682 Grant Dr · South Rosemary, NC 27870

$29,950

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 130 Days on market

Built 1993 0.46 ac lot ↓ 14% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Priced to sell, this 3-bed, 2-bath double-wide mobile home on a single-family lot. A perfect candidate for renovation and value-add equity. Located in Roanoke Rapids, North Carolina, this property is ideal for investors, flippers, or owner-occupants ready to personalize and upgrade. The city sits along the scenic Roanoke River and Roanoke Rapids Lake, offering excellent fishing, boating, and water activities right in the region. The nearby Roanoke Canal Trail provides picturesque paths for walking, biking, and outdoor fun, while community parks and green spaces add to the lifestyle amenities. Sold as-is.

Key facts

• Roanoke rapids lake
• Single-family lot
• Scenic roanoke river

Tags

• DOUBLE-WIDE MOBILE HOME
• SINGLE-FAMILY LOT
• CANDIDATE FOR RENOVATION
• SCENIC ROANOKE RIVER
• ROANOKE RAPIDS LAKE
• ROANOKE CANAL TRAIL

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: No garage; No designated parking features listed
• Utilities: Public water; Septic system installed
• Home design: Manufactured doublewide single-family residence; One story
• Construction: Manufactured construction; Aluminum and vinyl exterior materials; Crawl space foundation
• Exterior features: Lot is approximately 0.46 acres; Road is publicly maintained; Road surface listed as none/other

Interior

• Kitchen: No kitchen appliances listed
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: 5 total rooms; No built-in kitchen appliances listed
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#546 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: schools F, amenities F, commute F.
• Weldon City Schools (town): math 10% / reading 17% proficiency, ranked #178 of 178 in NC (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 87% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 143 active listings in the ZIP; 55 units permitted in Halifax County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $208 of loan paydown is wiped out by about $898 of value loss. Plan a longer hold.
• Halifax County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $26,356 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 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. 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: 4.30% ✓
• Cap rate: 38.19%
• Cash-on-cash: 113.91%
• DSCR: 6.07
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.47×
• Total profit: $45,878
• Equity at exit: $4,466

10-year hold

• IRR: —
• Equity multiple: 13.56×
• Total profit: $105,354
• Equity at exit: $2,590

Cash invested: $8,386 (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 27870

• Home prices YoY: -21.1%
• Active inventory: 143
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$53 /mo · $633/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $796

Break-even live

Break-even rent $281

Max offer price $29,950

Occupancy floor 33%

Sensitivity live

Price	-10% $813	-5% $805	+0% $796	+5% $788	+10% $779
Rent	-10% $694	-5% $745	+0% $796	+5% $847	+10% $898
Rate	-1.0pp $811	-0.5pp $804	base $796	+0.5pp $788	+1.0pp $780

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: $7,488
• Closing costs: $898
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $29,950 Active 130 DOM
2. 2026-06-18
   days on market $29,950 Active 129 DOM
3. 2026-06-17
   days on market $29,950 Active 128 DOM
4. 2026-06-16
   days on market $29,950 Active 127 DOM
5. 2026-06-15
   days on market $29,950 Active 126 DOM
6. 2026-06-14
   days on market $29,950 Active 124 DOM
7. 2026-06-12
   days on market $29,950 Active 123 DOM
8. 2026-06-09
   days on market $29,950 Active 120 DOM
9. 2026-06-08
   days on market $29,950 Active 119 DOM
10. 2026-06-07
    days on market $29,950 Active 118 DOM
11. 2026-06-05
    days on market $29,950 Active 116 DOM
12. 2026-06-02
    days on market $29,950 Active 113 DOM
13. 2026-06-01
    days on market $29,950 Active 112 DOM
14. 2026-05-31
    days on market $29,950 Active 111 DOM
15. 2026-05-30
    days on market $29,950 Active 110 DOM
16. 2026-05-14
    price $29,950
17. 2026-03-27
    status Active
18. 2026-02-25
    historical Active Under Contract
19. 2026-02-09
    listed $34,950 Active

ⓘ 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: $633 · $53/mo
• Projected year-2 tax: $633 · $53/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,469
• − Mortgage interest: −$1,678
• − Property taxes: −$633
• − Insurance: −$150
• − Repairs & maintenance: −$1,237
• − Management: −$1,237
• − Depreciation: −$871
• Taxable income: $9,662
• Est. tax owed @ 24.0%: −$2,319
• After-tax cash flow: $7,234/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: Weldon City Schools
• NCES district ID: 3704890
• Math proficiency: 10% ▼ -4.00%
• Reading proficiency: 17% ▼ -7.00%
• Median HH income: $29,708
• Composite: 10.56/100
• National rank: #9779
• State rank: #178 of 178 in NC

Livability — South Rosemary

• Score: 59/100
• State rank: #546
• US rank: #19997

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Halifax County · 24,958 people
• Metro: Roanoke Rapids, NC
• Population (ZIP): 24,958
• Household income: $49,502
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 822.0

Population outlook (Halifax County) Hauer SSP2

• Today (2025): 47,976 people
• By 2030: 45,450 · -5.3%
• By 2040: 39,980 · -16.7%
• By 2050: 34,863 · -27.3%
• By 2075: 25,577 · -46.7%
• By 2100: 18,365 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 47% Black 40% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Halifax

• 2024 margin: D (+17.7) · D 58.5% · R 40.9%
• 2008→2024 swing: -10.6pp toward R · 2008: 28.2pp · 2024: 17.7pp
• All cycles: 2024: D+17.7 2020: D+21.2 2016: D+26.9 2012: D+32.0 2008: D+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.78%
• Current HPI: 179.1705
• Rent YoY: —
• Metro: Roanoke Rapids, NC
• 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

-14.3% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $29,950 CANOPYMLS as Distributed by MLS Grid
• 2026-03-27 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-02-25 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-02-09 Listed $34,950 CANOPYMLS as Distributed by MLS Grid

Property tax history

+0.9%/yr

Latest (2023): $633 · +1.1% YoY. Source: county tax records.