682 Long Branch Rd · Topton, NC 28781

$107,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 55 Days on market

Built 1985 0.98 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 +16.2/30.0
• ARV discount +7.5/15.0
• Appreciation +7.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Looking for an affordable mountain getaway or a great starter home? You've found it! This 2-bedroom, 2-bath home offers beautiful mountain views and is located less than 3 miles from stunning Lake Nantahala- perfect for boating, fishing, kayaking or simply relaxing by the water. This property includes two car detached carport plus a workshop/storage shed and can house providing plenty of space for vehicles/boats, outdoor gear, hobbies or extra storage. Whether you're searching for a peaceful second home, an investment opportunity or your first place in the mountains, this property offers comfort, convenience and value in a scenic setting. Don't miss your chance to own an affordable home n

Key facts

• 0.98 acre lot
• Garage
• Built 1985

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $107k.

Deal economics

• At list price, monthly cash flow is $57 ($688/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 $87k (18.6% below list).
• Recommended offer: $87k (18.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Macon County Schools (rural): math 47% / reading 50% proficiency, ranked #71 of 178 in NC (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 121 active listings in the ZIP; 218 units permitted in Macon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($740 loan paydown + $4k appreciation (4.1% local appreciation)).
• Macon County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.1% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $107k implies a 494% gain — meaningful room to come down on a strong offer.

Recommended offer $87,116 (18.6% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.06% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.76×
• Total profit: $22,638
• Equity at exit: $54,653

10-year hold

• IRR: 13.8%
• Equity multiple: 3.27×
• Total profit: $68,155
• Equity at exit: $89,712

Cash invested: $29,960 (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 28781

• Home prices YoY: 1.1%
• Active inventory: 121
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $871 medium
• Mortgage (P&I): −$561
• Tax from tax record: −$25 /mo · $302/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $57

Break-even live

Break-even rent $799

Max offer price $107,000

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-09
   days on marketlisting id $107,000 Pending 55 DOM
2. 2026-06-02
   days on marketlisting id $107,000 Pending
3. 2026-04-28
   status Pending
4. 2026-03-03
   listed $107,000 Active
5. 2001-09-11
   soldstatus $18,000

ⓘ 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: $302 · $25/mo
• Projected year-2 tax: $877 · $73/mo
• Expected delta: +$575/yr (+$48/mo · 190.6%)

ⓘ 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 2/10 Low 7 d/yr ≥86°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,454
• − Mortgage interest: −$5,994
• − Property taxes: −$302
• − Insurance: −$535
• − Repairs & maintenance: −$836
• − Management: −$836
• − Depreciation: −$3,113
• Taxable loss: −$1,162
• Est. tax savings @ 24.0%: +$279
• After-tax cash flow: $967/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: Macon County Schools
• NCES district ID: 3702760
• Math proficiency: 47% ▲ 7.00%
• Reading proficiency: 50% ▲ 3.00%
• Median HH income: $39,072
• Composite: 40.49/100
• National rank: #3713
• State rank: #71 of 178 in NC

Livability — Topton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,058

Population outlook (Macon County) Hauer SSP2

• Today (2025): 34,346 people
• By 2030: 34,353 · +0.0%
• By 2040: 33,956 · -1.1%
• By 2050: 33,249 · -3.2%
• By 2075: 31,526 · -8.2%
• By 2100: 28,113 · -18.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 8% Native American 3% Hispanic / Latino 2%
• Common ancestry: Iranian 5% Serbian 4% Slovak 2%
• Foreign-born: 1% · Canada, Jamaica

Political lean MEDSL · Macon

• 2024 margin: Solid R (+38.0) · D 30.6% · R 68.6%
• 2008→2024 swing: -16.6pp toward R · 2008: -21.4pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+38.5 2016: R+41.5 2012: R+30.6 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.06%
• Current HPI: 372.3554
• 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

+494.4% since first listed

3 events — show timeline

• 2026-04-28 Pending — MLBOR
• 2026-03-03 Listed $107,000 MLBOR
• 2001-09-11 Sold (Public Records) $18,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $302 · +2.0% YoY. Source: county tax records.