316 Snowshoe Loop · Linville, NC 28657

$250,000

4 bd · 2.0 ba · 1,668 sqft · SingleFamily public records · 44 Days on market

Built 1985 4,356 sqft lot Est $429k · 42% under $328/mo HOA · 15% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• Schools +4.1/10.0
• 1% rule +4.0/10.0
• DSCR +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investment Opportunity in Land Harbor – High-Equity Potential! Discover a premier "blank canvas" in the desirable Land Harbor community. Being sold strictly as-is, it is the perfect project for an investor or DIYer looking to create a custom mountain retreat. 700 sq ft unfinished basement has bedrooms and plumbing, just needs heat added and flooring to be added to total area. Due to the current as-is state of the home—including necessary roof, foundation, and interior repairs—it will require some effort but it is also a diamond in the rough for the right buyer. ? High-demand area with strong resale value. ? Complete creative control over finishes. Bring your con

Key facts

• Unfinished basement
• Strong resale value
• 4,356 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• HIGH EQUITY POTENTIAL
• UNFINISHED BASEMENT
• STRONG RESALE VALUE

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence; Lot about 0.1 acre
• HOA & community: HOA in place; dues required; Annual association fee of $3,940; Pets allowed

Exterior

• Parking: Attached garage (1 garage space, main-level garage)
• Utilities: City water available; Public sewer available; Power/source information not specified
• Home design: Single-family residence; Site-built construction; One level; Wood construction
• Construction: Wood construction; Basement foundation
• Exterior features: Publicly maintained paved/asphalt road access; No waterfront

Interior

• Kitchen: Dishwasher; Disposal; Electric cooktop; Electric oven; Refrigerator
• Bedrooms: 4 bedrooms total — 2 on the main level and 2 in the basement
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Oil heating with baseboard; No central air conditioning
• Interior features: 11 total rooms; Finished basement
• Laundry & utility: Washer and dryer included; Laundry located inside

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-16 ($-186/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (10.0% below list).
• Recommended offer: $225k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 1.9% in Linville — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Avery County Schools (rural): math 47% / reading 52% proficiency, ranked #70 of 178 in NC (top 39%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 207 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 95 units permitted in Avery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Avery County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $170k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $225,000 (10.0% 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 44 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.90% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $428,676
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Trout Brook Loop	0.22mi	3/2.0 (-1)	1,645 (-1%)	11mo	$445,000	$271	74
91 Thorn Wood Loop	0.17mi	3/3.0 (-1)	1,679 (+1%)	10mo	$462,000	$275	73
200 Tamarack Rd	0.10mi	3/3.0 (-1)	1,754 (+5%)	8mo	$449,000	$256	71
183 Rhododendron Loop	0.17mi	3/2.5 (-1)	1,562 (-6%)	7mo	$573,255	$367	68
283 Spring Brook Rd	0.46mi	3/2.0 (-1)	1,750 (+5%)	9mo	$365,000	$209	58
31 Larkspur Rd	0.16mi	3/2.0 (-1)	1,896 (+14%)	11mo	$569,500	$300	56
114 Goldfinch Rd	0.44mi	3/3.0 (-1)	1,797 (+8%)	3mo	$450,000	$250	56
69 Galax Loop	0.63mi	3/2.5 (-1)	1,649 (-1%)	17mo	$465,000	$282	48
145 Teaberry Ln	0.45mi	3/2.0 (-1)	1,476 (-12%)	9mo	$295,000	$200	47
45 Pine Ridge Loop	0.29mi	3/3.0 (-1)	1,878 (+13%)	12mo	$300,000	$160	46
100 Harbor Ln	0.74mi	3/3.0 (-1)	1,680 (+1%)	11mo	$256,000	$152	46
154 Ash Loop	0.55mi	3/2.5 (-1)	1,890 (+13%)	11mo	$485,000	$257	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-41,426
• Equity at exit: $37,276

10-year hold

• IRR: -8.5%
• Equity multiple: 0.47×
• Total profit: $-37,045
• Equity at exit: $21,615

Cash invested: $70,000 (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 28657

• Home prices YoY: -21.1%
• Active inventory: 207
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$50 /mo · $598/yr
• Insurance: −$104
• HOA: −$328
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-16

Break-even live

Break-even rent $2,270

Max offer price $247,257

Occupancy floor 96%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
825 Highland Hills Rd Newland, NC	3.0	3.0	1750	$2,250	$1.29	13d	1	0.93mi

HOA detail

• Monthly dues: $328 · $3,936/yr

Listing history 16 events

1. 2026-06-18
   days on market $250,000 Active 44 DOM
2. 2026-06-17
   days on market $250,000 Active 43 DOM
3. 2026-06-16
   days on market $250,000 Active 42 DOM
4. 2026-06-15
   days on market $250,000 Active 41 DOM
5. 2026-06-13
   days on market $250,000 Active 39 DOM
6. 2026-06-12
   days on market $250,000 Active 38 DOM
7. 2026-06-09
   days on market $250,000 Active 35 DOM
8. 2026-06-08
   days on market $250,000 Active 34 DOM
9. 2026-06-07
   days on market $250,000 Active 33 DOM
10. 2026-06-07
    days on market $250,000 Active 32 DOM
11. 2026-06-04
    days on market $250,000 Active 29 DOM
12. 2026-06-02
    days on market $250,000 Active 28 DOM
13. 2026-06-01
    days on market $250,000 Active 27 DOM
14. 2026-05-31
    days on market $250,000 Active 26 DOM
15. 2026-05-05
    listed $250,000 Active
16. 2008-02-04
    soldstatus $170,000

ⓘ 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: $598 · $50/mo
• Projected year-2 tax: $2,050 · $171/mo
• Expected delta: +$1,452/yr (+$121/mo · 242.8%)

ⓘ 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 1/10 Low 7 d/yr ≥87°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,000
• − Mortgage interest: −$14,004
• − Property taxes: −$598
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − HOA: −$3,936
• − Depreciation: −$7,273
• Taxable loss: −$4,381
• Est. tax savings @ 24.0%: +$1,051
• After-tax cash flow: $865/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: Avery County Schools
• NCES district ID: 3700300
• Math proficiency: 47% ▼ -2.00%
• Reading proficiency: 52% ▲ 1.00%
• Median HH income: $36,713
• Composite: 41.09/100
• National rank: #3571
• State rank: #70 of 178 in NC

Livability — Linville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 8,098

Population outlook (Avery County) Hauer SSP2

• Today (2025): 17,283 people
• By 2030: 16,979 · -1.8%
• By 2040: 16,222 · -6.1%
• By 2050: 15,581 · -9.8%
• By 2075: 14,499 · -16.1%
• By 2100: 13,463 · -22.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Serbian 13% Slovak 7% Lithuanian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Avery

• 2024 margin: Solid R (+52.4) · D 23.4% · R 75.8%
• 2008→2024 swing: -8.3pp toward R · 2008: -44.1pp · 2024: -52.4pp
• All cycles: 2024: R+52.4 2020: R+52.7 2016: R+56.5 2012: R+50.2 2008: R+44.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.50%
• Current HPI: 214.8543
• 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

+47.1% since first listed

2 events — show timeline

• 2026-05-05 Listed $250,000 CANOPYMLS as Distributed by MLS Grid
• 2008-02-04 Sold (Public Records) $170,000 Public Records

Property tax history

-1.0%/yr

Latest (2025): $598 · +0.0% YoY. Source: county tax records.