4222 Brookwood Pl · Gamewell, NC 28645

$175,000

3 bd · 2.0 ba · 1,166 sqft · SingleFamily public records · 7 Days on market

Built 1999 0.54 ac lot Est $211k · 17% under ↓ 28% 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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• DSCR +4.1/10.0
• Schools +3.5/10.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Needless to say, this one will be gone fast! Move in ready and affordable! This 3 bedrooms 2 full bath home has numerous updates. In side have you 3 bedrooms, 2 full baths, great room with vaulted ceiling and fireplace, eat-in-kitchen with new stainless steel appliances including refrigerator, dishwasher, and radiant top electric range. new counter tops, and pantry, and a laundry/mud room. Upgrades include new flooring throughout the home, new light fixtures and ceiling fans, double sink vanity in master bathroom with plenty of storage for linen, new heat pump and fresh paint. Outside you have two new decks, new exterior doors with storm doors, new thermo-paned windows, new paved drive, new brick underpinning, new siding and new roof with architectural shingles. Make your appointment to see this one today!

Key facts

• 0.54 acre lot
• Built 1999
• Listed 7 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: Public water; Septic system installed
• Home design: Manufactured doublewide single-family residence; One story; Crawl space foundation; Residential zoning (RA-20)
• Construction: Manufactured construction; Vinyl exterior
• Exterior features: Private maintained paved asphalt road

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 9 total rooms; Fireplace
• Laundry & utility: Washer hookup; Electric dryer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $8 ($91/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 $141k (19.4% below list).
• Recommended offer: $141k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 1.3% in Gamewell — 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 60/100 on livability (#518 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: employment D, schools F, amenities F.
• Caldwell County Schools (suburban): math 38% / reading 46% proficiency, ranked #106 of 178 in NC (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 465 active listings in the ZIP; 217 units permitted in Caldwell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Caldwell County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $117k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $141,052 (19.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.81% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.19%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $211,046
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2521 Pony Ct	0.29mi	4/2.0 (+1)	1,200 (+3%)	5mo	$70,750	$59	72
2415 Stones Throw Ct	0.52mi	3/2.0	1,190 (+2%)	3mo	$190,000	$160	70
3969 Havenwood Pl	0.58mi	3/2.0	1,227 (+5%)	2mo	$289,000	$236	62
3201 Smokey Ln	0.52mi	3/2.0	1,188 (+2%)	13mo	$215,000	$181	61
3631 Clarks Chapel Rd	0.50mi	3/2.0	1,162 (-0%)	22mo	$137,500	$118	58
3719 Calico Rd	0.62mi	3/2.0	1,144 (-2%)	14mo	$252,000	$220	57
4061 Stone Creek Ct	0.49mi	3/2.0	1,080 (-7%)	10mo	$222,000	$206	56
3891 Goshawk Dr	0.67mi	3/2.0	1,277 (+10%)	2mo	$196,000	$153	51
3969 Havenwood Pl #8	0.58mi	3/2.0	1,227 (+5%)	16mo	$270,000	$220	50
3719 Calico Rd	0.62mi	3/2.0	1,150 (-1%)	22mo	$249,000	$217	50
1033 Stagecoach Trl	0.57mi	3/1.0	1,326 (+14%)	1mo	$240,000	$181	46
3789 Sagebrush Dr	0.73mi	3/2.0	1,296 (+11%)	16mo	$192,500	$149	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-27,916
• Equity at exit: $26,093

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-23,857
• Equity at exit: $15,131

Cash invested: $49,000 (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 28645

• Home prices YoY: -17.4%
• Active inventory: 465
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,411 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$116 /mo · $1,393/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $8

Break-even live

Break-even rent $1,401

Max offer price $175,000

Occupancy floor 94%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-19
   days on market $175,000 Active 7 DOM
2. 2026-06-18
   days on market $175,000 Active 6 DOM
3. 2026-06-17
   days on market $175,000 Active 5 DOM
4. 2026-06-16
   days on market $175,000 Active 4 DOM
5. 2026-06-15
   days on market $175,000 Active 3 DOM
6. 2026-06-13
   listed $175,000 Active 1 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: $1,393 · $116/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$42/yr (+$3/mo · 3.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $16,926
• − Mortgage interest: −$9,803
• − Property taxes: −$1,393
• − Insurance: −$875
• − Repairs & maintenance: −$1,354
• − Management: −$1,354
• − Depreciation: −$5,091
• Taxable loss: −$2,944
• Est. tax savings @ 24.0%: +$706
• After-tax cash flow: $797/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: Caldwell County Schools
• NCES district ID: 3700580
• Math proficiency: 38% ▲ 1.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $37,165
• Composite: 34.9/100
• National rank: #5079
• State rank: #106 of 178 in NC

Livability — Gamewell

• Score: 60/100
• State rank: #518
• US rank: #19047

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 46,237

Population outlook (Caldwell County) Hauer SSP2

• Today (2025): 77,603 people
• By 2030: 74,714 · -3.7%
• By 2040: 67,732 · -12.7%
• By 2050: 59,938 · -22.8%
• By 2075: 43,232 · -44.3%
• By 2100: 28,894 · -62.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 8% Black 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Caldwell

• 2024 margin: Solid R (+52.6) · D 23.4% · R 76.0%
• 2008→2024 swing: -22.9pp toward R · 2008: -29.7pp · 2024: -52.6pp
• All cycles: 2024: R+52.6 2020: R+51.1 2016: R+50.6 2012: R+35.7 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -56.03%
• Current HPI: 265.0987
• 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

-27.8% since first listed

15 events — show timeline

• 2026-06-12 Listed $175,000 CANOPYMLS as Distributed by MLS Grid
• 2026-06-10 Coming Soon $175,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-21 Sold (Public Records) $117,000 Public Records
• 2021-09-10 Sold (Public Records) $120,000 Public Records
• 2021-09-10 Sold (MLS) $119,300 CANOPYMLS as Distributed by MLS Grid
• 2021-08-01 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-07-23 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2021-07-15 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2021-05-29 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-05-21 Listed $139,900 CANOPYMLS as Distributed by MLS Grid
• 2012-06-05 Sold (Public Records) $15,000 Public Records
• 2010-07-01 Sold (Public Records) $55,000 Public Records
• 2010-05-06 Sold (Public Records) $56,000 Public Records
• 2010-05-01 Sold (Public Records) $56,000 Public Records
• 2002-05-01 Sold (Public Records) $242,500 Public Records

Property tax history

+17.8%/yr

Latest (2025): $1,393 · +106.4% YoY. Source: county tax records.