7882 Kinglet Rd · Casar, NC 28612

$60,000

2 bd · 2.0 ba · 1,300 sqft · Townhouse public records · 155 Days on market

Built 1973 2,178 sqft lot Est $108k · 44% under $250/mo HOA · 24% of rent ↓ 45% since listing

---

Why this score? — see what drove the A- 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 +27.2/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• Appreciation +10.0/10.0
• DSCR +9.4/10.0
• Schools +3.8/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Location and lifestyle set this property apart with A RARE opportunity to complete your own renovation priced to move! Whether you're looking for a weekend getaway, investment property, short-term rental, or affordable foothills retreat, this townhome offers the opportunity to enjoy mountain living surrounded by nature and outdoor adventure. Escape to the quiet beauty of the North Carolina foothills in this charming townhome located within the sought-after Pine Mountain community. Surrounded by towering trees and rolling mountain landscapes, this home offers a rare opportunity to enjoy a relaxed, nature-filled lifestyle just minutes from hiking trails, golf courses, and the breathtaking sc

Key facts

• $250 HOA
• Built 1973
• Listed 154 days

Property features AI

Finance

• HOA & community: Has HOA (Pine Mountain Property Owners Association); HOA fee $250 monthly

Exterior

• Parking: Parking lot; 2 assigned parking spaces
• Utilities: Community well; Private sewer
• Home design: Residential townhouse; Two levels; Site built
• Construction: Vinyl exterior; Crawl space foundation
• Exterior features: Private maintained road; Asphalt/paved road access

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms (both on the upper level)
• Bathrooms: 2 full bathrooms (upper level); 1 half bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Breakfast bar; 8 total rooms; Entry level: 1
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $60k.

Deal economics

• At list price, monthly cash flow is $171 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#531 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, crime F, amenities F.
• Burke County Schools (rural): math 43% / reading 47% proficiency, ranked #89 of 178 in NC (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 155 active listings in the ZIP; 422 units permitted in Burke County in 2024 (94 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($415 loan paydown + $6k appreciation (10.0% local appreciation)).
• Burke County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $49k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.75% ✓
• Cap rate: 9.72%
• Cash-on-cash: 12.23%
• DSCR: 1.54
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $107,900
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7876 Kinglet Rd	0.01mi	2/1.5	1,300 (0%)	23mo	$107,500	$83	78

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 33.4%
• Equity multiple: 3.60×
• Total profit: $43,745
• Equity at exit: $54,053

10-year hold

• IRR: 28.8%
• Equity multiple: 8.18×
• Total profit: $120,575
• Equity at exit: $116,567

Cash invested: $16,800 (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 28612

• Home prices YoY: 24.4%
• Active inventory: 155
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,047 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$67 /mo · $798/yr
• Insurance: −$25
• HOA: −$250
• Vacancy / Maint / Mgmt: −$220
• Net cashflow: $171

Break-even live

Break-even rent $831

Max offer price $60,000

Occupancy floor 79%

Sensitivity live

Price	-10% $205	-5% $188	+0% $171	+5% $154	+10% $137
Rent	-10% $88	-5% $130	+0% $171	+5% $213	+10% $254
Rate	-1.0pp $201	-0.5pp $186	base $171	+0.5pp $156	+1.0pp $140

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 25 events

1. 2026-06-19
   days on market $60,000 Active 155 DOM
2. 2026-06-18
   days on market $60,000 Active 154 DOM
3. 2026-06-17
   days on market $60,000 Active 153 DOM
4. 2026-06-16
   days on market $60,000 Active 152 DOM
5. 2026-06-15
   days on market $60,000 Active 151 DOM
6. 2026-06-14
   days on market $60,000 Active 149 DOM
7. 2026-06-13
   days on market $60,000 Active 148 DOM
8. 2026-06-10
   days on market $60,000 Active 146 DOM
9. 2026-06-09
   days on market $60,000 Active 145 DOM
10. 2026-06-08
    days on market $60,000 Active 144 DOM
11. 2026-06-07
    days on market $60,000 Active 143 DOM
12. 2026-06-05
    days on market $60,000 Active 140 DOM
13. 2026-06-02
    days on market $60,000 Active 138 DOM
14. 2026-06-01
    days on market $60,000 Active 137 DOM
15. 2026-05-31
    days on market $60,000 Active 136 DOM
16. 2026-05-30
    days on market $60,000 Active 135 DOM
17. 2026-04-11
    price $60,000
18. 2026-03-12
    price $65,000
19. 2026-01-17
    price $80,000
20. 2026-01-15
    listed $109,000 Active
21. 2025-11-26
    price $89,000
22. 2025-09-24
    price $95,000
23. 2025-08-30
    price $99,000
24. 2025-08-02
    price $105,000
25. 2025-06-25
    listed $109,000 Active

ⓘ 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: $798 · $67/mo
• Projected year-2 tax: $798 · $67/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,567
• − Mortgage interest: −$3,361
• − Property taxes: −$798
• − Insurance: −$300
• − Repairs & maintenance: −$1,005
• − Management: −$1,005
• − HOA: −$3,000
• − Depreciation: −$1,745
• Taxable income: $1,352
• Est. tax owed @ 24.0%: −$325
• After-tax cash flow: $1,730/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: Burke County Schools
• NCES district ID: 3700480
• Math proficiency: 43% ▼ -2.00%
• Reading proficiency: 47% ▬ 0.00%
• Median HH income: $38,342
• Composite: 37.51/100
• National rank: #4400
• State rank: #89 of 178 in NC

Livability — Casar

• Score: 59/100
• State rank: #531
• US rank: #19645

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 11,182

Population outlook (Burke County) Hauer SSP2

• Today (2025): 86,552 people
• By 2030: 84,123 · -2.8%
• By 2040: 78,165 · -9.7%
• By 2050: 71,099 · -17.9%
• By 2075: 56,264 · -35.0%
• By 2100: 44,742 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 3% Asian 3% Black 2% Two or more races 2%
• Common ancestry: Romanian 5% Portuguese 2% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Burke

• 2024 margin: Solid R (+41.2) · D 29.0% · R 70.3%
• 2008→2024 swing: -22.0pp toward R · 2008: -19.2pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+40.1 2016: R+39.4 2012: R+23.6 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 64.39%
• Current HPI: 328.6
• 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

-45.0% since first listed

9 events — show timeline

• 2026-04-11 Price Changed $60,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-12 Price Changed $65,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-17 Price Changed $80,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-15 Listed $109,000 CANOPYMLS as Distributed by MLS Grid
• 2025-11-26 Price Changed $89,000 CANOPYMLS as Distributed by MLS Grid
• 2025-09-24 Price Changed $95,000 CANOPYMLS as Distributed by MLS Grid
• 2025-08-30 Price Changed $99,000 CANOPYMLS as Distributed by MLS Grid
• 2025-08-02 Price Changed $105,000 CANOPYMLS as Distributed by MLS Grid
• 2025-06-25 Listed $109,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+6.5%/yr

Latest (2025): $798 · -0.1% YoY. Source: county tax records.