furnace for heating but is set up for a heat pump.

Key facts

• Generous lot
• Outbuilding
• Furnace for heating

Tags

• GENEROUS LOT
• OUTBUILDING
• ADDITIONAL STORAGE
• HOBBY SPACE
• FURNACE FOR HEATING
• SET UP FOR HEAT PUMP

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway
• Utilities: Septic tank; Electric water heater
• Home design: Manufactured single-wide home, built in 1994; One story
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Located on a 3.05-acre lot; Well water

Interior

• Bedrooms: Living room on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Floor furnace heating (electric); Window unit(s) for cooling
• Interior features: Primary bedroom located on the main level
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/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 $105k (8.9% below list).
• Recommended offer: $105k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 1.7% in Danbury — 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 68/100 on livability (#192 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D, crime D-, amenities F.
• Stokes County Schools (rural): math 48% / reading 46% proficiency, ranked #78 of 178 in NC (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 10 active listings in the ZIP; 230 units permitted in Stokes County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $11k of equity ($795 loan paydown + $10k appreciation (8.9% local appreciation)).
• Stokes County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.9% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k 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 ($105k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $115k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $104,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% 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 D 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: 0.91% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 2.97×
• Total profit: $63,396
• Equity at exit: $94,514

10-year hold

• IRR: 23.1%
• Equity multiple: 6.51×
• Total profit: $177,538
• Equity at exit: $194,869

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 27022

• Home prices YoY: 3.0%
• Active inventory: 10
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,047 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$30 /mo · $355/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $147

Break-even live

Break-even rent $861

Max offer price $115,000

Occupancy floor 81%

Sensitivity live

Price	-10% $212	-5% $180	+0% $147	+5% $114	+10% $82
Rent	-10% $64	-5% $106	+0% $147	+5% $188	+10% $230
Rate	-1.0pp $205	-0.5pp $176	base $147	+0.5pp $117	+1.0pp $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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $115,000 Active 116 DOM
2. 2026-06-18
   days on market $115,000 Active 115 DOM
3. 2026-06-17
   days on market $115,000 Active 114 DOM
4. 2026-06-16
   days on market $115,000 Active 113 DOM
5. 2026-06-15
   days on market $115,000 Active 112 DOM
6. 2026-06-14
   days on market $115,000 Active 110 DOM
7. 2026-06-12
   days on market $115,000 Active 109 DOM
8. 2026-06-09
   days on market $115,000 Active 106 DOM
9. 2026-06-08
   days on market $115,000 Active 105 DOM
10. 2026-06-07
    days on market $115,000 Active 104 DOM
11. 2026-06-05
    days on market $115,000 Active 101 DOM
12. 2026-06-02
    days on market $115,000 Active 99 DOM
13. 2026-06-01
    days on market $115,000 Active 98 DOM
14. 2026-05-31
    days on market $115,000 Active 97 DOM
15. 2026-05-30
    days on market $115,000 Active 96 DOM
16. 2026-05-14
    status Active
17. 2026-05-06
    historical Due Diligence Period
18. 2026-04-21
    price $115,000
19. 2026-02-20
    listed $133,500 Active
20. 1998-07-01
    soldstatus $55,500

ⓘ 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: $355 · $30/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$588/yr (+$49/mo · 165.9%)

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,570
• − Mortgage interest: −$6,442
• − Property taxes: −$355
• − Insurance: −$575
• − Repairs & maintenance: −$1,006
• − Management: −$1,006
• − Depreciation: −$3,345
• Taxable loss: −$158
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $1,802/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: Stokes County Schools
• NCES district ID: 3704380
• Math proficiency: 48% ▲ 5.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $42,284
• Composite: 39.58/100
• National rank: #3928
• State rank: #78 of 178 in NC

Livability — Danbury

• Score: 68/100
• State rank: #192
• US rank: #9582

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,187

Population outlook (Stokes County) Hauer SSP2

• Today (2025): 44,106 people
• By 2030: 42,264 · -4.2%
• By 2040: 37,833 · -14.2%
• By 2050: 32,818 · -25.6%
• By 2075: 23,281 · -47.2%
• By 2100: 15,676 · -64.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Black 1%
• Common ancestry: Serbian 5% Iranian 3% German 3%
• Foreign-born: 1%

Political lean MEDSL · Stokes

• 2024 margin: Solid R (+59.6) · D 19.8% · R 79.4%
• 2008→2024 swing: -24.6pp toward R · 2008: -35.0pp · 2024: -59.6pp
• All cycles: 2024: R+59.6 2020: R+57.8 2016: R+55.6 2012: R+42.9 2008: R+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.90%
• Current HPI: 304.1968
• 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

+107.2% since first listed

5 events — show timeline

• 2026-05-14 Relisted — Triad MLS
• 2026-05-06 Contingent — Triad MLS
• 2026-04-21 Price Changed $115,000 Triad MLS
• 2026-02-20 Listed $133,500 Triad MLS
• 1998-07-01 Sold (Public Records) $55,500 Public Records

Property tax history

+2.7%/yr

Latest (2025): $355 · +9.7% YoY. Source: county tax records.