129 Ridgecrest Ave · Marble, NC 28905

$175,000

3 bd · 2.0 ba · 2,042 sqft · SingleFamily public records · 110 Days on market

Built 1968 2.06 ac lot

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Why this score? — see what drove the D 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 +12.4/30.0
• ARV discount +7.5/15.0
• Appreciation +5.9/10.0
• DSCR +3.7/10.0
• Schools +3.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks

3 bed/2 bath ranch on 1+ acre w/ easy access to Hwy 74. Home features a traditional layout w/ eat-in kitchen, living room w/ fireplace, den w/ wood stove, and primary bedroom suite. Additional bonus room/bedroom and laundry area just off the kitchen appear to currently be unheated and are not counted in overall advertised square footage. Private backyard w/ several outbuildings. Ready for new owners to update and make their own. Owned by HUD. Case#387-070968. Insured Escrow, Subject to Appraisal. Property presumed to be on well/septic but unable to confirm via public records. Seller/listing agent makes no representations or warranties as to property condition. Sold As-Is. Equal Housing Oppo

Key facts

• Private backyard
• Den with wood stove
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• LIVING ROOM WITH FIREPLACE
• DEN WITH WOOD STOVE
• PRIMARY BEDROOM SUITE
• PRIVATE BACKYARD
• SEVERAL OUTBUILDINGS

Property features AI

Finance

• Other: Lot size approximately 1.35 acres
• HOA & community: No HOA

Exterior

• Parking: Attached garage with 2 spaces; Main-level garage
• Utilities: Well water (see remarks); Septic system installed (see remarks)
• Home design: Single-family residence (site built); One story; Residential zoning
• Construction: Partial brick and wood construction; Crawl space and slab foundation
• Exterior features: Patio with screened area; Rolling slope lot; Concrete and paved road access; publicly maintained road

Interior

• Kitchen: Appliances: Other (unspecified)
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating; No central cooling listed
• Interior features: Den and living room feature fireplaces; Nine total rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $-28 ($-338/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (27.0% below list).
• Recommended offer: $128k (27.0% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.4% 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-, crime F, amenities 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.
• Zoned schools: Murphy Elementary (math 52% / reading 47%, grade D, #417 of 1,410 statewide, top 32%, 536 students, 99% FRL); Murphy Middle (math 42% / reading 48%, grade D, #160 of 475 statewide, top 35%, 316 students, 64% FRL); Murphy High (math 42% / reading 57%, grade D, #311 of 535 statewide, top 60%, 489 students, 55% FRL) — zoned schools average 73% FRL vs 56% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $4k of equity ($1k loan paydown + $3k 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 $49k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($159k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $127k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $127,835 (27.0% 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 110 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.73% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.3%
• Equity multiple: 1.18×
• Total profit: $8,697
• Equity at exit: $67,513

10-year hold

• IRR: 7.2%
• Equity multiple: 1.96×
• Total profit: $47,094
• Equity at exit: $96,073

Cash invested: $49,000 (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: 11.4×

Monthly cashflow live

• Estimated rent: $1,278 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$47 /mo · $569/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-28

Break-even live

Break-even rent $1,314

Max offer price $170,022

Occupancy floor 97%

Sensitivity live

Price	-10% $71	-5% $21	+0% $-28	+5% $-78	+10% $-127
Rent	-10% $-129	-5% $-79	+0% $-28	+5% $22	+10% $73
Rate	-1.0pp $60	-0.5pp $16	base $-28	+0.5pp $-74	+1.0pp $-120

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   statusdays on market $175,000 Pending 110 DOM
2. 2026-06-18
   days on market $175,000 Active 109 DOM
3. 2026-06-17
   days on market $175,000 Active 108 DOM
4. 2026-06-16
   days on market $175,000 Active 107 DOM
5. 2026-06-16
   price $175,000 Active 106 DOM
6. 2026-06-15
   days on market $194,400 Active 106 DOM
7. 2026-06-13
   days on market $194,400 Active 104 DOM
8. 2026-06-12
   days on market $194,400 Active 103 DOM
9. 2026-06-09
   days on market $194,400 Active 100 DOM
10. 2026-06-08
    days on market $194,400 Active 99 DOM
11. 2026-06-07
    days on market $194,400 Active 98 DOM
12. 2026-06-07
    days on market $194,400 Active 97 DOM
13. 2026-06-04
    days on market $194,400 Active 94 DOM
14. 2026-06-02
    days on market $194,400 Active 93 DOM
15. 2026-06-01
    days on market $194,400 Active 92 DOM
16. 2026-05-31
    days on market $194,400 Active 91 DOM
17. 2026-05-14
    price $194,400
18. 2026-04-10
    price $216,000
19. 2026-03-01
    listed $240,000 Active
20. 2002-07-09
    soldstatus $127,000

ⓘ 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: $569 · $47/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$866/yr (+$72/mo · 152.0%)

ⓘ 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 4/10 Moderate 8 d/yr ≥99°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,340
• − Mortgage interest: −$9,803
• − Property taxes: −$569
• − Insurance: −$875
• − Repairs & maintenance: −$1,227
• − Management: −$1,227
• − Depreciation: −$5,091
• Taxable loss: −$3,452
• Est. tax savings @ 24.0%: +$829
• After-tax cash flow: $490/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

+53.1% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $194,400 CANOPYMLS as Distributed by MLS Grid
• 2026-04-10 Price Changed $216,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-01 Listed $240,000 CANOPYMLS as Distributed by MLS Grid
• 2002-07-09 Sold (Public Records) $127,000 Public Records

Property tax history

-2.7%/yr

Latest (2025): $569 · +0.0% YoY. Source: county tax records.