1095 James Rd · Robersonville, NC 27871

$150,000

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 209 Days on market

Built 1993 0.54 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 +24.4/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Appreciation +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Three-bedroom, two-bathroom mobile home situated on 0.53 acres in the quiet town of Robersonville, NC. New back porch and vinyl siding was added in 2025. Seller has removed kitchen cabinets and countertops and is in the process of replacing with new cabinets and countertops. Seller is also in the process of renovating both bathrooms. Large backyard with two outbuildings, one of which is wired for power, ideal for a workshop, storage, or hobby space.

Key facts

• Large backyard
• Two outbuildings
• Vinyl siding

Tags

• NEW BACK PORCH
• VINYL SIDING
• LARGE BACKYARD
• TWO OUTBUILDINGS
• WIRED FOR POWER

Property features AI

Finance

• Other: Zoning: R

Exterior

• Parking: Unpaved parking
• Utilities: Well water; Septic tank; No additional utilities listed
• Home design: Manufactured home; Single-story; Residential property
• Construction: Vinyl siding; Wood frame construction; Aluminum roof; Built as a manufactured home
• Exterior features: Front porch; Shed(s) and additional storage; Interior lot; Has a view

Interior

• Kitchen: Electric oven; Electric water heater
• Bedrooms: Master downstairs
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Master bedroom on the main floor; Crawl space basement (no finished basement)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#190 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: employment D+, amenities F, commute 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 Middle (204 students, 98% FRL); 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: 21 active listings in the ZIP.

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 209 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $70k; list at $150k implies a 114% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 209 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.03% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.67%
• DSCR: 1.39
• GRM: 8.1

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: 15.6%
• Equity multiple: 1.89×
• Total profit: $37,344
• Equity at exit: $67,446

10-year hold

• IRR: 17.2%
• Equity multiple: 3.52×
• Total profit: $105,812
• Equity at exit: $103,943

Cash invested: $42,000 (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 27871

• Active inventory: 21
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$67 /mo · $810/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $303

Break-even live

Break-even rent $1,160

Max offer price $150,000

Occupancy floor 75%

Sensitivity live

Price	-10% $388	-5% $346	+0% $303	+5% $261	+10% $219
Rent	-10% $181	-5% $242	+0% $303	+5% $364	+10% $425
Rate	-1.0pp $379	-0.5pp $342	base $303	+0.5pp $265	+1.0pp $225

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $150,000 Active 209 DOM
2. 2026-06-18
   days on market $150,000 Active 208 DOM
3. 2026-06-17
   days on market $150,000 Active 207 DOM
4. 2026-06-16
   days on market $150,000 Active 206 DOM
5. 2026-06-15
   days on market $150,000 Active 205 DOM
6. 2026-06-14
   days on market $150,000 Active 203 DOM
7. 2026-06-12
   days on market $150,000 Active 202 DOM
8. 2026-06-09
   days on market $150,000 Active 199 DOM
9. 2026-06-08
   days on market $150,000 Active 198 DOM
10. 2026-06-07
    days on market $150,000 Active 197 DOM
11. 2026-06-03
    days on market $150,000 Active 193 DOM
12. 2026-06-02
    days on market $150,000 Active 192 DOM
13. 2026-06-01
    days on market $150,000 Active 191 DOM
14. 2026-05-31
    days on market $150,000 Active 190 DOM
15. 2026-05-30
    days on market $150,000 Active 189 DOM
16. 2026-02-04
    price $150,000
17. 2025-11-22
    listed $180,000 Active
18. 2019-06-19
    soldstatus $70,000

ⓘ 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: $810 · $67/mo
• Projected year-2 tax: $1,230 · $102/mo
• Expected delta: +$420/yr (+$35/mo · 51.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $18,532
• − Mortgage interest: −$8,402
• − Property taxes: −$810
• − Insurance: −$750
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$4,364
• Taxable income: $1,241
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $3,343/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 — Robersonville

• Score: 68/100
• State rank: #190
• US rank: #9464

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,559

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 0.60)
• Race & ethnicity: Black 45% White 45% Two or more races 10% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 3% Lithuanian 1% Italian 1%
• Foreign-born: 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: —
• Current HPI: —
• 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

+114.3% since first listed

3 events — show timeline

• 2026-02-04 Price Changed $150,000 Hive MLS
• 2025-11-22 Listed $180,000 Hive MLS
• 2019-06-19 Sold (Public Records) $70,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $810 · +43.0% YoY. Source: county tax records.