660 Mountain Top Rd · Marble, NC 28905

$75,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 313 Days on market

Built 1985 1.00 ac lot Est $128k · 41% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Appreciation +5.9/10.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

* * Bring all offers!!! * * Back on the market due to no fault of the seller * * Bring your tools, your dreams, and maybe a snack—it's gonna be a fun ride. This 3-bedroom, 2-bath manufactured home sits on 1 unrestricted acre with a gorgeous front-facing view that makes even your morning toast feel fancy. Yes, she needs a little TLC (Tender Loving Construction), but the bones are there—and so is the equity. Neighboring homes in the area have recently sold for over $300,000, so there's serious upside for anyone willing to put in some elbow grease (or hire someone who will). Inside, you'll find a spacious layout with a primary suite, two guest bedrooms, and plenty of potential

Key facts

• Garden
• Unrestricted acre
• Front-facing view

Tags

• UNRESTRICTED ACRE
• FRONT-FACING VIEW
• NO HOA
• ROOM TO ROAM
• GARDEN
• PARK AN RV

Property features AI

Exterior

• Parking: Carport (1 space); Attached parking; Asphalt and gravel driveway
• Security: Smoke detector(s)
• Utilities: Private well water; Septic tank sewer
• Home design: Manufactured home; Single-story
• Construction: Aluminum siding
• Exterior features: Composition roof; 1-acre lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dishwasher; Refrigerator; Electric water heater; Smoke detector(s)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 2.6% in Marble — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 60/100 on livability (#509 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: health & safety C-, schools F, crime F.
• Cherokee County Schools (rural): math 42% / reading 47% proficiency, ranked #90 of 178 in NC (top 51%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 87 active listings in the ZIP; 232 units permitted in Cherokee County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($519 loan paydown + $1k appreciation (1.8% local appreciation)).
• Cherokee County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.8% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 313 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $50k (40%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $75k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 313 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. 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?
6. 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.
7. 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.
8. 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: 1.39% ✓
• Cap rate: 12.31%
• Cash-on-cash: 21.48%
• DSCR: 1.96
• GRM: 6.0

CMA / ARV

• ARV (on-the-fly): $127,776
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
738 Mountain Top Rd	0.09mi	3/2.0	1,120 (+6%)	8mo	$135,000	$121	79

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

Projected returns pro-forma

1.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.3%
• Equity multiple: 2.35×
• Total profit: $28,444
• Equity at exit: $28,934

10-year hold

• IRR: 27.2%
• Equity multiple: 4.50×
• Total profit: $73,559
• Equity at exit: $41,174

Cash invested: $21,000 (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 28905

• Home prices YoY: 0.9%
• Active inventory: 87
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$23 /mo · $281/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $376

Break-even live

Break-even rent $567

Max offer price $75,000

Occupancy floor 59%

Sensitivity live

Price	-10% $418	-5% $397	+0% $376	+5% $355	+10% $333
Rent	-10% $293	-5% $335	+0% $376	+5% $417	+10% $458
Rate	-1.0pp $414	-0.5pp $395	base $376	+0.5pp $356	+1.0pp $337

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-17
   days on marketlisting id $75,000 Pending 313 DOM
2. 2026-06-01
   days on marketlisting id $75,000 Pending
3. 2026-05-25
   status Pending
4. 2026-05-21
   status Active
5. 2026-05-21
   price $75,000
6. 2026-04-27
   status Pending
7. 2026-03-25
   status Active
8. 2026-02-20
   status Pending
9. 2026-01-01
   price $90,000
10. 2026-01-01
    status Active
11. 2026-01-01
    historical
12. 2025-09-17
    price $95,000
13. 2025-09-17
    price $95,000
14. 2025-06-19
    price $100,000
15. 2025-06-19
    price $100,000
16. 2025-06-02
    listed $125,000 Active
17. 2025-05-20
    listed $125,000 Active
18. 2009-11-18
    soldstatus $40,000

ⓘ 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: $281 · $23/mo
• Projected year-2 tax: $615 · $51/mo
• Expected delta: +$334/yr (+$28/mo · 118.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,514
• − Mortgage interest: −$4,201
• − Property taxes: −$281
• − Insurance: −$375
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$2,182
• Taxable income: $3,473
• Est. tax owed @ 24.0%: −$833
• After-tax cash flow: $3,677/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: Cherokee County Schools
• NCES district ID: 3700780
• Math proficiency: 42% ▲ 1.00%
• Reading proficiency: 47% ▼ -2.00%
• Median HH income: $36,424
• Composite: 36.91/100
• National rank: #4542
• State rank: #90 of 178 in NC

Livability — Marble

• Score: 60/100
• State rank: #509
• US rank: #18665

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,316

Population outlook (Cherokee County) Hauer SSP2

• Today (2025): 25,672 people
• By 2030: 24,504 · -4.5%
• By 2040: 21,955 · -14.5%
• By 2050: 19,592 · -23.7%
• By 2075: 15,128 · -41.1%
• By 2100: 11,203 · -56.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 3% Native American 3% Asian 1% Black 1% Hispanic / Latino 1%
• Common ancestry: Serbian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 0%
• Languages at home: 98% English-only · Other Asian/Pacific 2% Spanish 1%

Political lean MEDSL · Cherokee

• 2024 margin: Solid R (+57.5) · D 20.8% · R 78.2% · Other 1.0%
• 2008→2024 swing: -18.9pp toward R · 2008: -38.6pp · 2024: -57.5pp
• All cycles: 2024: R+57.5 2020: R+55.1 2016: R+57.0 2012: R+46.2 2008: R+38.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.84%
• Current HPI: 198.6101
• 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

+87.5% since first listed

16 events — show timeline

• 2026-05-25 Pending — MLBOR
• 2026-05-21 Relisted — MLBOR
• 2026-05-21 Price Changed $75,000 MLBOR
• 2026-04-27 Pending — MLBOR
• 2026-03-25 Relisted — MLBOR
• 2026-02-20 Pending — MLBOR
• 2026-01-01 Price Changed $90,000 MLBOR
• 2026-01-01 Relisted — MLBOR
• 2026-01-01 Delisted — MLBOR
• 2025-09-17 Price Changed $95,000 MLBOR
• 2025-09-17 Price Changed $95,000 MLBOR
• 2025-06-19 Price Changed $100,000 MLBOR
• 2025-06-19 Price Changed $100,000 MLBOR
• 2025-06-02 Listed $125,000 MLBOR
• 2025-05-20 Listed $125,000 MLBOR
• 2009-11-18 Sold (Public Records) $40,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $281 · +0.0% YoY. Source: county tax records.