Timberhill A Plan · Woodfin, NC 28804

$269,522

3 bd · 2.5 ba · 1,711 sqft · SingleFamily · 765 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 +2.9/30.0
• 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 765 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 — $494,364.

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 $-2k ($-19k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (3.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (15.8% below list).
• Recommended offer: $227k (15.8% 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; 465 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 31% of the median local income ($88k/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 $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 765 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $226,857 (15.8% 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 765 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.46% ✗
• Cap rate: 2.35%
• Cash-on-cash: -14.08%
• DSCR: 0.37
• GRM: 18.2

CMA / ARV

• ARV (median comp): $494,364
• List price: $269,522
• Delta: -45.48%
• 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%)	4mo	$470,000	$291	66
2 Westminster Dr	0.54mi	3/2.5	1,683 (-2%)	11mo	$395,000	$235	63
4 Highlander Rd	0.40mi	3/2.0	1,812 (+6%)	12mo	$452,500	$250	60
338 Espen Rdg	0.41mi	3/2.5	1,945 (+14%)	3mo	$495,000	$254	55
447 Creekside Dr	0.72mi	3/2.0	1,645 (-4%)	8mo	$438,000	$266	52
34 Knoll Ridge Dr	0.50mi	3/3.0	1,923 (+12%)	3mo	$455,000	$237	52
61 Knoll Ridge Dr	0.64mi	3/2.0	1,555 (-9%)	2mo	$505,000	$325	51
93 Stoney Hill Ct	0.58mi	3/2.0	1,884 (+10%)	6mo	$456,000	$242	49
896 Aiken Rd	0.62mi	2/2.0 (-1)	1,571 (-8%)	2mo	$430,000	$274	48
56 Knoll Ridge Dr	0.63mi	3/2.0	1,529 (-11%)	4mo	$415,000	$271	48
65 Knoll Ridge Dr	0.67mi	3/2.0	1,529 (-11%)	8mo	$369,000	$241	42
110 Leisure Mountain Rd #30	0.65mi	2/2.5 (-1)	1,488 (-13%)	4mo	$357,000	$240	40

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: -45.6%
• Equity multiple: -0.37×
• Total profit: $-189,179
• Equity at exit: $73,711

10-year hold

• IRR: —
• Equity multiple: -1.31×
• Total profit: $-319,855
• Equity at exit: $42,744

Cash invested: $138,422 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 17 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $383,778 ($213/sqft)
• Median days on market: 335 d
• This list price: 12% of active listings are priced below it
• ARV vs active asking: +35.5% 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: 465
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,269 high
• Mortgage (P&I): −$2,592
• Tax est. 1.5%: −$618 /mo · $7,415/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-1,624

Break-even live

Break-even rent $4,325

Max offer price $259,330

Occupancy floor —

Sensitivity live

Price	-10% $-1,283	-5% $-1,453	+0% $-1,624	+5% $-1,795	+10% $-1,966
Rent	-10% $-1,803	-5% $-1,714	+0% $-1,624	+5% $-1,535	+10% $-1,445
Rate	-1.0pp $-1,375	-0.5pp $-1,499	base $-1,624	+0.5pp $-1,752	+1.0pp $-1,883

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: $123,591
• Closing costs: $14,831
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Barnwood Dr Asheville, NC	1.0–3.0	1.0–2.0	955	$1,875	$1.96	0d	16	0.15mi
89 Black Locust Dr Asheville, NC	3.0	2.0	1216	$1,850	$1.52	5d	1	0.29mi
191 Cherry Springs Ln Asheville, NC	3.0	3.0	2036	$2,800	$1.38	2d	1	0.31mi
602 Highline Dr Asheville, NC	1.0–3.0	1.0–2.0	1070	$2,099	$1.96	0d	14	0.90mi
19 Barnett Shoals Dr Weaverville, NC	3.0	2.5	1310	$2,200	$1.68	109d	1	1.13mi
14 Loftin St Weaverville, NC	3.0	2.0	1800	$2,700	$1.50	109d	1	1.15mi
20 Sandstone Dr Weaverville, NC	3.0	2.5	2135	$3,200	$1.50	139d	1	1.23mi
560 Country Oak Dr Asheville, NC	4.0	2.5	1995	$2,850	$1.43	139d	1	1.24mi
1070 Cider Mill Loop Weaverville, NC	3.0	2.0	1303	$1,895	$1.45	2d	1	1.30mi
1070 Cider Mill Loop Weaverville, NC	3.0	2.0	1383	$2,210	$1.60	140d	1	1.30mi

Listing history 50 events

1. 2026-09-23
   days on market $269,522 Active 765 DOM
2. 2026-09-22
   days on market $269,522 Active 764 DOM
3. 2026-09-21
   days on market $269,522 Active 763 DOM
4. 2026-09-20
   days on market $269,522 Active 762 DOM
5. 2026-09-18
   days on market $269,522 Active 760 DOM
6. 2026-09-17
   days on market $269,522 Active 759 DOM
7. 2026-09-16
   days on market $269,522 Active 758 DOM
8. 2026-09-15
   days on market $269,522 Active 757 DOM
9. 2026-09-14
   days on market $269,522 Active 756 DOM
10. 2026-09-13
    days on market $269,522 Active 755 DOM
11. 2026-09-12
    days on market $269,522 Active 754 DOM
12. 2026-09-11
    days on market $269,522 Active 753 DOM
13. 2026-09-05
    days on market $269,522 Active 747 DOM
14. 2026-09-04
    days on market $269,522 Active 746 DOM
15. 2026-09-03
    days on market $269,522 Active 745 DOM
16. 2026-08-30
    days on market $269,522 Active 741 DOM
17. 2026-08-29
    days on market $269,522 Active 740 DOM
18. 2026-08-28
    days on market $269,522 Active 739 DOM
19. 2026-08-27
    days on market $269,522 Active 738 DOM
20. 2026-08-26
    days on market $269,522 Active 737 DOM
21. 2026-08-25
    days on market $269,522 Active 736 DOM
22. 2026-08-24
    days on market $269,522 Active 735 DOM
23. 2026-08-23
    days on market $269,522 Active 734 DOM
24. 2026-08-22
    days on market $269,522 Active 733 DOM
25. 2026-08-21
    days on market $269,522 Active 732 DOM
26. 2026-08-20
    days on market $269,522 Active 731 DOM
27. 2026-08-19
    days on market $269,522 Active 730 DOM
28. 2026-08-18
    days on market $269,522 Active 729 DOM
29. 2026-08-17
    days on market $269,522 Active 728 DOM
30. 2026-08-16
    days on market $269,522 Active 727 DOM
31. 2026-08-15
    days on market $269,522 Active 726 DOM
32. 2026-08-15
    days on market $269,522 Active 725 DOM
33. 2026-08-13
    days on market $269,522 Active 724 DOM
34. 2026-08-12
    days on market $269,522 Active 723 DOM
35. 2026-08-11
    days on market $269,522 Active 722 DOM
36. 2026-08-10
    days on market $269,522 Active 721 DOM
37. 2026-08-09
    days on market $269,522 Active 720 DOM
38. 2026-08-08
    days on market $269,522 Active 719 DOM
39. 2026-08-07
    days on market $269,522 Active 718 DOM
40. 2026-08-06
    days on market $269,522 Active 717 DOM
41. 2026-08-05
    days on market $269,522 Active 716 DOM
42. 2026-08-04
    days on market $269,522 Active 715 DOM
43. 2026-08-03
    days on market $269,522 Active 714 DOM
44. 2026-07-31
    days on market $269,522 Active 711 DOM
45. 2026-07-29
    days on market $269,522 Active 709 DOM
46. 2026-07-27
    days on market $269,522 Active 707 DOM
47. 2026-07-25
    days on market $269,522 Active 705 DOM
48. 2026-07-23
    days on market $269,522 Active 703 DOM
49. 2026-07-22
    days on market $269,522 Active 702 DOM
50. 2026-07-21
    days on market $269,522 Active 701 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: $27,223
• − Mortgage interest: −$27,692
• − Property taxes: −$7,415
• − Insurance: −$2,472
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − Depreciation: −$14,381
• Taxable loss: −$29,094
• Est. tax savings @ 24.0%: +$6,982
• After-tax cash flow: $-12,509/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