175 Roberts Ridge Rd · Norwood, NC 27306

$100,000

2 bd · 1.0 ba · 489 sqft · Other · 287 Days on market

Built 1993 2,613 sqft lot $46/mo HOA · 4% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Appreciation +4.5/10.0
• Livability +3.2/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

New Listing 2 bedroom 3 bunks in 2nd bedroom, room addition offers a spacious living room, screen porch. Storage building has power in back yard. Furnished with appliances.

Key facts

• Power in back yard
• Storage building
• Room addition

Tags

• ROOM ADDITION
• SPACIOUS LIVING ROOM
• SCREEN PORCH
• STORAGE BUILDING
• POWER IN BACK YARD
• FURNISHED WITH APPLIANCES

Property features AI

Finance

• HOA & community: Part of Twin Harbor Association; HOA dues $550 annually; Community amenities include gated entry, lake access, outdoor pool, picnic area, playground, recreation area, and street lights

Exterior

• Parking: Driveway; No main-level garage
• Utilities: County water; County sewer
• Home design: Manufactured single-family home; One story; Permanent foundation with pillar/post/pier
• Construction: Aluminum and vinyl exterior; Composition roof; Built as manufactured construction
• Exterior features: Level lot; Porch (screened); Outbuilding; Beach access (public); Community boat ramp; Community pier

Interior

• Kitchen: Gas cooktop; Gas oven
• Bedrooms: 2 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Propane heating; Wall-mounted cooling unit(s)
• Interior features: Five total rooms; Gas cooktop and gas oven
• Laundry & utility: No laundry facilities listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $382 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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 $691 of loan paydown is wiped out by about $938 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 287 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $80k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 287 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.29% ✓
• Cap rate: 10.88%
• Cash-on-cash: 16.36%
• DSCR: 1.73
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.4%
• Equity multiple: 1.61×
• Total profit: $17,054
• Equity at exit: $24,436

10-year hold

• IRR: 19.3%
• Equity multiple: 2.95×
• Total profit: $54,537
• Equity at exit: $25,914

Cash invested: $28,000 (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 27306

• Home prices YoY: -0.3%
• Active inventory: 113
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$22 /mo · $265/yr
• Insurance: −$42
• HOA: −$46
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $382

Break-even live

Break-even rent $803

Max offer price $100,000

Occupancy floor 65%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $46 · $552/yr

Listing history 19 events

1. 2026-06-18
   days on market $100,000 Active 287 DOM
2. 2026-06-17
   days on market $100,000 Active 286 DOM
3. 2026-06-16
   days on market $100,000 Active 285 DOM
4. 2026-06-15
   days on market $100,000 Active 284 DOM
5. 2026-06-14
   days on market $100,000 Active 282 DOM
6. 2026-06-13
   days on market $100,000 Active 281 DOM
7. 2026-06-10
   days on market $100,000 Active 279 DOM
8. 2026-06-09
   days on market $100,000 Active 278 DOM
9. 2026-06-08
   days on market $100,000 Active 277 DOM
10. 2026-06-07
    days on market $100,000 Active 276 DOM
11. 2026-06-05
    days on market $100,000 Active 273 DOM
12. 2026-06-03
    days on market $100,000 Active 272 DOM
13. 2026-06-02
    days on market $100,000 Active 271 DOM
14. 2026-06-01
    days on market $100,000 Active 270 DOM
15. 2026-06-01
    price $100,000 Active 269 DOM
16. 2026-05-31
    days on market $105,900 Active 269 DOM
17. 2026-05-31
    days on market $105,900 Active 268 DOM
18. 2025-09-04
    listed $105,900 Active
19. 2023-09-15
    soldstatus $80,000

ⓘ 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: $265 · $22/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$555/yr (+$46/mo · 209.7%)

ⓘ 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 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: $15,433
• − Mortgage interest: −$5,602
• − Property taxes: −$265
• − Insurance: −$500
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − HOA: −$552
• − Depreciation: −$2,909
• Taxable income: $3,136
• Est. tax owed @ 24.0%: −$753
• After-tax cash flow: $3,829/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: 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

+32.4% since first listed

2 events — show timeline

• 2025-09-04 Listed $105,900 CANOPYMLS as Distributed by MLS Grid
• 2023-09-15 Sold (Public Records) $80,000 Public Records

Property tax history

-2.0%/yr

Latest (2024): $265 · -3.9% YoY. Source: county tax records.