94 Long Ridge Rd · Bent Creek, NC 28715

$200,000

3 bd · 2.0 ba · 1,232 sqft · Manufactured public records · 2 Days on market

Built 1995 2.60 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 +26.3/30.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +4.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy privacy and winter views at this 3BR/2BA home situated among the trees. Your 2.6 acres include hilly areas for hiking & level land for parking, campfires, etc. Open floor plan, separate laundry room, walk-in closet in MABR and back deck. Needs a little TLC but is move-in ready. Outside, you have a storage building AND a chicken coop! Approach road may be intimidating for unseasoned mtn-rd drivers, but is passable even for compact cars. Come home to nature! Come home to the woods!

Key facts

• 2.60 acres
• Private deer stand
• Two storage units

Tags

• 2.60 ACRES
• TWO STORAGE UNITS
• PRIVATE DEER STAND
• EXPANSIVE BACK DECK

Property features AI

Finance

• Other: Zoned OU (residential)
• Financial info: Manufactured home allowed; short-term rentals allowed
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Well water; Septic system installed; Cable connected; Electricity connected
• Home design: Single-family residential (manufactured doublewide); One level; Pillar/post/pier foundation; Elevation approximately 2000 ft
• Construction: Manufactured construction; Vinyl exterior
• Exterior features: Deck; Front porch; Rear porch; Storage; Outbuilding / shed(s); Wooded lot; Gravel road access; Private maintained road

Interior

• Kitchen: Dishwasher; Electric oven; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile; Laminate
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Open floor plan; Split bedroom layout; 8 total rooms
• Laundry & utility: Washer and dryer included; Mud room with inside access on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $518 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).

Location & tenants

• Location reads 66/100 on livability (#260 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: amenities F, commute F, health & safety F.
• Buncombe County Schools (suburban): math 45% / reading 50% proficiency, ranked #72 of 178 in NC (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Enka High (math 77% / reading 63%, grade B+, #119 of 535 statewide, top 22%, 1,045 students, 58% FRL).
• Zoned-school proficiency averages 70% at this address vs 48% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Buncombe County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 183 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 3,305 units permitted in Buncombe County in 2024 (1,855 in 5+ unit buildings).
• This rent runs 36% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Buncombe County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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.
• Current owner paid $90k; list at $200k implies a 122% 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 $200,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.08% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.10%
• DSCR: 1.49
• GRM: 7.7

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $507
• Equity at exit: $29,821

10-year hold

• IRR: 9.9%
• Equity multiple: 1.76×
• Total profit: $42,573
• Equity at exit: $17,292

Cash invested: $56,000 (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 28715

• Active inventory: 183
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,151 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$49 /mo · $589/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $518

Break-even live

Break-even rent $1,495

Max offer price $200,000

Occupancy floor 71%

Sensitivity live

Price	-10% $631	-5% $575	+0% $518	+5% $462	+10% $405
Rent	-10% $348	-5% $433	+0% $518	+5% $603	+10% $688
Rate	-1.0pp $619	-0.5pp $569	base $518	+0.5pp $466	+1.0pp $414

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
217 Blue Moon Ln Candler, NC	2.0	1.0	1110	$2,500	$2.25	14d	1	1.16mi

Listing history 10 events

1. 2026-05-23
   listed $200,000 Active
2. 2016-07-23
   price $90,000 501-char remark

   Show marketing remark (501 chars)

   Enjoy privacy and winter views at this 3BR/2BA home situated among the trees. Your 2.6 acres include hilly areas for hiking & level land for parking, campfires, etc. Open floor plan, separate laundry room, walk-in closet in MABR and back deck. Needs a little TLC but is move-in ready. Outside, you have a storage building AND a chicken coop! Approach road may be intimidating for unseasoned mtn-rd drivers, but is passable even for compact cars. Come home to nature! Come home to the woods!

3. 2016-07-22
   soldstatus $90,000 501-char remark

   Show marketing remark (501 chars)

   Enjoy privacy and winter views at this 3BR/2BA home situated among the trees. Your 2.6 acres include hilly areas for hiking & level land for parking, campfires, etc. Open floor plan, separate laundry room, walk-in closet in MABR and back deck. Needs a little TLC but is move-in ready. Outside, you have a storage building AND a chicken coop! Approach road may be intimidating for unseasoned mtn-rd drivers, but is passable even for compact cars. Come home to nature! Come home to the woods!

4. 2016-07-22
   soldstatus $90,000 Sold 501-char remark

   Show marketing remark (501 chars)

   Enjoy privacy and winter views at this 3BR/2BA home situated among the trees. Your 2.6 acres include hilly areas for hiking & level land for parking, campfires, etc. Open floor plan, separate laundry room, walk-in closet in MABR and back deck. Needs a little TLC but is move-in ready. Outside, you have a storage building AND a chicken coop! Approach road may be intimidating for unseasoned mtn-rd drivers, but is passable even for compact cars. Come home to nature! Come home to the woods!

5. 2016-07-22
   soldstatus $90,000

   Show marketing remark (501 chars)

   Enjoy privacy and winter views at this 3BR/2BA home situated among the trees. Your 2.6 acres include hilly areas for hiking & level land for parking, campfires, etc. Open floor plan, separate laundry room, walk-in closet in MABR and back deck. Needs a little TLC but is move-in ready. Outside, you have a storage building AND a chicken coop! Approach road may be intimidating for unseasoned mtn-rd drivers, but is passable even for compact cars. Come home to nature! Come home to the woods!

6. 2016-05-25
   historical Under Contract (Show) 501-char remark

   Show marketing remark (501 chars)

   Enjoy privacy and winter views at this 3BR/2BA home situated among the trees. Your 2.6 acres include hilly areas for hiking & level land for parking, campfires, etc. Open floor plan, separate laundry room, walk-in closet in MABR and back deck. Needs a little TLC but is move-in ready. Outside, you have a storage building AND a chicken coop! Approach road may be intimidating for unseasoned mtn-rd drivers, but is passable even for compact cars. Come home to nature! Come home to the woods!

7. 2016-05-24
   historical 501-char remark

   Show marketing remark (501 chars)

   Enjoy privacy and winter views at this 3BR/2BA home situated among the trees. Your 2.6 acres include hilly areas for hiking & level land for parking, campfires, etc. Open floor plan, separate laundry room, walk-in closet in MABR and back deck. Needs a little TLC but is move-in ready. Outside, you have a storage building AND a chicken coop! Approach road may be intimidating for unseasoned mtn-rd drivers, but is passable even for compact cars. Come home to nature! Come home to the woods!

8. 2015-12-13
   listed $98,000 Active 501-char remark

   Show marketing remark (501 chars)

   Enjoy privacy and winter views at this 3BR/2BA home situated among the trees. Your 2.6 acres include hilly areas for hiking & level land for parking, campfires, etc. Open floor plan, separate laundry room, walk-in closet in MABR and back deck. Needs a little TLC but is move-in ready. Outside, you have a storage building AND a chicken coop! Approach road may be intimidating for unseasoned mtn-rd drivers, but is passable even for compact cars. Come home to nature! Come home to the woods!

9. 2015-12-10
   listed $98,000 501-char remark

   Show marketing remark (501 chars)

   Enjoy privacy and winter views at this 3BR/2BA home situated among the trees. Your 2.6 acres include hilly areas for hiking & level land for parking, campfires, etc. Open floor plan, separate laundry room, walk-in closet in MABR and back deck. Needs a little TLC but is move-in ready. Outside, you have a storage building AND a chicken coop! Approach road may be intimidating for unseasoned mtn-rd drivers, but is passable even for compact cars. Come home to nature! Come home to the woods!

10. 1995-01-17
    soldstatus $17,500

ⓘ 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: $589 · $49/mo
• Projected year-2 tax: $1,640 · $137/mo
• Expected delta: +$1,051/yr (+$88/mo · 178.3%)

ⓘ 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 7 d/yr ≥95°F today · 20 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: $25,815
• − Mortgage interest: −$11,203
• − Property taxes: −$589
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − Depreciation: −$5,818
• Taxable income: $3,074
• Est. tax owed @ 24.0%: −$738
• After-tax cash flow: $5,481/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: Buncombe County Schools
• NCES district ID: 3700450
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $45,981
• Composite: 40.32/100
• National rank: #3749
• State rank: #72 of 178 in NC

Livability — Bent Creek

• Score: 66/100
• State rank: #260
• US rank: #11382

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Buncombe County · 241,085 people
• Metro: Asheville, NC
• Population (ZIP): 30,328
• Household income: $71,716
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 419.0

Population outlook (Buncombe County) Hauer SSP2

• Today (2025): 286,475 people
• By 2030: 302,237 · +5.5%
• By 2040: 330,687 · +15.4%
• By 2050: 356,370 · +24.4%
• By 2075: 409,383 · +42.9%
• By 2100: 437,270 · +52.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 8%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Slovak 4% Lithuanian 3% Serbian 3%
• Foreign-born: 6% · Canada
• Languages at home: 92% English-only · Spanish 6% Russian/Polish/Slavic 1%

Political lean MEDSL · Buncombe

• 2024 margin: Strong D (+24.8) · D 61.7% · R 36.9% · Other 1.4%
• 2008→2024 swing: +10.9pp toward D · 2008: 13.9pp · 2024: 24.8pp
• All cycles: 2024: D+24.8 2020: D+21.1 2016: D+14.6 2012: D+12.4 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -154.92%
• Current HPI: 255.1985
• Rent YoY: —
• Metro: Asheville, NC
• 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

+1042.9% since first listed

10 events — show timeline

• 2026-05-23 Listed $200,000 CANOPYMLS as Distributed by MLS Grid
• 2016-07-23 Price Changed $90,000 NCMMLS
• 2016-07-22 Sold (Public Records) $90,000 Public Records
• 2016-07-22 Sold (MLS) $90,000 NCMMLS
• 2016-07-22 Sold (MLS) $90,000 CANOPYMLS as Distributed by MLS Grid
• 2016-05-25 Contingent — NCMMLS
• 2016-05-24 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2015-12-13 Listed $98,000 NCMMLS
• 2015-12-10 Listed $98,000 CANOPYMLS as Distributed by MLS Grid
• 1995-01-17 Sold (Public Records) $17,500 Public Records

Property tax history

+1.1%/yr

Latest (2025): $589 · +6.4% YoY. Source: county tax records.