179 Lynnbank Estates Rd · Kittrell, NC 27544

$169,900

3 bd · 1.5 ba · 960 sqft · Manufactured public records · 4 Days on market

Built 1980 0.92 ac lot

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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 +23.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +5.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks MLS

This home is 3 bedrooms and 1 full bath home being sold in (as is) condition. Do your home inspection. Sellers are making no repairs. Home is equipped with electric stove and refrigerator not sure of the condition of appliances. Wood paneling throughout home. Some work has been done to floors. House needs work and improvement. Great investor's dream! Or this house can make someone a nice home after repairs! GREAT FIXER UPPER!!!! Water provided by Aqua, Monthly water bill.

Key facts

• Vinyl windows
• Heat pump
• Updated roof

Tags

• UPDATED ROOF
• UPDATED FLOORING
• VINYL WINDOWS
• HEAT PUMP
• LARGER LOT

Property features AI

Finance

• Other: Living area approximately 1,080; No common walls
• HOA & community: No association

Exterior

• Parking: Concrete driveway; Parking pad
• Utilities: Community water; Septic tank
• Home design: Modular property; One story; Updated/remodeled
• Construction: Aluminum siding; Asphalt (listed under construction materials); Architectural shingle roof; Shingle roof; Raised foundation with block and concrete perimeter
• Exterior features: Covered side porch; Porch; Private entrance; Lot approximately 0.92 acres; Lot dimensions: see new survey; Public maintained state road frontage with asphalt surface

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No conventional heating system (listed as none); Central air with heat pump
• Interior features: Insulated windows; Private entrance; Updated/remodeled condition
• Laundry & utility: Washer hookup; Electric dryer hookup; Inside laundry in a laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).

Location & tenants

• Location reads 62/100 on livability (#462 in NC) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: schools F, crime D-, amenities F.
• Vance County Schools (rural): math 20% / reading 27% proficiency, ranked #166 of 178 in NC (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 81% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 15 active listings in the ZIP; 73 units permitted in Vance County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $17k appreciation (10.0% local appreciation)).
• Vance County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $85k; list at $170k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 36% 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 $169,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. Crime grade is D 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.63%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.8%
• Equity multiple: 3.35×
• Total profit: $111,741
• Equity at exit: $153,059

10-year hold

• IRR: 25.9%
• Equity multiple: 7.60×
• Total profit: $313,828
• Equity at exit: $330,078

Cash invested: $47,572 (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 27544

• Home prices YoY: 10.1%
• Active inventory: 15
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,723 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$97 /mo · $1,170/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $302

Break-even live

Break-even rent $1,341

Max offer price $169,900

Occupancy floor 77%

Sensitivity live

Price	-10% $398	-5% $350	+0% $302	+5% $254	+10% $206
Rent	-10% $166	-5% $234	+0% $302	+5% $370	+10% $438
Rate	-1.0pp $388	-0.5pp $346	base $302	+0.5pp $258	+1.0pp $213

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $169,900 Active 4 DOM
2. 2026-06-17
   remarks 281-char remark
3. 2026-06-17
   listed $169,900 Active 1 DOM

ⓘ 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: $1,170 · $97/mo
• Projected year-2 tax: $1,393 · $116/mo
• Expected delta: +$224/yr (+$19/mo · 19.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 36% 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: $20,681
• − Mortgage interest: −$9,517
• − Property taxes: −$1,170
• − Insurance: −$850
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$4,943
• Taxable income: $894
• Est. tax owed @ 24.0%: −$214
• After-tax cash flow: $3,413/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: Vance County Schools
• NCES district ID: 3704650
• Math proficiency: 20% ▼ -7.00%
• Reading proficiency: 27% ▼ -5.00%
• Median HH income: $34,323
• Composite: 19.29/100
• National rank: #8801
• State rank: #166 of 178 in NC

Livability — Kittrell

• Score: 62/100
• State rank: #462
• US rank: #16869

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,991

Population outlook (Vance County) Hauer SSP2

• Today (2025): 41,985 people
• By 2030: 40,286 · -4.0%
• By 2040: 36,372 · -13.4%
• By 2050: 32,466 · -22.7%
• By 2075: 24,229 · -42.3%
• By 2100: 17,784 · -57.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (58%)
• Race & ethnicity: White 58% Black 35% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Romanian 2% Serbian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 2%

Political lean MEDSL · Vance

• 2024 margin: D (+13.3) · D 56.3% · R 42.9%
• 2008→2024 swing: -13.3pp toward R · 2008: 26.6pp · 2024: 13.3pp
• All cycles: 2024: D+13.3 2020: D+19.2 2016: D+24.6 2012: D+28.3 2008: D+26.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 20.25%
• Current HPI: 221.0497
• 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

+35.9% since first listed

6 events — show timeline

• 2026-06-17 Listed $169,900 TMLS
• 2026-03-24 Sold (Public Records) $85,000 Public Records
• 2026-03-24 Sold (MLS) $85,000 TMLS
• 2026-02-14 Pending — TMLS
• 2026-01-08 Price Changed $119,000 TMLS
• 2025-09-20 Listed $125,000 TMLS

Property tax history

+11.9%/yr

Latest (2025): $1,170 · +4.1% YoY. Source: county tax records.