94 Market St · Maggie Valley, NC 28751

$265,000

2 bd · 2.0 ba · 1,014 sqft · Condo public records · 351 Days on market

Built 1985

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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 +21.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +4.5/10.0
• 1% rule +4.4/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ROOF 2025 • ONE-LEVEL LIVING with GARAGE • LONG-RANGE MOUNTAIN VIEWS • Very Desirable location • WALKABLE MAGGIE VALLEY Enjoy effortless mountain living in this updated 2BR/2BA one-level home with 1 step to the GARAGE in the heart of Maggie Valley. Fresh paint, roof 2025, smooth 9-ft ceilings (no popcorn!), heated sunroom, gas fireplace, flat paved access, city utilities and low-maintenance living , No HOA fees— perfect for rentals, retirees, second-home owners, or any buyer seeking comfort without hassle. Low maintenance. Easy access. Lock-and-leave convenience. Rare heated sunroom with southern exposure and long-range views. Elk frequent the yard. Walk to rest

Key facts

• Country kitchen
• Front covered porch
• Centrally located

Tags

• MOUNTAIN VIEWS
• COUNTRY KITCHEN
• SUN ROOM
• FRONT COVERED PORCH
• FLAT PAVED ROADS
• CENTRALLY LOCATED

Property features AI

Finance

• Other: Short-term rental allowed — see remarks
• HOA & community: No HOA dues; seller pays no HOA fees; Pets allowed; Short-term rentals allowed

Exterior

• Parking: Attached garage with garage door opener (1-car); One open parking space; Flat parking area
• Utilities: City water; Public sewer; Cable available
• Home design: Single-family residence, garden style; Site-built construction; One story; Entry level: main; Facing and zoning: MR-3
• Construction: Wood construction; Composition roof; Crawl space foundation; Built on site
• Exterior features: Front porch (glass-enclosed); Partial fencing; Level lot with views; Asphalt/paved road access

Interior

• Kitchen: Electric range; Refrigerator; Breakfast bar; Pantry
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Attic pull-down stairs; Breakfast bar; Pantry; Split-bedroom layout; Den with fireplace; Kitchen fireplace
• Laundry & utility: Main-level laundry room; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $265k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (5.7% below list).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 2.3% in Maggie Valley — 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 51/100 on livability (#701 in NC) — a working-class tenant base; expect higher turnover. Strengths: housing A+, cost of living A; Watch: crime F, amenities F, commute F.
• Haywood County Schools (suburban): math 55% / reading 53% proficiency, ranked #50 of 178 in NC (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Jonathan Valley Elementary (math 52% / reading 47%, grade D, #417 of 1,410 statewide, top 32%, 378 students, 99% FRL); Tuscola High (math 57% / reading 60%, grade C, #235 of 535 statewide, top 45%, 917 students, 49% FRL) — zoned schools average 74% FRL vs 49% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 243 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 537 units permitted in Haywood County in 2024 (150 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.

Negotiation context

• It's been on market 351 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $265k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 351 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 D-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. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.36%
• DSCR: 1.28
• GRM: 8.8

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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-22,183
• Equity at exit: $39,512

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $7,204
• Equity at exit: $22,912

Cash invested: $74,200 (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 28751

• Home prices YoY: -23.8%
• Active inventory: 243
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$81 /mo · $976/yr
• Insurance: −$110
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $327

Break-even live

Break-even rent $2,086

Max offer price $265,000

Occupancy floor 82%

Sensitivity live

Price	-10% $477	-5% $402	+0% $327	+5% $252	+10% $177
Rent	-10% $130	-5% $228	+0% $327	+5% $426	+10% $525
Rate	-1.0pp $461	-0.5pp $394	base $327	+0.5pp $258	+1.0pp $189

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Granite Ln Maggie Valley, NC	2.0	2.0	986	$2,500	$2.54	15d	1	1.15mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $265,000 Active 351 DOM
2. 2026-06-17
   days on market $265,000 Active 350 DOM
3. 2026-06-16
   days on market $265,000 Active 349 DOM
4. 2026-06-15
   days on market $265,000 Active 348 DOM
5. 2026-06-14
   days on market $265,000 Active 346 DOM
6. 2026-06-13
   days on market $265,000 Active 345 DOM
7. 2026-06-10
   days on market $265,000 Active 343 DOM
8. 2026-06-09
   days on market $265,000 Active 342 DOM
9. 2026-06-08
   days on market $265,000 Active 341 DOM
10. 2026-06-07
    days on market $265,000 Active 340 DOM
11. 2026-06-03
    days on market $265,000 Active 336 DOM
12. 2026-06-02
    days on market $265,000 Active 335 DOM
13. 2026-06-01
    days on market $265,000 Active 334 DOM
14. 2026-05-31
    days on market $265,000 Active 333 DOM
15. 2026-05-30
    days on market $265,000 Active 332 DOM
16. 2026-05-13
    price $265,000
17. 2026-03-17
    price $285,000
18. 2026-01-16
    price $288,900
19. 2025-11-03
    price $289,900
20. 2025-08-25
    price $279,900
21. 2025-07-29
    price $295,000
22. 2025-07-02
    listed $299,900 Active
23. 2025-04-08
    price $299,999
24. 2025-04-03
    price $315,000
25. 2025-03-03
    listed $325,000 Active
26. 2007-07-13
    soldstatus $100,000
27. 1990-04-23
    soldstatus $55,000

ⓘ 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: $976 · $81/mo
• Projected year-2 tax: $2,173 · $181/mo
• Expected delta: +$1,197/yr (+$100/mo · 122.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 12 d/yr ≥89°F today · 34 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: $30,000
• − Mortgage interest: −$14,844
• − Property taxes: −$976
• − Insurance: −$2,122
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$7,709
• Taxable loss: −$452
• Est. tax savings @ 24.0%: +$108
• After-tax cash flow: $4,034/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: Haywood County Schools
• NCES district ID: 3702040
• Math proficiency: 55% ▲ 7.00%
• Reading proficiency: 53% ▲ 2.00%
• Median HH income: $42,715
• Composite: 45.42/100
• National rank: #2623
• State rank: #50 of 178 in NC

Livability — Maggie Valley

• Score: 51/100
• State rank: #701
• US rank: #25374

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maggie Valley, NC
• Population (ZIP): 4,370

Population outlook (Haywood County) Hauer SSP2

• Today (2025): 61,607 people
• By 2030: 62,137 · +0.9%
• By 2040: 62,418 · +1.3%
• By 2050: 61,578 · +-0.0%
• By 2075: 59,137 · -4.0%
• By 2100: 53,470 · -13.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3%
• Common ancestry: Slovak 4% Italian 4% Serbian 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Haywood

• 2024 margin: Strong R (+25.1) · D 36.9% · R 62.0% · Other 1.1%
• 2008→2024 swing: -17.4pp toward R · 2008: -7.8pp · 2024: -25.1pp
• All cycles: 2024: R+25.1 2020: R+26.5 2016: R+28.0 2012: R+13.8 2008: R+7.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -66.36%
• Current HPI: 211.9422
• 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

+381.8% since first listed

12 events — show timeline

• 2026-05-13 Price Changed $265,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-17 Price Changed $285,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-16 Price Changed $288,900 CANOPYMLS as Distributed by MLS Grid
• 2025-11-03 Price Changed $289,900 CANOPYMLS as Distributed by MLS Grid
• 2025-08-25 Price Changed $279,900 CANOPYMLS as Distributed by MLS Grid
• 2025-07-29 Price Changed $295,000 CANOPYMLS as Distributed by MLS Grid
• 2025-07-02 Listed $299,900 CANOPYMLS as Distributed by MLS Grid
• 2025-04-08 Price Changed $299,999 CANOPYMLS as Distributed by MLS Grid
• 2025-04-03 Price Changed $315,000 CANOPYMLS as Distributed by MLS Grid
• 2025-03-03 Listed $325,000 CANOPYMLS as Distributed by MLS Grid
• 2007-07-13 Sold (Public Records) $100,000 Public Records
• 1990-04-23 Sold (Public Records) $55,000 Public Records

Property tax history

+10.2%/yr

Latest (2025): $976 · +2.6% YoY. Source: county tax records.