11 Clearview Ln · Highlands, NC 28741

$374,900

2 bd · 1.0 ba · 2,304 sqft · SingleFamily public records · 78 Days on market

Built 1980 0.28 ac lot $17/mo HOA

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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 +25.9/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Schools +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled in the heart of the Blue Ridge Mountains in Highlands, North Carolina, this versatile mountain home offers the perfect blend of cozy living and modern convenience. Surrounded by the stunning Blue Ridge Mountains and just minutes from vibrant downtown Highlands with its renowned restaurants, art galleries, shops, and cultural attractions, this residence provides easy access to everything Highlands has to offer while maintaining a peaceful, private retreat. Amazing wildlife, 1st house in this village, minutes away from town, yet not in town, immediate access to back road that enables you to arrive in Georgia and South Carolina quickly. Step onto the expansive exterior porch and large rear deck, an inviting space for morning coffee, evening relaxation, or entertaining friends amid the high-elevation air. The home also features two lower level porches and a spacious shed. Outside, the private, shaded backyard offers a tranquil escape that is perfect for gardening, outdoor play, or simply unwinding in the cool mountain shade. Inside, the home greets you with beautiful wood finishes throughout the living area. The open-concept design creates a seamless flow between the living room, dining area, and kitchen making family gatherings or entertaining simple. The well-appointed kitchen features a central island and breakfast bar. Two cozy fireplaces add warmth and ambiance: one in the main living area for relaxed evenings, with a second in a downstairs Office/Guest Overflow room, creating a serene retreat for guests. Flexible living space abounds with bonus rooms that can easily adapt to your lifestyle as a kids’ playroom, a quiet home office, a home theater for movie nights, or ample storage.   A lot of space the house has a total amount of interior space of 2304 square feet (as added/seen on the attached Macon County Tax Card). The lower level offers even more versatility and could potentially be converted into a separate living unit with the addition of a kitchen. A fully covered carport accessible via a new concrete driveway parks up to four vehicles. With two levels, abundant natural light, prime location close to Highlands’ charming downtown, and no short-term rental restrictions, this home is an ideal full-time residence or mountain getaway. Whether you’re seeking a year-round mountain lifestyle or a relaxing escape, this thoughtfully maintained home presents a rare opportunity to enjoy the best of North Carolina’s Blue Ridge Mountains.

Key facts

• 0.28 acre lot
• 2 parking spots
• Built 1980

Property features AI

Finance

• Other: Lot approximately 0.28 acres
• HOA & community: Has association; association maintains private roads

Exterior

• Parking: Attached carport
• Utilities: Well water; Septic tank; Electricity available; Natural gas available; High-speed internet available; Cable available; Phone available; Underground utilities; Water available
• Home design: Single family residence (house); Residential property; Resale
• Construction: Built in 1980; Wood siding construction; Metal roof
• Exterior features: Level and sloped lot; Metal roof; Wood siding

Interior

• Kitchen: Dishwasher; Microwave; Stainless steel appliances
• Bedrooms: 3 bedrooms total (2 on main level, 1 on lower level)
• Flooring: Hardwood; Vinyl
• Bathrooms: 2 full bathrooms (1 on main level, 1 on lower level)
• Heating & cooling: Electric heat pump for heating and cooling; Has heating and has cooling
• Interior features: High ceilings; Two levels; Exterior and interior basement entries; Great room
• Laundry & utility: Washer and dryer included; Laundry located in a common area

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $916 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $375k).
• Recommended offer: $352k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#432 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, schools B; Watch: housing C-, amenities F, commute F.
• Macon County Schools (rural): math 47% / reading 50% proficiency, ranked #71 of 178 in NC (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 254 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 218 units permitted in Macon County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Macon County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $215k; list at $375k implies a 74% gain — meaningful room to come down on a strong offer.

Recommended offer $352,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 6% 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.07% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.47%
• DSCR: 1.47
• GRM: 7.8

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-2,581
• Equity at exit: $55,899

10-year hold

• IRR: 9.0%
• Equity multiple: 1.69×
• Total profit: $72,225
• Equity at exit: $32,415

Cash invested: $104,972 (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 28741

• Home prices YoY: -6.9%
• Active inventory: 254
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,995 medium
• Mortgage (P&I): −$1,966
• Tax from tax record: −$101 /mo · $1,213/yr
• Insurance: −$156
• HOA: −$17
• Vacancy / Maint / Mgmt: −$839
• Net cashflow: $916

Break-even live

Break-even rent $2,836

Max offer price $374,900

Occupancy floor 72%

Sensitivity live

Price	-10% $1,128	-5% $1,022	+0% $916	+5% $810	+10% $704
Rent	-10% $600	-5% $758	+0% $916	+5% $1,074	+10% $1,231
Rate	-1.0pp $1,105	-0.5pp $1,011	base $916	+0.5pp $819	+1.0pp $720

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: $93,725
• Closing costs: $11,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Cornet Ln Unit Modern Villa 3/2 Highlands, NC	3.0	2.0	1850	$3,995	$2.16	12d	1	0.14mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 25 events

1. 2026-06-19
   statusdays on marketlisting id $374,900 Pending 78 DOM
2. 2026-06-17
   status $374,900 Under Contract 84 DOM
3. 2026-06-17
   days on market $374,900 Active 84 DOM
4. 2026-06-16
   days on market $374,900 Active 83 DOM
5. 2026-06-15
   days on market $374,900 Active 82 DOM
6. 2026-06-14
   days on market $374,900 Active 80 DOM
7. 2026-06-10
   days on market $374,900 Active 77 DOM
8. 2026-06-09
   days on market $374,900 Active 76 DOM
9. 2026-06-08
   days on market $374,900 Active 75 DOM
10. 2026-06-07
    days on market $374,900 Active 74 DOM
11. 2026-06-05
    days on market $374,900 Active 71 DOM
12. 2026-06-03
    days on market $374,900 Active 70 DOM
13. 2026-06-02
    days on market $374,900 Active 69 DOM
14. 2026-06-01
    days on market $374,900 Active 68 DOM
15. 2026-05-31
    days on market $374,900 Active 67 DOM
16. 2026-05-31
    days on market $374,900 Active 66 DOM
17. 2026-05-01
    price $374,900 2514-char remark

    Show marketing remark (2514 chars)

    Nestled in the heart of the Blue Ridge Mountains in Highlands, North Carolina, this versatile mountain home offers the perfect blend of cozy living and modern convenience. Surrounded by the stunning Blue Ridge Mountains and just minutes from vibrant downtown Highlands with its renowned restaurants, art galleries, shops, and cultural attractions, this residence provides easy access to everything Highlands has to offer while maintaining a peaceful, private retreat. Amazing wildlife, 1st house in this village, minutes away from town, yet not in town, immediate access to back road that enables you to arrive in Georgia and South Carolina quickly. Step onto the expansive exterior porch and large rear deck, an inviting space for morning coffee, evening relaxation, or entertaining friends amid the high-elevation air. The home also features two lower level porches and a spacious shed. Outside, the private, shaded backyard offers a tranquil escape that is perfect for gardening, outdoor play, or simply unwinding in the cool mountain shade. Inside, the home greets you with beautiful wood finishes throughout the living area. The open-concept design creates a seamless flow between the living room, dining area, and kitchen making family gatherings or entertaining simple. The well-appointed kitchen features a central island and breakfast bar. Two cozy fireplaces add warmth and ambiance: one in the main living area for relaxed evenings, with a second in a downstairs Office/Guest Overflow room, creating a serene retreat for guests. Flexible living space abounds with bonus rooms that can easily adapt to your lifestyle as a kids’ playroom, a quiet home office, a home theater for movie nights, or ample storage.   A lot of space the house has a total amount of interior space of 2304 square feet (as added/seen on the attached Macon County Tax Card). The lower level offers even more versatility and could potentially be converted into a separate living unit with the addition of a kitchen. A fully covered carport accessible via a new concrete driveway parks up to four vehicles. With two levels, abundant natural light, prime location close to Highlands’ charming downtown, and no short-term rental restrictions, this home is an ideal full-time residence or mountain getaway. Whether you’re seeking a year-round mountain lifestyle or a relaxing escape, this thoughtfully maintained home presents a rare opportunity to enjoy the best of North Carolina’s Blue Ridge Mountains.

18. 2026-05-01
    price $374,900

    Show marketing remark (2514 chars)

    Nestled in the heart of the Blue Ridge Mountains in Highlands, North Carolina, this versatile mountain home offers the perfect blend of cozy living and modern convenience. Surrounded by the stunning Blue Ridge Mountains and just minutes from vibrant downtown Highlands with its renowned restaurants, art galleries, shops, and cultural attractions, this residence provides easy access to everything Highlands has to offer while maintaining a peaceful, private retreat. Amazing wildlife, 1st house in this village, minutes away from town, yet not in town, immediate access to back road that enables you to arrive in Georgia and South Carolina quickly. Step onto the expansive exterior porch and large rear deck, an inviting space for morning coffee, evening relaxation, or entertaining friends amid the high-elevation air. The home also features two lower level porches and a spacious shed. Outside, the private, shaded backyard offers a tranquil escape that is perfect for gardening, outdoor play, or simply unwinding in the cool mountain shade. Inside, the home greets you with beautiful wood finishes throughout the living area. The open-concept design creates a seamless flow between the living room, dining area, and kitchen making family gatherings or entertaining simple. The well-appointed kitchen features a central island and breakfast bar. Two cozy fireplaces add warmth and ambiance: one in the main living area for relaxed evenings, with a second in a downstairs Office/Guest Overflow room, creating a serene retreat for guests. Flexible living space abounds with bonus rooms that can easily adapt to your lifestyle as a kids’ playroom, a quiet home office, a home theater for movie nights, or ample storage.   A lot of space the house has a total amount of interior space of 2304 square feet (as added/seen on the attached Macon County Tax Card). The lower level offers even more versatility and could potentially be converted into a separate living unit with the addition of a kitchen. A fully covered carport accessible via a new concrete driveway parks up to four vehicles. With two levels, abundant natural light, prime location close to Highlands’ charming downtown, and no short-term rental restrictions, this home is an ideal full-time residence or mountain getaway. Whether you’re seeking a year-round mountain lifestyle or a relaxing escape, this thoughtfully maintained home presents a rare opportunity to enjoy the best of North Carolina’s Blue Ridge Mountains.

19. 2026-03-20
    listed $399,900 Active 2514-char remark

    Show marketing remark (2514 chars)

    Nestled in the heart of the Blue Ridge Mountains in Highlands, North Carolina, this versatile mountain home offers the perfect blend of cozy living and modern convenience. Surrounded by the stunning Blue Ridge Mountains and just minutes from vibrant downtown Highlands with its renowned restaurants, art galleries, shops, and cultural attractions, this residence provides easy access to everything Highlands has to offer while maintaining a peaceful, private retreat. Amazing wildlife, 1st house in this village, minutes away from town, yet not in town, immediate access to back road that enables you to arrive in Georgia and South Carolina quickly. Step onto the expansive exterior porch and large rear deck, an inviting space for morning coffee, evening relaxation, or entertaining friends amid the high-elevation air. The home also features two lower level porches and a spacious shed. Outside, the private, shaded backyard offers a tranquil escape that is perfect for gardening, outdoor play, or simply unwinding in the cool mountain shade. Inside, the home greets you with beautiful wood finishes throughout the living area. The open-concept design creates a seamless flow between the living room, dining area, and kitchen making family gatherings or entertaining simple. The well-appointed kitchen features a central island and breakfast bar. Two cozy fireplaces add warmth and ambiance: one in the main living area for relaxed evenings, with a second in a downstairs Office/Guest Overflow room, creating a serene retreat for guests. Flexible living space abounds with bonus rooms that can easily adapt to your lifestyle as a kids’ playroom, a quiet home office, a home theater for movie nights, or ample storage.   A lot of space the house has a total amount of interior space of 2304 square feet (as added/seen on the attached Macon County Tax Card). The lower level offers even more versatility and could potentially be converted into a separate living unit with the addition of a kitchen. A fully covered carport accessible via a new concrete driveway parks up to four vehicles. With two levels, abundant natural light, prime location close to Highlands’ charming downtown, and no short-term rental restrictions, this home is an ideal full-time residence or mountain getaway. Whether you’re seeking a year-round mountain lifestyle or a relaxing escape, this thoughtfully maintained home presents a rare opportunity to enjoy the best of North Carolina’s Blue Ridge Mountains.

20. 2026-03-12
    listed $399,900 New
21. 2025-08-29
    price $475,000
22. 2018-07-09
    soldstatus $215,000
23. 2018-07-09
    soldstatus $215,000
24. 2017-06-03
    listed $230,000
25. 1998-09-10
    soldstatus $78,000

ⓘ 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: $1,213 · $101/mo
• Projected year-2 tax: $3,074 · $256/mo
• Expected delta: +$1,861/yr (+$155/mo · 153.5%)

ⓘ 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 2/10 Low 7 d/yr ≥97°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,940
• − Mortgage interest: −$21,000
• − Property taxes: −$1,213
• − Insurance: −$1,874
• − Repairs & maintenance: −$3,835
• − Management: −$3,835
• − HOA: −$204
• − Depreciation: −$10,906
• Taxable income: $5,072
• Est. tax owed @ 24.0%: −$1,217
• After-tax cash flow: $9,772/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: Macon County Schools
• NCES district ID: 3702760
• Math proficiency: 47% ▲ 7.00%
• Reading proficiency: 50% ▲ 3.00%
• Median HH income: $39,072
• Composite: 40.49/100
• National rank: #3713
• State rank: #71 of 178 in NC

Livability — Highlands

• Score: 63/100
• State rank: #432
• US rank: #15963

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,266
• Population (ZIP): 4,266

Population outlook (Macon County) Hauer SSP2

• Today (2025): 34,346 people
• By 2030: 34,353 · +0.0%
• By 2040: 33,956 · -1.1%
• By 2050: 33,249 · -3.2%
• By 2075: 31,526 · -8.2%
• By 2100: 28,113 · -18.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Hispanic / Latino 6% Black 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 10% Slovak 5% Lithuanian 3%
• Foreign-born: 7% · Canada
• Languages at home: 94% English-only · Spanish 4% French/Haitian/Cajun 0%

Political lean MEDSL · Macon

• 2024 margin: Solid R (+38.0) · D 30.6% · R 68.6%
• 2008→2024 swing: -16.6pp toward R · 2008: -21.4pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+38.5 2016: R+41.5 2012: R+30.6 2008: R+21.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -25.98%
• Current HPI: 349.3264
• 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

+380.6% since first listed

9 events — show timeline

• 2026-05-01 Price Changed $374,900 HCMLS
• 2026-05-01 Price Changed $374,900 GAMLS
• 2026-03-20 Listed $399,900 HCMLS
• 2026-03-12 Listed $399,900 GAMLS
• 2025-08-29 Price Changed $475,000 HCMLS
• 2018-07-09 Sold (Public Records) $215,000 Public Records
• 2018-07-09 Sold (MLS) $215,000 HCMLS
• 2017-06-03 Listed $230,000 HCMLS
• 1998-09-10 Sold (Public Records) $78,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,213 · +0.0% YoY. Source: county tax records.