102 Doe Ct Unit G76 · Norwood, NC 27306

$120,000

1 bd · 1.0 ba · 770 sqft · SingleFamily · 104 Days on market

Built 1985 Fair condition 5,662 sqft lot Est $175k · 31% under $46/mo HOA · 3% of rent

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Why this score? — see what drove the B 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +7.1/10.0
• Appreciation +4.5/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Welcome to 102 Doe Ct. This unit has a great oversized single lot. This 1985 Mallard Park Model is 38' long has a brand new shiplap ceiling through the unit and New LPV floors. The park model has the bedroom and the living room of park model has an additional bed and couch. 32' addition includes a spacious living room with table, 2 recliners, a couch and a bed. 2 mini splits to keep you comfortable year round. Plenty of sleeping. All electric unit. House size water heater. The walls that is half plexiglass in the living room gives this unit the feel of being outside while still enjoying the climate controlled house. 2 storage rooms and a covered storage area out back. One storage room has p

Key facts

• Oversized single lot
• New lpv floors
• Covered storage area

Tags

• OVERSIZED SINGLE LOT
• BRAND NEW SHIPLAP CEILING
• NEW LPV FLOORS
• SPACIOUS LIVING ROOM
• 2 STORAGE ROOMS
• COVERED STORAGE AREA

Property features AI

Finance

• HOA & community: - HOA with mandatory dues; - Annual association fee of $550; - Community is gated and offers lake access, community boat ramp and slips, outdoor pool, playground, picnic area, recreation area, street lights and walking trails

Exterior

• Parking: - Driveway
• Utilities: - County water; - County sewer
• Home design: - Single-family manufactured home; - One story; - RV zoning
• Construction: - Wood construction; - Metal roof; - Pillar/post/pier foundation; - Built as a manufactured home
• Exterior features: - On-site storage; - Cul-de-sac lot; - Dirt, gravel and paved road access; - Private maintained road

Interior

• Kitchen: - Electric range
• Bedrooms: - 1 bedroom (located on main level)
• Bathrooms: - 1 full bathroom (main level)
• Heating & cooling: - Ductless heating and cooling
• Interior features: - Five total rooms; - Ductless heating; - Ductless cooling; - Electric water heater
• Laundry & utility: - Laundry in common area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 2.9% in Norwood — 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 63/100 on livability (#410 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools F, amenities F, commute F.
• Montgomery County Schools (rural): math 29% / reading 34% proficiency, ranked #143 of 178 in NC (top 80%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 113 active listings in the ZIP; 138 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.9%/yr); year-one equity from $830 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Montgomery County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.9% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
8. 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.
9. 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: 1.21% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.82%
• DSCR: 1.44
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $174,790
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108/110 Cherokee Trl Unit F70/71	0.14mi	2/2.0 (+1)	792 (+3%)	2mo	$180,000	$227	78
119 Arrowood Trl	0.15mi	1/1.5	825 (+7%)	13mo	$155,000	$188	68
173/175 Landlubber Trl Unit H173/175	0.07mi	2/2.0 (+1)	816 (+6%)	13mo	$230,000	$282	67
113 Deer Park Rd Unit 9&10D	0.50mi	2/1.0 (+1)	750 (-3%)	0mo	$150,000	$200	67
207 Deer Park Rd	0.27mi	2/2.0 (+1)	800 (+4%)	13mo	$220,000	$275	61
109 Twin Bluff Trl Unit 29 section C	0.38mi	2/2.0 (+1)	816 (+6%)	3mo	$190,000	$233	61
167 Holly Harbor Trl Unit 169/170	0.18mi	1/1.0	665 (-14%)	12mo	$125,000	$188	58
331 Lake Tillery Trl	0.44mi	2/1.0 (+1)	696 (-10%)	3mo	$105,000	$151	56
105 River Ridge Trl	0.48mi	1/1.0	748 (-3%)	21mo	$183,500	$245	55
121 Hideaway Trl	0.34mi	2/1.0 (+1)	800 (+4%)	23mo	$110,000	$138	54
297/299 Lake Tillery Trl Unit E112/113	0.59mi	2/1.0 (+1)	704 (-9%)	5mo	$168,000	$239	49
113 Deer Park Rd	0.50mi	2/1.0 (+1)	700 (-9%)	16mo	$127,000	$181	43

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

Projected returns pro-forma

-0.94% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.26×
• Total profit: $8,856
• Equity at exit: $29,323

10-year hold

• IRR: 12.2%
• Equity multiple: 2.21×
• Total profit: $40,578
• Equity at exit: $31,096

Cash invested: $33,600 (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 27306

• Home prices YoY: -0.3%
• Active inventory: 113
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,456 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$46
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $275

Break-even live

Break-even rent $1,108

Max offer price $120,000

Occupancy floor 76%

Sensitivity live

Price	-10% $358	-5% $316	+0% $275	+5% $233	+10% $192
Rent	-10% $160	-5% $217	+0% $275	+5% $332	+10% $390
Rate	-1.0pp $335	-0.5pp $305	base $275	+0.5pp $244	+1.0pp $212

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: waterelectric

Listing history 17 events

1. 2026-06-18
   days on market $120,000 Active 104 DOM
2. 2026-06-17
   days on market $120,000 Active 103 DOM
3. 2026-06-16
   days on market $120,000 Active 102 DOM
4. 2026-06-15
   days on market $120,000 Active 101 DOM
5. 2026-06-14
   days on market $120,000 Active 99 DOM
6. 2026-06-13
   days on market $120,000 Active 98 DOM
7. 2026-06-10
   days on market $120,000 Active 96 DOM
8. 2026-06-09
   days on market $120,000 Active 95 DOM
9. 2026-06-08
   days on market $120,000 Active 94 DOM
10. 2026-06-07
    days on market $120,000 Active 93 DOM
11. 2026-06-05
    days on market $120,000 Active 90 DOM
12. 2026-06-03
    days on market $120,000 Active 89 DOM
13. 2026-06-02
    days on market $120,000 Active 88 DOM
14. 2026-06-01
    days on market $120,000 Active 87 DOM
15. 2026-05-31
    days on market $120,000 Active 86 DOM
16. 2026-05-31
    days on market $120,000 Active 85 DOM
17. 2026-03-06
    listed $120,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,471
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − HOA: −$552
• − Depreciation: −$3,491
• Taxable income: $1,510
• Est. tax owed @ 24.0%: −$363
• After-tax cash flow: $2,936/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

Fair 45/100 Moderate rehab

This home requires extensive repairs and updates to its roof, exterior, interior, and HVAC systems. A new roof, siding, flooring, and paint job would significantly improve its appearance and functionality, while a new HVAC system and landscaping would further enhance its value.

Repairs flagged

• Major Roof — The independent satellite image shows a roof with visible damage and potential leaks.
• Major Exterior siding — The independent satellite image shows a roof with visible damage and potential leaks.
• Major Flooring — The independent satellite image shows a roof with visible damage and potential leaks.
• Major Interior walls/paint — The independent satellite image shows a roof with visible damage and potential leaks.
• Major Windows — The independent satellite image shows a roof with visible damage and potential leaks.
• Major Foundation/structure — The independent satellite image shows a roof with visible damage and potential leaks.
• Major HVAC/mechanicals — The independent satellite image shows a roof with visible damage and potential leaks.
• Major Landscaping/curb appeal — The independent satellite image shows a roof with visible damage and potential leaks.

Value-add opportunities

• Both New roof — A new roof would significantly improve the home's appearance and functionality.
• Both Exterior siding repair — A new exterior siding would improve the home's curb appeal and increase its value.
• Both Flooring replacement — New flooring would improve the home's appearance and functionality.
• Both Interior paint job — New paint would improve the home's appearance and functionality.
• Both Window replacement — New windows would improve the home's energy efficiency and appearance.
• Both HVAC system upgrade — A new HVAC system would improve the home's comfort and energy efficiency.
• Both Landscaping and curb appeal — A well-maintained landscape would improve the home's curb appeal and increase its value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Roof · The independent satellite image shows a roof with visible damage and potential leaks.	Major	$15,000–50,000
Exterior siding · The independent satellite image shows a roof with visible damage and potential leaks.	Major	$15,000–50,000
Flooring · The independent satellite image shows a roof with visible damage and potential leaks.	Major	$15,000–50,000
Interior walls/paint · The independent satellite image shows a roof with visible damage and potential leaks.	Major	$15,000–50,000
Windows · The independent satellite image shows a roof with visible damage and potential leaks.	Major	$15,000–50,000
Foundation/structure · The independent satellite image shows a roof with visible damage and potential leaks.	Major	$15,000–50,000
HVAC/mechanicals · The independent satellite image shows a roof with visible damage and potential leaks.	Major	$15,000–50,000
Landscaping/curb appeal · The independent satellite image shows a roof with visible damage and potential leaks.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both New roof — A new roof would significantly improve the home's appearance and functionality. ↑
• Both Exterior siding repair — A new exterior siding would improve the home's curb appeal and increase its value. ↑
• Both Flooring replacement — New flooring would improve the home's appearance and functionality. ↑
• Both Interior paint job — New paint would improve the home's appearance and functionality. ↑
• Both Window replacement — New windows would improve the home's energy efficiency and appearance. ↑
• Both HVAC system upgrade — A new HVAC system would improve the home's comfort and energy efficiency. ↑
• Both Landscaping and curb appeal — A well-maintained landscape would improve the home's curb appeal and increase its value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Montgomery County Schools
• NCES district ID: 3703060
• Math proficiency: 29% ▼ -6.00%
• Reading proficiency: 34% ▼ -2.00%
• Median HH income: $34,706
• Composite: 25.97/100
• National rank: #7328
• State rank: #143 of 178 in NC

Livability — Norwood

• Score: 63/100
• State rank: #410
• US rank: #15485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,457

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 26,533 people
• By 2030: 25,724 · -3.0%
• By 2040: 23,842 · -10.1%
• By 2050: 22,077 · -16.8%
• By 2075: 18,754 · -29.3%
• By 2100: 15,537 · -41.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 26% Asian 6% Hispanic / Latino 2% Two or more races 2%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 6% · China, Canada, Philippines
• Languages at home: 92% English-only · Other Asian/Pacific 5% Spanish 2% Chinese 1%

Political lean MEDSL · Montgomery

• 2024 margin: Solid R (+37.8) · D 30.8% · R 68.6%
• 2008→2024 swing: -26.9pp toward R · 2008: -11.0pp · 2024: -37.8pp
• All cycles: 2024: R+37.8 2020: R+31.8 2016: R+25.9 2012: R+15.2 2008: R+11.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.94%
• Current HPI: 334.2599
• 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

1 event — show timeline

• 2026-03-06 Listed $120,000 CANOPYMLS as Distributed by MLS Grid