1200 Wynn Ln · Everetts, NC 27892

$34,900

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 54 Days on market

Built 1995 0.50 ac lot Est $32k · 8% over

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.6/10.0
• ARV discount +4.0/15.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Charming 3-bedroom, 2-bath home situated on a spacious half acre lot in Williamston. The property features a functional layout with comfortable living spaces and abundant natural light. The yard offers great potential for outdoor living, gardening, or entertaining. With some updates and personal touches, this home presents a wonderful opportunity to enhance its value and make it your own.

Key facts

• Expansive yard
• Functional layout
• Outdoor living

Tags

• SPACIOUS 1.5-ACRE LOT
• FUNCTIONAL LAYOUT
• ABUNDANT NATURAL LIGHT
• EXPANSIVE YARD
• OUTDOOR LIVING
• UPDATES AND PERSONAL TOUCHES

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Septic tank for sewer; No utilities specified
• Home design: Manufactured home (residential); One story; Entry level: 1
• Construction: Vinyl siding and frame construction; Built as a manufactured home
• Exterior features: Metal roof; No patio or porch; No fencing; Property has a view; Road frontage is unimproved

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating specified; No cooling specified
• Interior features: Electric water heater; Total of 5 rooms; Crawl space basement (no finished basement)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $35k.

Deal economics

• At list price, monthly cash flow is $569 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#618 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment D, crime F, amenities F.
• Martin County Schools (rural): math 24% / reading 34% proficiency, ranked #150 of 178 in NC (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: South Creek High (math 9% / reading 22%, grade F, #510 of 535 statewide, top 95%, 236 students, 99% FRL) — zoned schools average 99% FRL vs 62% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 29% district-wide (-14 pts) — the specific schools serving this property underperform the Martin County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 72 active listings in the ZIP.

Forward outlook

• In year one you build about $2k of equity ($241 loan paydown + $2k appreciation (5.1% local appreciation)).
• Martin County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,853 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
4. 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?
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: 2.99% ✓
• Cap rate: 25.85%
• Cash-on-cash: 69.85%
• DSCR: 4.11
• GRM: 2.8

CMA / ARV

• ARV (on-the-fly): $32,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1200 Wynn Ln	0.00mi	3/2.0	1,080 (0%)	1mo	$32,000	$30	99

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

Projected returns pro-forma

5.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 76.4%
• Equity multiple: 5.56×
• Total profit: $44,546
• Equity at exit: $20,043

10-year hold

• IRR: 74.3%
• Equity multiple: 11.57×
• Total profit: $103,282
• Equity at exit: $34,813

Cash invested: $9,772 (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 27892

• Home prices YoY: 3.0%
• Active inventory: 72
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,045 medium
• Mortgage (P&I): −$183
• Tax from tax record: −$59 /mo · $709/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $569

Break-even live

Break-even rent $325

Max offer price $34,900

Occupancy floor 41%

Sensitivity live

Price	-10% $589	-5% $579	+0% $569	+5% $559	+10% $549
Rent	-10% $486	-5% $528	+0% $569	+5% $610	+10% $651
Rate	-1.0pp $586	-0.5pp $578	base $569	+0.5pp $560	+1.0pp $551

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: $8,725
• Closing costs: $1,047
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-11
   status Pending
2. 2026-04-21
   price $34,900
3. 2026-03-17
   listed $39,900 Active
4. 2025-12-11
   historical Active Under Contract
5. 2025-11-11
   status Pending
6. 2025-11-11
   historical
7. 2025-10-28
   listed $33,000 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: $709 · $59/mo
• Projected year-2 tax: $709 · $59/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,538
• − Mortgage interest: −$1,955
• − Property taxes: −$709
• − Insurance: −$174
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$1,015
• Taxable income: $6,679
• Est. tax owed @ 24.0%: −$1,603
• After-tax cash flow: $5,223/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: Martin County Schools
• NCES district ID: 3702880
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 34% ▲ 1.00%
• Median HH income: $35,403
• Composite: 23.94/100
• National rank: #7781
• State rank: #150 of 178 in NC

Livability — Everetts

• Score: 56/100
• State rank: #618
• US rank: #22419

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 102
• Population (ZIP): 13,387

Population outlook (Martin County) Hauer SSP2

• Today (2025): 21,018 people
• By 2030: 19,693 · -6.3%
• By 2040: 16,793 · -20.1%
• By 2050: 14,171 · -32.6%
• By 2075: 9,804 · -53.4%
• By 2100: 6,894 · -67.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 53% Black 38% Two or more races 5% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 94% English-only · Spanish 5% Chinese 1%

Political lean MEDSL · Martin

• 2024 margin: R (+10.3) · D 44.6% · R 54.9%
• 2008→2024 swing: -15.0pp toward R · 2008: 4.6pp · 2024: -10.3pp
• All cycles: 2024: R+10.3 2020: R+5.0 2016: R+0.5 2012: D+4.4 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.13%
• Current HPI: 178.4817
• 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

+5.8% since first listed

7 events — show timeline

• 2026-05-11 Pending — Hive MLS
• 2026-04-21 Price Changed $34,900 Hive MLS
• 2026-03-17 Listed $39,900 Hive MLS
• 2025-12-11 Contingent — Hive MLS
• 2025-11-11 Pending — Hive MLS
• 2025-11-11 Listing Removed — Hive MLS
• 2025-10-28 Listed $33,000 Hive MLS

Property tax history

+6.9%/yr

Latest (2025): $709 · +160.4% YoY. Source: county tax records.