Timberhill A Plan · Woodfin, NC 28804

$269,522

3 bd · 2.5 ba · 1,711 sqft · SingleFamily · 719 Days on market

Excellent condition ↓ 4% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Condition / age +4.8/5.0
• Livability +3.0/5.0
• Cash flow +2.6/30.0
• Rent growth +2.6/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cozy cabin feel for the country or the mountains with a covered front deck to enjoy the scenery. You will love this 3 bedroom, 2.5 bath plan. You will find the master on the main floor and 2 bedrooms upstairs. The optional fireplace is sure to warm up the spacious great room.

Key facts

• Master on main floor
• Covered front deck
• Listed 718 days

Tags

• COVERED FRONT DECK
• MASTER ON MAIN FLOOR

🏗️ New construction. The $269,522 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $494,012.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $270k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (19.1% below list).
• Recommended offer: $218k (19.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#538 in NC) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A-, cost of living B; 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: Weaverville Elementary (math 57% / reading 67%, grade B, #179 of 1,410 statewide, top 14%, 303 students, 48% FRL); North Buncombe Middle (math 63% / reading 59%, grade B+, #40 of 475 statewide, top 9%, 504 students, 45% FRL); North Buncombe High (math 67% / reading 65%, grade B, #154 of 535 statewide, top 29%, 956 students, 42% FRL) — zoned schools at 45% FRL track the district average.
• Zoned-school proficiency averages 63% at this address vs 48% district-wide (+16 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: Rents flat; 425 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,305 units permitted in Buncombe County in 2024 (1,855 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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.

Negotiation context

• It's been on market 719 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $218,065 (19.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 719 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.44% ✗
• Cap rate: 2.18%
• Cash-on-cash: -14.67%
• DSCR: 0.35
• GRM: 18.9

CMA / ARV

• ARV (median comp): $494,012
• List price: $269,522
• Delta: -45.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Marlwood Ct #127	0.43mi	3/2.0	1,614 (-6%)	2mo	$470,000	$291	67
2 Westminster Dr	0.54mi	3/2.5	1,683 (-2%)	9mo	$395,000	$235	65
4 Highlander Rd	0.40mi	3/2.0	1,812 (+6%)	10mo	$452,500	$250	61
338 Espen Rdg	0.41mi	3/2.5	1,945 (+14%)	2mo	$495,000	$254	56
447 Creekside Dr	0.72mi	3/2.0	1,645 (-4%)	6mo	$438,000	$266	53
34 Knoll Ridge Dr	0.50mi	3/3.0	1,923 (+12%)	1mo	$455,000	$237	53
61 Knoll Ridge Dr	0.64mi	3/2.0	1,555 (-9%)	0mo	$505,000	$325	52
93 Stoney Hill Ct	0.58mi	3/2.0	1,884 (+10%)	5mo	$456,000	$242	50
896 Aiken Rd	0.62mi	2/2.0 (-1)	1,571 (-8%)	1mo	$430,000	$274	50
56 Knoll Ridge Dr	0.63mi	3/2.0	1,529 (-11%)	2mo	$415,000	$271	49
65 Knoll Ridge Dr	0.67mi	3/2.0	1,529 (-11%)	7mo	$369,000	$241	43
110 Leisure Mountain Rd #30	0.65mi	2/2.5 (-1)	1,488 (-13%)	2mo	$357,000	$240	41

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

Projected returns pro-forma

-3.0% appreciation · 0.46% rent growth · sell at horizon

5-year hold

• IRR: -47.0%
• Equity multiple: -0.40×
• Total profit: $-193,173
• Equity at exit: $73,659

10-year hold

• IRR: —
• Equity multiple: -1.37×
• Total profit: $-327,980
• Equity at exit: $42,713

Cash invested: $138,323 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 11 under contract
• Months of supply: 6.8 mo (15%/mo absorbed)
• Median asking: $402,450 ($234/sqft)
• Median days on market: 225 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: +23.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 28804

• Rents YoY: 0.5%
• Active inventory: 425
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,181 high
• Mortgage (P&I): −$2,591
• Tax est. 1.5%: −$618 /mo · $7,410/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $-1,691

Break-even live

Break-even rent $4,322

Max offer price $249,279

Occupancy floor —

Sensitivity live

Price	-10% $-1,350	-5% $-1,521	+0% $-1,691	+5% $-1,862	+10% $-2,033
Rent	-10% $-1,864	-5% $-1,777	+0% $-1,691	+5% $-1,605	+10% $-1,519
Rate	-1.0pp $-1,443	-0.5pp $-1,566	base $-1,691	+0.5pp $-1,819	+1.0pp $-1,950

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: $123,503
• Closing costs: $14,820
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Barnwood Dr Asheville, NC	1.0–3.0	1.0–2.0	955	$1,995	$2.09	63d	15	0.15mi
89 Black Locust Dr Asheville, NC	3.0	2.0	1216	$1,600	$1.32	72d	1	0.29mi
602 Highline Dr Asheville, NC	1.0–3.0	1.0–2.0	1070	$2,195	$2.05	63d	18	0.90mi
19 Barnett Shoals Dr Weaverville, NC	3.0	2.5	1310	$2,200	$1.68	63d	1	1.13mi
14 Loftin St Weaverville, NC	3.0	2.0	1800	$2,700	$1.50	63d	1	1.15mi
20 Sandstone Dr Weaverville, NC	3.0	2.5	2135	$3,200	$1.50	93d	1	1.23mi
560 Country Oak Dr Asheville, NC	4.0	2.5	1995	$2,850	$1.43	93d	1	1.24mi
1070 Cider Mill Loop Weaverville, NC	3.0	2.0	1383	$2,210	$1.60	93d	1	1.30mi

Listing history 50 events

1. 2026-08-08
   days on market $269,522 Active 719 DOM
2. 2026-08-07
   days on market $269,522 Active 718 DOM
3. 2026-08-06
   days on market $269,522 Active 717 DOM
4. 2026-08-05
   days on market $269,522 Active 716 DOM
5. 2026-08-04
   days on market $269,522 Active 715 DOM
6. 2026-08-03
   days on market $269,522 Active 714 DOM
7. 2026-07-31
   days on market $269,522 Active 711 DOM
8. 2026-07-29
   days on market $269,522 Active 709 DOM
9. 2026-07-27
   days on market $269,522 Active 707 DOM
10. 2026-07-25
    days on market $269,522 Active 705 DOM
11. 2026-07-23
    days on market $269,522 Active 703 DOM
12. 2026-07-22
    days on market $269,522 Active 702 DOM
13. 2026-07-21
    days on market $269,522 Active 701 DOM
14. 2026-07-18
    days on market $269,522 Active 698 DOM
15. 2026-07-16
    days on market $269,522 Active 696 DOM
16. 2026-07-16
    days on market $269,522 Active 695 DOM
17. 2026-07-14
    days on market $269,522 Active 694 DOM
18. 2026-07-14
    days on market $269,522 Active 693 DOM
19. 2026-07-12
    days on market $269,522 Active 692 DOM
20. 2026-07-11
    days on market $269,522 Active 691 DOM
21. 2026-07-10
    days on market $269,522 Active 690 DOM
22. 2026-07-09
    days on market $269,522 Active 689 DOM
23. 2026-07-08
    days on market $269,522 Active 688 DOM
24. 2026-07-07
    days on market $269,522 Active 687 DOM
25. 2026-07-06
    days on market $269,522 Active 686 DOM
26. 2026-07-05
    days on market $269,522 Active 685 DOM
27. 2026-07-04
    days on market $269,522 Active 684 DOM
28. 2026-07-03
    days on market $269,522 Active 683 DOM
29. 2026-07-02
    days on market $269,522 Active 682 DOM
30. 2026-07-01
    days on market $269,522 Active 681 DOM
31. 2026-06-30
    days on market $269,522 Active 680 DOM
32. 2026-06-29
    days on market $269,522 Active 679 DOM
33. 2026-06-28
    days on market $269,522 Active 678 DOM
34. 2026-06-28
    days on market $269,522 Active 677 DOM
35. 2026-06-27
    days on market $269,522 Active 676 DOM
36. 2026-06-25
    days on market $269,522 Active 674 DOM
37. 2026-06-23
    days on market $269,522 Active 672 DOM
38. 2026-06-22
    days on market $269,522 Active 671 DOM
39. 2026-06-18
    days on market $269,522 Active 668 DOM
40. 2026-06-17
    days on market $269,522 Active 667 DOM
41. 2026-06-16
    days on market $269,522 Active 666 DOM
42. 2026-06-15
    price $269,522 Active 665 DOM
43. 2026-06-15
    days on market $263,565 Active 665 DOM
44. 2026-06-14
    days on market $263,565 Active 663 DOM
45. 2026-06-10
    days on market $263,565 Active 660 DOM
46. 2026-06-09
    days on market $263,565 Active 659 DOM
47. 2026-06-08
    days on market $263,565 Active 658 DOM
48. 2026-06-07
    days on market $263,565 Active 657 DOM
49. 2026-06-03
    days on market $263,565 Active 653 DOM
50. 2026-06-02
    days on market $263,565 Active 652 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $26,168
• − Mortgage interest: −$27,672
• − Property taxes: −$7,410
• − Insurance: −$2,470
• − Repairs & maintenance: −$2,093
• − Management: −$2,093
• − Depreciation: −$14,371
• Taxable loss: −$29,943
• Est. tax savings @ 24.0%: +$7,186
• After-tax cash flow: $-13,109/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.

Condition & rehab AI · 13 photos

Excellent 95/100 None rehab

This home is in excellent condition with modern updates and a well-maintained exterior. It is move-in ready and would be a great investment for both resale and rental markets.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both interior paint — fresh paint can make a home more appealing ↑
• Both kitchen backsplash — adds a modern touch and can increase value ↑

C Composite school gradezoned avg 63/100

Zoned Schools

Elementary Weaverville Elementary B NC #179/1,410 Nat'l #6,217/41,679 Middle North Buncombe Middle B+ NC #40/475 Nat'l #1,667/14,009 High North Buncombe High B NC #154/535 Nat'l #2,694/17,239

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

D Composite livability gradescore 59/100

Livability — Woodfin

• Score: 59/100
• State rank: #538
• US rank: #19731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodfin, NC
• County: Buncombe County · 286,475 people
• Metro: Asheville, NC
• Population (ZIP): 25,776
• Household income: $88,312
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 14% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 9% Hispanic / Latino 8% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 5% Lithuanian 4% Serbian 3%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1%

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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: ▼ -410.50%
• Current HPI: 333.3821
• Rent YoY: ▲ 0.46%
• Metro: Asheville, NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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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

-3.7% since first listed

3 events — show timeline

• 2025-10-20 Price Changed $263,565 Zillow
• 2025-06-11 Price Changed $259,670 Zillow
• 2024-08-19 Listed $273,567 Zillow