159 Batchelor Farm Ln · Kenansville, NC 28349

$179,000

3 bd · 1.0 ba · 2,280 sqft · Manufactured public records · 48 Days on market

Built 2007 1.00 ac lot

---

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 +21.7/30.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• Appreciation +5.7/10.0
• 1% rule +4.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Cute large home. Spacious living room with fireplace. Large kitchen with eat in kitchen. Property to be sold as-is. Ask your agent for details. Please note utilities are off at this property-bring a flashlight. See agent remarks for bidding instructions.

Key facts

• Country setting
• Huge kitchen
• 1 acre lot

Tags

• HUGE KITCHEN
• SCREENED IN BACK PORCH
• COUNTRY SETTING

Property features AI

Exterior

• Parking: On-site parking
• Utilities: Public water; Water connected
• Home design: Manufactured home (residential); One level / single-story; Entry level: 1
• Construction: Vinyl siding and frame construction; Brick/mortar foundation; Shingle roof; Built as a manufactured home
• Exterior features: Porch with screened area; Has a view

Interior

• Kitchen: Kitchen island
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Heat pump; Electric heating; Fireplace(s)
• Interior features: Walk-in closets; Kitchen island; Ceiling fans; Window coverings

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $179k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $175k (2.2% below list).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#165 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime C-, employment D, amenities F.
• Duplin County Schools (rural): math 23% / reading 32% proficiency, ranked #153 of 178 in NC (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kenansville Elementary (math 26% / reading 33%, grade F, #975 of 1,410 statewide, top 71%, 613 students, 100% FRL); James Kenan High (math 27% / reading 32%, grade F, #459 of 535 statewide, top 87%, 784 students, 100% FRL) — zoned schools average 100% FRL vs 74% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 active listings in the ZIP; 134 units permitted in Duplin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $2k appreciation (1.3% local appreciation)).
• Duplin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $50k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $36k; list at $179k implies a 404% 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 $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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. 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.
4. 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.
5. 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: 0.98% ✗
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.48×
• Total profit: $23,932
• Equity at exit: $64,336

10-year hold

• IRR: 12.8%
• Equity multiple: 2.61×
• Total profit: $80,692
• Equity at exit: $88,052

Cash invested: $50,120 (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 28349

• Home prices YoY: 0.6%
• Active inventory: 17
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$93 /mo · $1,113/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $276

Break-even live

Break-even rent $1,400

Max offer price $179,000

Occupancy floor 79%

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-19
   days on market $179,000 Active 48 DOM
2. 2026-06-18
   days on market $179,000 Active 47 DOM
3. 2026-06-17
   days on market $179,000 Active 46 DOM
4. 2026-06-16
   pricedays on market $179,000 Active 45 DOM
5. 2026-06-15
   days on market $189,000 Active 44 DOM
6. 2026-06-14
   days on market $189,000 Active 42 DOM
7. 2026-06-13
   days on market $189,000 Active 41 DOM
8. 2026-06-10
   days on market $189,000 Active 39 DOM
9. 2026-06-09
   days on market $189,000 Active 38 DOM
10. 2026-06-08
    days on market $189,000 Active 37 DOM
11. 2026-06-07
    days on market $189,000 Active 36 DOM
12. 2026-06-05
    days on market $189,000 Active 33 DOM
13. 2026-06-03
    days on market $189,000 Active 32 DOM
14. 2026-06-02
    days on market $189,000 Active 31 DOM
15. 2026-06-01
    days on market $189,000 Active 30 DOM
16. 2026-05-31
    days on market $189,000 Active 29 DOM
17. 2026-05-30
    days on market $189,000 Active 28 DOM
18. 2026-05-02
    listed $189,000 Active
19. 2026-04-21
    status Active
20. 2026-04-13
    historical Active Under Contract
21. 2026-04-01
    price $175,000
22. 2026-01-04
    status Active
23. 2026-01-04
    price $189,000
24. 2025-12-23
    historical Active Under Contract
25. 2025-11-21
    price $194,000
26. 2025-11-21
    status Active
27. 2025-11-03
    status Pending
28. 2025-10-14
    status Active
29. 2025-09-29
    historical
30. 2025-09-29
    status Pending
31. 2025-09-25
    listed $199,000 Active
32. 2014-02-25
    soldstatus $35,500 254-char remark

    Show marketing remark (254 chars)

    Cute large home. Spacious living room with fireplace. Large kitchen with eat in kitchen. Property to be sold as-is. Ask your agent for details. Please note utilities are off at this property-bring a flashlight. See agent remarks for bidding instructions.

33. 2014-02-25
    soldstatus $35,500 254-char remark

    Show marketing remark (254 chars)

    Cute large home. Spacious living room with fireplace. Large kitchen with eat in kitchen. Property to be sold as-is. Ask your agent for details. Please note utilities are off at this property-bring a flashlight. See agent remarks for bidding instructions.

34. 2013-12-23
    listed $41,000 254-char remark

    Show marketing remark (254 chars)

    Cute large home. Spacious living room with fireplace. Large kitchen with eat in kitchen. Property to be sold as-is. Ask your agent for details. Please note utilities are off at this property-bring a flashlight. See agent remarks for bidding instructions.

35. 2013-12-23
    listed $41,000 254-char remark

    Show marketing remark (254 chars)

    Cute large home. Spacious living room with fireplace. Large kitchen with eat in kitchen. Property to be sold as-is. Ask your agent for details. Please note utilities are off at this property-bring a flashlight. See agent remarks for bidding instructions.

ⓘ 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: $1,113 · $93/mo
• Projected year-2 tax: $1,468 · $122/mo
• Expected delta: +$355/yr (+$30/mo · 31.8%)

ⓘ 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 ≥107°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,999
• − Mortgage interest: −$10,027
• − Property taxes: −$1,113
• − Insurance: −$895
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$5,207
• Taxable income: $397
• Est. tax owed @ 24.0%: −$95
• After-tax cash flow: $3,221/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: Duplin County Schools
• NCES district ID: 3701200
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 32% ▼ -1.00%
• Median HH income: $34,900
• Composite: 22.66/100
• National rank: #8052
• State rank: #153 of 178 in NC

Livability — Kenansville

• Score: 69/100
• State rank: #165
• US rank: #8881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,852

Population outlook (Duplin County) Hauer SSP2

• Today (2025): 57,701 people
• By 2030: 56,333 · -2.4%
• By 2040: 52,736 · -8.6%
• By 2050: 48,426 · -16.1%
• By 2075: 36,339 · -37.0%
• By 2100: 23,866 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 58% Black 28% Hispanic / Latino 9% Asian 3% Two or more races 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 7% Arabic 2% Other Indo-European 2%

Political lean MEDSL · Duplin

• 2024 margin: Strong R (+28.9) · D 35.2% · R 64.2%
• 2008→2024 swing: -19.5pp toward R · 2008: -9.4pp · 2024: -28.9pp
• All cycles: 2024: R+28.9 2020: R+22.1 2016: R+19.2 2012: R+11.8 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.34%
• Current HPI: 235.6282
• 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

+361.0% since first listed

18 events — show timeline

• 2026-05-02 Listed $189,000 Hive MLS
• 2026-04-21 Relisted — Hive MLS
• 2026-04-13 Contingent — Hive MLS
• 2026-04-01 Price Changed $175,000 Hive MLS
• 2026-01-04 Relisted — Hive MLS
• 2026-01-04 Price Changed $189,000 Hive MLS
• 2025-12-23 Contingent — Hive MLS
• 2025-11-21 Price Changed $194,000 Hive MLS
• 2025-11-21 Relisted — Hive MLS
• 2025-11-03 Pending — Hive MLS
• 2025-10-14 Relisted — Hive MLS
• 2025-09-29 Listing Removed — Hive MLS
• 2025-09-29 Pending — Hive MLS
• 2025-09-25 Listed $199,000 Hive MLS
• 2014-02-25 Sold (MLS) $35,500 AMLSNC
• 2014-02-25 Sold (MLS) $35,500 TMLS
• 2013-12-23 Listed $41,000 AMLSNC
• 2013-12-23 Listed $41,000 TMLS

Property tax history

+4.9%/yr

Latest (2025): $1,113 · +57.4% YoY. Source: county tax records.