Jillian B Plan · Woodfin, NC 28804

$240,735

3 bd · 2.0 ba · 1,450 sqft · SingleFamily · 328 Days on market

Good condition

---

Why this score? — see what drove the F 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 +7.5/15.0
• Schools +6.3/10.0
• Condition / age +3.8/5.0
• Livability +3.0/5.0
• Cash flow +2.9/30.0
• Rent growth +2.6/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Appreciate all the comforts of a home built just for you at just the right size. Come together in the lively center of this home featuring a kitchen open to the dining and living rooms. Then enjoy privacy in the master suite separate from the other 2 bedrooms. Everything you want is here in this perfect gem.

Key facts

• Listed 327 days

Tags

• KITCHEN OPEN TO DINING
• MASTER SUITE SEPARATE

🏗️ New construction. The $240,735 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $443,365.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $241k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-18k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (15.9% below list).
• Recommended offer: $202k (15.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#538 in NC) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A-, cost of living B; Watch: amenities F, commute F, health & safety F.
• Buncombe County Schools (suburban): math 45% / reading 50% proficiency, ranked #72 of 178 in NC (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Weaverville Elementary (math 57% / reading 67%, grade B, #179 of 1,410 statewide, top 14%, 303 students, 48% FRL); North Buncombe Middle (math 63% / reading 59%, grade B+, #40 of 475 statewide, top 9%, 504 students, 45% FRL); North Buncombe High (math 67% / reading 65%, grade B, #154 of 535 statewide, top 29%, 956 students, 42% FRL) — zoned schools at 45% FRL track the district average.
• Zoned-school proficiency averages 63% at this address vs 48% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Buncombe County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 425 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,305 units permitted in Buncombe County in 2024 (1,855 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 $13k of value loss. Plan a longer hold.
• Buncombe County population projected at +24% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 328 days — a 12% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.

Recommended offer $202,433 (15.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 328 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
8. 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.
9. 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.
10. 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: 0.46% ✗
• Cap rate: 2.33%
• Cash-on-cash: -14.16%
• DSCR: 0.37
• GRM: 18.3

CMA / ARV

• ARV (median comp): $443,365
• List price: $240,735
• Delta: -45.70%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Knoll Ridge Dr	0.53mi	3/2.0	1,442 (-1%)	4mo	$405,000	$281	72
5 Koenig Way	0.52mi	3/2.5	1,414 (-2%)	3mo	$408,000	$289	67
56 Knoll Ridge Dr	0.63mi	3/2.0	1,529 (+5%)	2mo	$415,000	$271	60
17 Marlwood Ct #127	0.43mi	3/2.0	1,614 (+11%)	2mo	$470,000	$291	60
61 Knoll Ridge Dr	0.64mi	3/2.0	1,555 (+7%)	0mo	$505,000	$325	58
110 Leisure Mountain Rd #30	0.65mi	2/2.5 (-1)	1,488 (+3%)	2mo	$357,000	$240	57
138 Appalachian Village Rd	0.67mi	3/2.0	1,486 (+2%)	12mo	$485,000	$326	55
65 Knoll Ridge Dr	0.67mi	3/2.0	1,529 (+5%)	7mo	$369,000	$241	54
896 Aiken Rd	0.62mi	2/2.0 (-1)	1,571 (+8%)	1mo	$430,000	$274	51
101 Firwood Ct	0.57mi	3/2.0	1,622 (+12%)	14mo	$540,000	$333	42
447 Creekside Dr	0.72mi	3/2.0	1,645 (+13%)	6mo	$438,000	$266	39
305 Heather Ct	0.61mi	3/2.0	1,254 (-14%)	14mo	$235,000	$187	37

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 · 0.46% rent growth · sell at horizon

5-year hold

• IRR: -45.8%
• Equity multiple: -0.37×
• Total profit: $-170,152
• Equity at exit: $66,107

10-year hold

• IRR: —
• Equity multiple: -1.32×
• Total profit: $-287,847
• Equity at exit: $38,334

Cash invested: $124,142 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 8 under contract
• Months of supply: 5.5 mo (18%/mo absorbed)
• Median asking: $394,900 ($243/sqft)
• Median days on market: 162 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +25.7% above current asking $/sqft

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

ZIP-level market 28804

• Rents YoY: 0.5%
• Active inventory: 425
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,024 high
• Mortgage (P&I): −$2,325
• Tax est. 1.5%: −$554 /mo · $6,650/yr
• Insurance: −$185
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-1,465

Break-even live

Break-even rent $3,878

Max offer price $231,410

Occupancy floor —

Sensitivity live

Price	-10% $-1,158	-5% $-1,312	+0% $-1,465	+5% $-1,618	+10% $-1,771
Rent	-10% $-1,625	-5% $-1,545	+0% $-1,465	+5% $-1,385	+10% $-1,305
Rate	-1.0pp $-1,241	-0.5pp $-1,352	base $-1,465	+0.5pp $-1,580	+1.0pp $-1,697

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: $110,841
• Closing costs: $13,301
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Barnwood Dr Asheville, NC	1.0–3.0	1.0–2.0	955	$1,995	$2.09	63d	15	0.15mi
89 Black Locust Dr Asheville, NC	3.0	2.0	1216	$1,600	$1.32	72d	1	0.29mi
8 Cricket Crossing Ct Asheville, NC	2.0	1.5	960	$1,850	$1.93	63d	1	0.65mi
602 Highline Dr Asheville, NC	1.0–3.0	1.0–2.0	1070	$2,195	$2.05	63d	18	0.90mi
311 Aiken Rd Unit I Asheville, NC	2.0	1.0	900	$1,295	$1.44	72d	1	1.07mi
311 Aiken Rd Asheville, NC	2.0	1.0	900	$1,350	$1.50	93d	1	1.07mi
19 Barnett Shoals Dr Weaverville, NC	3.0	2.5	1310	$2,200	$1.68	63d	1	1.13mi
14 Loftin St Weaverville, NC	3.0	2.0	1800	$2,700	$1.50	63d	1	1.15mi
1070 Cider Mill Loop Weaverville, NC	3.0	2.0	1383	$2,210	$1.60	93d	1	1.30mi

Listing history 29 events

1. 2026-08-08
   days on market $240,735 Active 328 DOM
2. 2026-08-07
   days on market $240,735 Active 327 DOM
3. 2026-08-06
   days on market $240,735 Active 326 DOM
4. 2026-08-05
   days on market $240,735 Active 325 DOM
5. 2026-08-04
   days on market $240,735 Active 324 DOM
6. 2026-08-03
   days on market $240,735 Active 323 DOM
7. 2026-07-31
   days on market $240,735 Active 320 DOM
8. 2026-07-29
   days on market $240,735 Active 318 DOM
9. 2026-07-27
   days on market $240,735 Active 316 DOM
10. 2026-07-25
    days on market $240,735 Active 314 DOM
11. 2026-07-23
    days on market $240,735 Active 312 DOM
12. 2026-07-22
    days on market $240,735 Active 311 DOM
13. 2026-07-21
    days on market $240,735 Active 310 DOM
14. 2026-07-18
    days on market $240,735 Active 307 DOM
15. 2026-07-16
    days on market $240,735 Active 305 DOM
16. 2026-07-16
    days on market $240,735 Active 304 DOM
17. 2026-07-14
    days on market $240,735 Active 303 DOM
18. 2026-07-14
    days on market $240,735 Active 302 DOM
19. 2026-07-12
    days on market $240,735 Active 301 DOM
20. 2026-07-11
    days on market $240,735 Active 300 DOM
21. 2026-07-10
    days on market $240,735 Active 299 DOM
22. 2026-07-09
    days on market $240,735 Active 298 DOM
23. 2026-07-08
    days on market $240,735 Active 297 DOM
24. 2026-07-07
    days on market $240,735 Active 296 DOM
25. 2026-07-06
    days on market $240,735 Active 295 DOM
26. 2026-07-05
    pricedays on market $240,735 Active 294 DOM
27. 2026-05-05
    price $235,415 309-char remark

    Show marketing remark (309 chars)

    Appreciate all the comforts of a home built just for you at just the right size. Come together in the lively center of this home featuring a kitchen open to the dining and living rooms. Then enjoy privacy in the master suite separate from the other 2 bedrooms. Everything you want is here in this perfect gem.

28. 2025-10-20
    price $228,702 309-char remark

    Show marketing remark (309 chars)

    Appreciate all the comforts of a home built just for you at just the right size. Come together in the lively center of this home featuring a kitchen open to the dining and living rooms. Then enjoy privacy in the master suite separate from the other 2 bedrooms. Everything you want is here in this perfect gem.

29. 2025-08-05
    listed $225,322 Active 309-char remark

    Show marketing remark (309 chars)

    Appreciate all the comforts of a home built just for you at just the right size. Come together in the lively center of this home featuring a kitchen open to the dining and living rooms. Then enjoy privacy in the master suite separate from the other 2 bedrooms. Everything you want is here in this perfect gem.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,292
• − Mortgage interest: −$24,835
• − Property taxes: −$6,650
• − Insurance: −$2,217
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − Depreciation: −$12,898
• Taxable loss: −$26,195
• Est. tax savings @ 24.0%: +$6,287
• After-tax cash flow: $-11,290/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 · 4 photos

Good 75/100 Cosmetic rehab Est. rehab $7,250–$21,750 screening

This single-family home is in good condition with a good condition score of 75. It has a cosmetic rehab level and requires minor maintenance. The highest-ROI updates include painting the exterior siding and landscaping improvements.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and home value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve both resale and rental value. ↑
• Rental HVAC maintenance — A well-maintained HVAC system can attract renters and reduce utility costs. ↑

ⓘ 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.

C Composite school gradezoned avg 63/100

Zoned Schools

Elementary Weaverville Elementary B NC #179/1,410 Nat'l #6,217/41,679 Middle North Buncombe Middle B+ NC #40/475 Nat'l #1,667/14,009 High North Buncombe High B NC #154/535 Nat'l #2,694/17,239

Schools (NCES district)

• District: Buncombe County Schools
• NCES district ID: 3700450
• Math proficiency: 45% ▬ 0.00%
• Reading proficiency: 50% ▲ 2.00%
• Median HH income: $45,981
• Composite: 40.32/100
• National rank: #3749
• State rank: #72 of 178 in NC

D Composite livability gradescore 59/100

Livability — Woodfin

• Score: 59/100
• State rank: #538
• US rank: #19731

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodfin, NC
• County: Buncombe County · 286,475 people
• Metro: Asheville, NC
• Population (ZIP): 25,776
• Household income: $88,312
• Rent vs Own: 28.9% rent · 71.1% own
• Severe rent burden: 14% of renters

---

Population outlook (Buncombe County) Hauer SSP2

• Today (2025): 286,475 people
• By 2030: 302,237 · +5.5%
• By 2040: 330,687 · +15.4%
• By 2050: 356,370 · +24.4%
• By 2075: 409,383 · +42.9%
• By 2100: 437,270 · +52.6%

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 9% Hispanic / Latino 8% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 5% Lithuanian 4% Serbian 3%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 6% French/Haitian/Cajun 1%

---

Political lean MEDSL · Buncombe

• 2024 margin: Strong D (+24.8) · D 61.7% · R 36.9% · Other 1.4%
• 2008→2024 swing: +10.9pp toward D · 2008: 13.9pp · 2024: 24.8pp
• All cycles: 2024: D+24.8 2020: D+21.1 2016: D+14.6 2012: D+12.4 2008: D+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -410.50%
• Current HPI: 333.3821
• Rent YoY: ▲ 0.46%
• 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

+4.5% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $235,415 Zillow
• 2025-10-20 Price Changed $228,702 Zillow
• 2025-08-05 Listed $225,322 Zillow