173 Lewis Iley Tew · Plain View, NC 28334

$142,500

3 bd · 1.5 ba · 1,152 sqft · Manufactured public records · 55 Days on market

Built 1974 0.53 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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Schools +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy this nice doublewide located in the Heart of Plainview. Great School and just minutes to The Corner at 13 or Dollar General. Eight miles to Dunn and Interstate 95. Home features over . 50 acres and outbuilding. Countertops in kitchen has been replace and HVAC. LVP flooring in some areas. Home was rental properties. Owner's suite has full bath with stand up shower. Hall bath has tub/shower combination.

Key facts

• Outbuilding
• Hvac
• Over . 50 acres

Tags

• OVER . 50 ACRES
• OUTBUILDING
• COUNTERTOPS IN KITCHEN
• HVAC
• LVP FLOORING
• OWNER'S SUITE

Property features AI

Finance

• Other: Property located in Sampson County, NC; Living area approximately 1,152 (above grade finished area)
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Septic tank sewer
• Home design: Manufactured home; One story / single level; Entry level: One
• Construction: Vinyl siding; Manufactured house construction
• Exterior features: Metal roof; Lot approximately 0.53 acres; Publicly maintained road access

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Carpet and vinyl flooring; Additional interior details: see remarks

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $142k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $142k).
• Recommended offer: $138k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#229 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Sampson County Schools (rural): math 40% / reading 41% proficiency, ranked #114 of 178 in NC (top 64%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 339 active listings in the ZIP; 189 units permitted in Sampson County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($53k/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 $985 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Sampson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $40k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($138k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $95k; list at $142k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,225 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.42%
• DSCR: 1.55
• GRM: 7.5

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $3,142
• Equity at exit: $21,247

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $36,322
• Equity at exit: $12,321

Cash invested: $39,900 (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 28334

• Home prices YoY: -13.2%
• Active inventory: 339
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,577 medium
• Mortgage (P&I): −$747
• Tax from tax record: −$26 /mo · $313/yr
• Insurance: −$59
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $413

Break-even live

Break-even rent $1,054

Max offer price $142,500

Occupancy floor 69%

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: $35,625
• Closing costs: $4,275
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $142,500 Active 55 DOM
2. 2026-06-17
   days on market $142,500 Active 54 DOM
3. 2026-06-16
   days on market $142,500 Active 53 DOM
4. 2026-06-15
   days on market $142,500 Active 52 DOM
5. 2026-06-14
   days on market $142,500 Active 50 DOM
6. 2026-06-13
   days on market $142,500 Active 49 DOM
7. 2026-06-10
   days on market $142,500 Active 47 DOM
8. 2026-06-09
   days on market $142,500 Active 46 DOM
9. 2026-06-08
   days on market $142,500 Active 45 DOM
10. 2026-06-07
    days on market $142,500 Active 44 DOM
11. 2026-06-05
    days on market $142,500 Active 41 DOM
12. 2026-06-03
    days on market $142,500 Active 40 DOM
13. 2026-06-02
    days on market $142,500 Active 39 DOM
14. 2026-06-01
    days on market $142,500 Active 38 DOM
15. 2026-05-31
    days on market $142,500 Active 37 DOM
16. 2026-05-30
    days on market $142,500 Active 36 DOM
17. 2026-05-21
    price $142,500
18. 2026-05-07
    price $144,500
19. 2026-04-23
    listed $149,900 Active
20. 2024-02-12
    soldstatus $95,000

ⓘ 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: $313 · $26/mo
• Projected year-2 tax: $1,168 · $97/mo
• Expected delta: +$856/yr (+$71/mo · 273.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $18,922
• − Mortgage interest: −$7,982
• − Property taxes: −$313
• − Insurance: −$712
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$4,145
• Taxable income: $2,742
• Est. tax owed @ 24.0%: −$658
• After-tax cash flow: $4,298/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: Sampson County Schools
• NCES district ID: 3704140
• Math proficiency: 40% ▼ -6.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $37,391
• Composite: 33.71/100
• National rank: #5379
• State rank: #114 of 178 in NC

Livability — Plain View

• Score: 67/100
• State rank: #229
• US rank: #10690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Plain View, NC
• County: Harnett County · 125,715 people
• City population: 22,393
• Metro: Fayetteville, NC
• Population (ZIP): 22,873
• Household income: $53,036
• Rent vs Own: 30.9% rent · 69.1% own
• Severe rent burden: 382.0

Population outlook (Sampson County) Hauer SSP2

• Today (2025): 63,499 people
• By 2030: 62,970 · -0.8%
• By 2040: 61,609 · -3.0%
• By 2050: 60,462 · -4.8%
• By 2075: 60,108 · -5.3%
• By 2100: 62,120 · -2.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 20% Hispanic / Latino 13% Two or more races 4%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Serbian 3% Slovak 1% Romanian 1%
• Foreign-born: 5% · Canada, Guatemala
• Languages at home: 88% English-only · Spanish 11%

Political lean MEDSL · Sampson

• 2024 margin: Strong R (+29.8) · D 34.8% · R 64.6%
• 2008→2024 swing: -21.3pp toward R · 2008: -8.4pp · 2024: -29.8pp
• All cycles: 2024: R+29.8 2020: R+22.5 2016: R+16.7 2012: R+11.0 2008: R+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.76%
• Current HPI: 275.5055
• Rent YoY: —
• Metro: Fayetteville, 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

+50.0% since first listed

4 events — show timeline

• 2026-05-21 Price Changed $142,500 TMLS
• 2026-05-07 Price Changed $144,500 TMLS
• 2026-04-23 Listed $149,900 TMLS
• 2024-02-12 Sold (Public Records) $95,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $313 · +9.9% YoY. Source: county tax records.