5732 Daybrook Ct · Lowesville, NC 28164

$167,000

3 bd · 2.0 ba · 1,026 sqft · Manufactured public records · 133 Days on market

Built 2000 1.61 ac lot $20/mo HOA · 1% of rent ↓ 7% since listing

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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 +19.8/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Schools +4.8/10.0
• 1% rule +4.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors and DIY enthusiasts take note! This 3-bedroom, 2-bath home sits on a beautiful, private 1.61-acre lot in the Cedarbrook community. While the home features significant mechanical updates--including a septic system, HVAC, and a newer roof--the interior requires some flooring repairs/flooring TLC. This property is priced to reflect the needed cosmetic updates, offering a fantastic opportunity to build sweat equity in the East Lincoln school district. Sold as-is. Spacious 1.61-acre lot at the end of a private gravel road. This property adjoins large, quiet parcels to the rear and side, offering enhanced privacy. Please note: access is via a privately maintained drive shared with neigh

Key facts

• 1.61 acre lot
• Built 2000
• Listed 133 days

Property features AI

Finance

• HOA & community: Homeowners association with $240 annual fee (about $20/month)

Exterior

• Parking: Gravel off-street parking
• Utilities: Utilities: Other
• Home design: Manufactured home; Single-story; Residential property; Located in Cedarbrook subdivision; Facing: See Remarks
• Construction: Vinyl siding; Frame construction; Brick/mortar foundation; Built: (year not provided)
• Exterior features: Shingle roof; No patio or porch; No fencing; Has view; Private road frontage

Interior

• Flooring: Hardwood
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Heat pump; Electric heating; Fireplace(s); Central air
• Interior features: Pantry; Furnished; Hardwood flooring; Crawl space foundation

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $167k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/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 $155k (7.3% below list).
• Recommended offer: $147k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 1.7% in Lowesville — 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 66/100 on livability (#285 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Lincoln County Schools (rural): math 57% / reading 55% proficiency, ranked #42 of 178 in NC (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Catawba Springs Elementary (math 78% / reading 71%, grade A, #58 of 1,410 statewide, top 5%, 529 students, 30% FRL); East Lincoln Middle (math 55% / reading 59%, grade B, #68 of 475 statewide, top 15%, 728 students, 34% FRL); East Lincoln High (math 65% / reading 73%, grade B, #131 of 535 statewide, top 25%, 1,047 students, 29% FRL).
• Market conditions: 163 active listings in the ZIP; 697 units permitted in Lincoln 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.
• Lincoln County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($147k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 133 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: 0.93% ✗
• Cap rate: 7.71%
• Cash-on-cash: 5.08%
• DSCR: 1.23
• GRM: 9.0

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: -8.4%
• Equity multiple: 0.69×
• Total profit: $-14,518
• Equity at exit: $24,900

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $3,353
• Equity at exit: $14,439

Cash invested: $46,760 (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 28164

• Home prices YoY: -30.9%
• Active inventory: 163
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$876
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$70
• HOA: −$20
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $198

Break-even live

Break-even rent $1,298

Max offer price $167,000

Occupancy floor 82%

Sensitivity live

Price	-10% $292	-5% $245	+0% $198	+5% $151	+10% $103
Rent	-10% $76	-5% $137	+0% $198	+5% $259	+10% $320
Rate	-1.0pp $282	-0.5pp $240	base $198	+0.5pp $155	+1.0pp $111

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: $41,750
• Closing costs: $5,010
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $20 · $240/yr

Listing history 17 events

1. 2026-06-18
   days on market $167,000 Active 133 DOM
2. 2026-06-17
   days on market $167,000 Active 132 DOM
3. 2026-06-16
   days on market $167,000 Active 131 DOM
4. 2026-06-15
   days on market $167,000 Active 130 DOM
5. 2026-06-13
   days on market $167,000 Active 128 DOM
6. 2026-06-09
   days on market $167,000 Active 124 DOM
7. 2026-06-08
   days on market $167,000 Active 123 DOM
8. 2026-06-07
   days on market $167,000 Active 122 DOM
9. 2026-06-04
   days on market $167,000 Active 119 DOM
10. 2026-06-03
    days on market $167,000 Active 118 DOM
11. 2026-06-02
    days on market $167,000 Active 117 DOM
12. 2026-06-01
    days on market $167,000 Active 116 DOM
13. 2026-05-31
    days on market $167,000 Active 115 DOM
14. 2026-03-07
    price $167,000
15. 2026-02-05
    listed $169,000 Active
16. 2025-12-10
    price $169,900
17. 2025-11-24
    listed $180,000 Active

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $1,369 · $114/mo
• Expected delta: +$652/yr (+$54/mo · 90.8%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,577
• − Mortgage interest: −$9,355
• − Property taxes: −$718
• − Insurance: −$835
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − HOA: −$240
• − Depreciation: −$4,858
• Taxable loss: −$401
• Est. tax savings @ 24.0%: +$96
• After-tax cash flow: $2,470/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: Lincoln County Schools
• NCES district ID: 3702680
• Math proficiency: 57% ▲ 7.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $49,203
• Composite: 47.7/100
• National rank: #2242
• State rank: #42 of 178 in NC

Livability — Lowesville

• Score: 66/100
• State rank: #285
• US rank: #12234

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,991

Population outlook (Lincoln County) Hauer SSP2

• Today (2025): 86,972 people
• By 2030: 89,467 · +2.9%
• By 2040: 93,107 · +7.1%
• By 2050: 94,304 · +8.4%
• By 2075: 95,190 · +9.4%
• By 2100: 90,096 · +3.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Black 3%
• Common ancestry: Romanian 4% Serbian 3% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Vietnamese 1%

Political lean MEDSL · Lincoln

• 2024 margin: Solid R (+45.7) · D 26.8% · R 72.5%
• 2008→2024 swing: -12.4pp toward R · 2008: -33.3pp · 2024: -45.7pp
• All cycles: 2024: R+45.7 2020: R+45.9 2016: R+47.7 2012: R+38.9 2008: R+33.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -116.85%
• Current HPI: 261.6464
• 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

-7.2% since first listed

4 events — show timeline

• 2026-03-07 Price Changed $167,000 Hive MLS
• 2026-02-05 Listed $169,000 Hive MLS
• 2025-12-10 Price Changed $169,900 CANOPYMLS as Distributed by MLS Grid
• 2025-11-24 Listed $180,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+3.7%/yr

Latest (2025): $718 · +0.0% YoY. Source: county tax records.