175 Roberts Ridge Rd · Mount Gilead, NC 27306

$100,000

2 bd · 1.0 ba · 489 sqft · SingleFamily · 428 Days on market

Built 1993 Fair condition 2,613 sqft lot Garage $204/sqft · 5% below area Est $106k · 5% 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 +30.0/30.0
• DSCR +10.0/10.0
• ARV discount +9.9/15.0
• 1% rule +9.6/10.0
• Appreciation +4.5/10.0
• Livability +3.7/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

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

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $516 ($6k/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 12.5% vs local median 4.3% in Mount Gilead — 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 74/100 on livability (#58 in NC, #4,548 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment 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.
• Zoned schools: Mount Gilead Elementary (math 27% / reading 32%, grade F, #975 of 1,410 statewide, top 71%, 213 students, 87% FRL); West Middle (math 20% / reading 31%, grade F, #388 of 475 statewide, top 83%, 309 students, 72% FRL).
• Market conditions: 172 active listings in the ZIP; 138 units permitted in Montgomery County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 428 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 428 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.46% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.13%
• DSCR: 1.98
• GRM: 5.7

CMA / ARV

• ARV (median comp): $105,690
• List price: $100,000
• Delta: -5.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 & 112 Laurel Ridge Rdg	0.15mi	2/1.0	475 (-3%)	3mo	$147,000	$309	86
102 Dogwood Rd	0.19mi	2/1.0	432 (-12%)	4mo	$75,000	$174	69
175 Arrowood Trl Unit F/94	0.21mi	1/1.0 (-1)	480 (-2%)	17mo	$140,000	$292	68
104 Oak Trl	0.14mi	1/1.0 (-1)	450 (-8%)	12mo	$55,000	$122	66
146 Larboard Trl	0.33mi	1/1.0 (-1)	484 (-1%)	15mo	$79,000	$163	65
109 Hide A Way Trl	0.49mi	2/1.0	470 (-4%)	8mo	$77,500	$165	64
128 Twin Bluff Trl Unit C52	0.45mi	2/1.0	485 (-1%)	17mo	$99,000	$204	63
234 Lake Tillery Trl	0.53mi	1/1.5 (-1)	460 (-6%)	0mo	$100,000	$217	58
148 Twin Bluff Trl Unit C42	0.45mi	1/1.0 (-1)	513 (+5%)	14mo	$150,000	$292	54
286 Lake Tillery Trl	0.67mi	2/1.0	456 (-7%)	7mo	$100,000	$219	52
115 Hollywood Trl Unit A79	0.48mi	2/2.5	432 (-12%)	3mo	$130,000	$301	50
111/113 Shawnee Trl Unit D140/141	0.48mi	1/1.0 (-1)	420 (-14%)	14mo	$165,000	$393	38

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: 20.0%
• Equity multiple: 1.92×
• Total profit: $25,620
• Equity at exit: $24,436

10-year hold

• IRR: 25.4%
• Equity multiple: 3.61×
• Total profit: $73,034
• 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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 8 under contract
• Months of supply: 11.2 mo (9%/mo absorbed)
• Median asking: $132,500 ($326/sqft)
• Median days on market: 51 d
• This list price: 13% of active listings are priced below it
• ARV vs active asking: -33.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 27306

• Home prices YoY: -0.3%
• Active inventory: 172
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,456 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$22 /mo · $265/yr
• Insurance: −$42
• HOA: −$46
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $516

Break-even live

Break-even rent $803

Max offer price $100,000

Occupancy floor 60%

Sensitivity live

Price	-10% $573	-5% $545	+0% $516	+5% $488	+10% $460
Rent	-10% $401	-5% $459	+0% $516	+5% $574	+10% $631
Rate	-1.0pp $567	-0.5pp $542	base $516	+0.5pp $490	+1.0pp $464

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

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

Exterior

• Parking: DrivewayNo main-level garage
• Utilities: County waterCounty sewer
• Home design: Manufactured single-family homeOne storyPermanent foundation with pillar/post/pier
• Construction: Aluminum and vinyl exteriorComposition roofBuilt as manufactured construction
• Exterior features: Level lotPorch (screened)OutbuildingBeach access (public)Community boat rampCommunity pier

Interior

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

Listing history 50 events

1. 2026-11-08
   days on market $100,000 Active 428 DOM
2. 2026-11-07
   days on market $100,000 Active 427 DOM
3. 2026-11-06
   days on market $100,000 Active 426 DOM
4. 2026-11-05
   days on market $100,000 Active 425 DOM
5. 2026-11-04
   days on market $100,000 Active 424 DOM
6. 2026-11-02
   days on market $100,000 Active 422 DOM
7. 2026-11-01
   days on market $100,000 Active 421 DOM
8. 2026-10-31
   days on market $100,000 Active 420 DOM
9. 2026-10-30
   days on market $100,000 Active 419 DOM
10. 2026-10-29
    days on market $100,000 Active 418 DOM
11. 2026-10-28
    days on market $100,000 Active 417 DOM
12. 2026-10-27
    days on market $100,000 Active 416 DOM
13. 2026-10-26
    days on market $100,000 Active 415 DOM
14. 2026-10-25
    days on market $100,000 Active 414 DOM
15. 2026-10-24
    days on market $100,000 Active 413 DOM
16. 2026-10-23
    days on market $100,000 Active 412 DOM
17. 2026-10-22
    days on market $100,000 Active 411 DOM
18. 2026-10-21
    days on market $100,000 Active 410 DOM
19. 2026-10-20
    days on market $100,000 Active 409 DOM
20. 2026-10-19
    days on market $100,000 Active 408 DOM
21. 2026-10-18
    days on market $100,000 Active 407 DOM
22. 2026-10-17
    days on market $100,000 Active 406 DOM
23. 2026-10-16
    days on market $100,000 Active 405 DOM
24. 2026-10-15
    days on market $100,000 Active 404 DOM
25. 2026-10-14
    days on market $100,000 Active 403 DOM
26. 2026-10-13
    days on market $100,000 Active 402 DOM
27. 2026-10-12
    days on market $100,000 Active 401 DOM
28. 2026-10-11
    days on market $100,000 Active 400 DOM
29. 2026-10-10
    days on market $100,000 Active 399 DOM
30. 2026-10-09
    days on market $100,000 Active 398 DOM
31. 2026-10-08
    days on market $100,000 Active 397 DOM
32. 2026-10-07
    days on market $100,000 Active 396 DOM
33. 2026-10-06
    days on market $100,000 Active 395 DOM
34. 2026-10-05
    days on market $100,000 Active 394 DOM
35. 2026-10-04
    days on market $100,000 Active 393 DOM
36. 2026-10-03
    days on market $100,000 Active 392 DOM
37. 2026-09-30
    days on market $100,000 Active 391 DOM
38. 2026-09-29
    days on market $100,000 Active 390 DOM
39. 2026-09-28
    days on market $100,000 Active 389 DOM
40. 2026-09-27
    days on market $100,000 Active 388 DOM
41. 2026-09-25
    days on market $100,000 Active 386 DOM
42. 2026-09-24
    days on market $100,000 Active 385 DOM
43. 2026-09-23
    days on market $100,000 Active 384 DOM
44. 2026-09-22
    days on market $100,000 Active 383 DOM
45. 2026-09-21
    days on market $100,000 Active 382 DOM
46. 2026-09-20
    days on market $100,000 Active 381 DOM
47. 2026-09-19
    days on market $100,000 Active 380 DOM
48. 2026-09-18
    days on market $100,000 Active 379 DOM
49. 2026-09-17
    days on market $100,000 Active 378 DOM
50. 2026-09-16
    days on market $100,000 Active 377 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: $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: $17,475
• − Mortgage interest: −$5,602
• − Property taxes: −$265
• − Insurance: −$500
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − HOA: −$552
• − Depreciation: −$2,909
• Taxable income: $4,852
• Est. tax owed @ 24.0%: −$1,164
• After-tax cash flow: $5,031/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 · 9 photos

Fair 45/100 Cosmetic rehab Est. rehab $2,445–$7,335 screening

This mobile home requires cosmetic updates to its kitchen, bathrooms, exterior, and interior to improve its resale and rental value.

Deferred maintenance Est. $10,000–$30,000 screening

• Major Roof (roof|hvac|water heater|windows|electrical|plumbing|exterior|other) — The roof appears to be old and weathered, indicating potential structural issues.

Repairs flagged

• Minor Kitchen cabinets — Old wooden cabinets may need updating or refinishing.
• Minor Bathroom fixtures — Old fixtures may need replacement or updating.
• Minor Exterior siding — Weathered siding may need repainting or replacement.
• Minor Flooring — Hardwood flooring may need refinishing or replacement.
• Minor Interior walls — Painted walls may need touch-ups or repainting.
• Minor Windows — Blinds may need new curtains or blinds for a fresh look.
• Minor HVAC unit — Functional but may need maintenance or replacement for efficiency.
• Minor Landscaping — Trimming and planting may be needed to enhance curb appeal.

Value-add opportunities

• Both Painting and updating kitchen cabinets — Fresh paint and updated cabinets can significantly enhance both resale and rental value. ↑
• Both Upgrading bathroom fixtures — Modern fixtures can improve both the aesthetic and functionality of the bathroom. ↑
• Both Repainting exterior siding — A fresh coat of paint can improve curb appeal and add value to the home. ↑
• Both Refinishing or replacing flooring — Refinished hardwood flooring can add value and improve the home's overall appearance. ↑
• Both Touching up interior walls — Fresh paint can improve the home's appearance and add value. ↑
• Both Upgrading windows with new curtains or blinds — New curtains or blinds can improve the home's curb appeal and add value. ↑
• Both Maintaining HVAC unit — A well-maintained HVAC system can improve the home's comfort and add value. ↑
• Both Landscaping and trimming — A well-maintained and landscaped yard can improve curb appeal and add value to the home. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Mount Gilead Elementary F NC #975/1,410 Nat'l #26,716/41,679 Middle West Middle F NC #388/475 Nat'l #10,204/14,009

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

B Composite livability gradescore 74/100

Livability — Mount Gilead

• Score: 74/100
• State rank: #58
• US rank: #4548

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Montgomery · 26,533 people
• Population (ZIP): 5,457
• Household income: $57,202
• Rent vs Own: 21.0% rent · 79.0% own
• Severe rent burden: 9% of renters

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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%

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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%
• Languages at home: 92% English-only · Other Asian/Pacific 5% Spanish 2% Chinese 1%

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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

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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

Property features AI

Finance

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

Exterior

• Parking: DrivewayNo main-level garage
• Utilities: County waterCounty sewer
• Home design: Manufactured single-family homeOne storyPermanent foundation with pillar/post/pier
• Construction: Aluminum and vinyl exteriorComposition roofBuilt as manufactured construction
• Exterior features: Level lotPorch (screened)OutbuildingBeach access (public)Community boat rampCommunity pier

Interior

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

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.