770 Echo Hill Dr · Burnsville, NC 28704

$194,000

2 bd · 1.5 ba · 1,344 sqft · SingleFamily public records · 60 Days on market

Built 1975 0.32 ac lot Est $218k · 11% under $30/mo HOA · 2% of rent

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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 +19.1/30.0
• ARV discount +12.4/15.0
• DSCR +6.0/10.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away in the mountains of Yancey County, this 2-bedroom, 2-bath log cabin offers the kind of setting people dream about—peaceful, private, and surrounded by nature with a beautiful mountain view. With its classic log construction, vaulted ceilings, and stone fireplace, the home is full of character and ready to be brought back to life. The property does need work, making it a great opportunity for investors, second-home buyers, or anyone looking to restore a true mountain cabin to its original charm. The spacious deck provides the perfect spot to take in the views, while the lower level offers additional potential for expansion or guest space. Whether you’re looking for a

Key facts

• Spacious deck
• Stone fireplace
• Vaulted ceilings

Tags

• LOG CABIN
• MOUNTAIN VIEW
• SPACIOUS DECK
• STONE FIREPLACE
• VAULTED CEILINGS

Property features AI

Finance

• Other: Short-term rental restrictions noted — STRs have been banned by the HOA (not yet added to official CCRs); Directions: From 197 N take left on Echo Hill Dr; cabin is on the right (GPS works)
• HOA & community: Homeowners association present; mandatory membership; Annual association fees listed (annual amounts noted)

Exterior

• Parking: Driveway parking; Two open parking spaces; One carport space (has carport)
• Utilities: Shared well water; Septic system installed; Electricity connected
• Home design: Single-family residence (site built); One level (with finished lower level / basement)
• Construction: Block and wood construction; Metal roof; Basement foundation; Built on site
• Exterior features: Covered front porch; Shed(s); Hilly, private, wooded lot with views; Dirt and gravel road access on a privately maintained road

Interior

• Kitchen: Dishwasher; Oven; Refrigerator
• Bedrooms: Two bedrooms total — one on the main level and one in the basement
• Flooring: Carpet; Concrete; Wood
• Bathrooms: Two full bathrooms — one on the main level and one in the basement
• Heating & cooling: Wood stove heating; Other heating (see remarks); No central cooling listed
• Interior features: Open floorplan; Vaulted ceiling(s); Living room wood-burning stove / fireplace; Basement with daylight windows, interior and exterior entry (full daylight basement)
• Laundry & utility: Washer and dryer included; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $206 ($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 $178k (8.0% below list).
• Recommended offer: $178k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 2.3% in Burnsville — 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 (#64 in NC, #4,938 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: commute F, employment F.
• Yancey County Schools (rural): math 55% / reading 52% proficiency, ranked #56 of 178 in NC (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Burnsville Elementary (math 52% / reading 42%, grade D-, #497 of 1,410 statewide, top 38%, 286 students, 69% FRL); Mountain Heritage High (math 62% / reading 57%, grade C+, #216 of 535 statewide, top 43%, 639 students, 48% FRL).
• Market conditions: Rents flat; 251 active listings in the ZIP; solid renter incomes; 100 units permitted in Yancey 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 $6k of value loss. Plan a longer hold.
• Yancey County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($188k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,384 (8.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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: 0.92% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.56%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $217,728
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6814 Jacks Creek Rd	0.73mi	3/2.0 (+1)	1,391 (+4%)	12mo	$225,000	$162	43

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 · 0.35% rent growth · sell at horizon

5-year hold

• IRR: -12.0%
• Equity multiple: 0.58×
• Total profit: $-22,984
• Equity at exit: $28,926

10-year hold

• IRR: -6.9%
• Equity multiple: 0.61×
• Total profit: $-21,355
• Equity at exit: $16,774

Cash invested: $54,320 (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 28704

• Home prices YoY: -34.8%
• Rents YoY: 0.3%
• Active inventory: 251
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,784 medium
• Mortgage (P&I): −$1,017
• Tax from tax record: −$75 /mo · $896/yr
• Insurance: −$81
• HOA: −$30
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $206

Break-even live

Break-even rent $1,523

Max offer price $194,000

Occupancy floor 83%

Sensitivity live

Price	-10% $316	-5% $261	+0% $206	+5% $151	+10% $97
Rent	-10% $65	-5% $136	+0% $206	+5% $277	+10% $347
Rate	-1.0pp $304	-0.5pp $256	base $206	+0.5pp $156	+1.0pp $105

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: $48,500
• Closing costs: $5,820
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $30 · $360/yr

Listing history 17 events

1. 2026-06-18
   days on market $194,000 Active 60 DOM
2. 2026-06-17
   days on market $194,000 Active 59 DOM
3. 2026-06-16
   days on market $194,000 Active 58 DOM
4. 2026-06-15
   days on market $194,000 Active 57 DOM
5. 2026-06-14
   days on market $194,000 Active 55 DOM
6. 2026-06-13
   days on market $194,000 Active 54 DOM
7. 2026-06-10
   days on market $194,000 Active 52 DOM
8. 2026-06-09
   days on market $194,000 Active 51 DOM
9. 2026-06-08
   days on market $194,000 Active 50 DOM
10. 2026-06-07
    days on market $194,000 Active 49 DOM
11. 2026-06-03
    days on market $194,000 Active 45 DOM
12. 2026-06-03
    price $194,000 Active 44 DOM
13. 2026-06-02
    days on market $199,000 Active 44 DOM
14. 2026-06-01
    days on market $199,000 Active 43 DOM
15. 2026-05-31
    days on market $199,000 Active 42 DOM
16. 2026-05-30
    days on market $199,000 Active 41 DOM
17. 2026-04-19
    listed $199,000 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: $896 · $75/mo
• Projected year-2 tax: $1,591 · $133/mo
• Expected delta: +$695/yr (+$58/mo · 77.5%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,406
• − Mortgage interest: −$10,867
• − Property taxes: −$896
• − Insurance: −$970
• − Repairs & maintenance: −$1,712
• − Management: −$1,712
• − HOA: −$360
• − Depreciation: −$5,644
• Taxable loss: −$756
• Est. tax savings @ 24.0%: +$181
• After-tax cash flow: $2,658/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: Yancey County Schools
• NCES district ID: 3705070
• Math proficiency: 55% ▲ 6.00%
• Reading proficiency: 52% ▲ 5.00%
• Median HH income: $37,576
• Composite: 44.52/100
• National rank: #2795
• State rank: #56 of 178 in NC

Livability — Burnsville

• Score: 74/100
• State rank: #64
• US rank: #4938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Buncombe County · 241,085 people
• Metro: Asheville, NC
• Population (ZIP): 24,138
• Household income: $81,096
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 511.0

Population outlook (Yancey County) Hauer SSP2

• Today (2025): 16,797 people
• By 2030: 16,215 · -3.5%
• By 2040: 14,830 · -11.7%
• By 2050: 13,469 · -19.8%
• By 2075: 10,583 · -37.0%
• By 2100: 7,497 · -55.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 13% Hispanic / Latino 11% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Slovak 3% Serbian 2% Scotch-Irish 2%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 84% English-only · Spanish 11% Russian/Polish/Slavic 2% Tagalog/Filipino 1%

Political lean MEDSL · Yancey

• 2024 margin: Solid R (+34.4) · D 32.3% · R 66.8%
• 2008→2024 swing: -28.7pp toward R · 2008: -5.8pp · 2024: -34.4pp
• All cycles: 2024: R+34.4 2020: R+33.7 2016: R+32.5 2012: R+13.9 2008: R+5.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -143.22%
• Current HPI: 268.2861
• Rent YoY: ▲ 0.35%
• Metro: Asheville, NC
• 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

1 event — show timeline

• 2026-04-19 Listed $199,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

-2.2%/yr

Latest (2025): $896 · +0.0% YoY. Source: county tax records.