350 39th Street Pl SW · Hildebran, NC 28602

$140,000

3 bd · 2.0 ba · 770 sqft · Manufactured public records · 162 Days on market

Built 1979 0.51 ac lot

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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 +25.5/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CASH ONLY! 2 Bedrooms-one on each end of the home, 1 Bath, open floor plan with kitchen and living room in the middle of the home. The nice size sunroom has the washer and dryer hookup, large deck in the back, 2 sheds and sits on .51 acres. Great yard for many opportunities!

Key facts

• Updated property
• Open floor plan
• New flooring

Tags

• UPDATED PROPERTY
• OPEN FLOOR PLAN
• NEW APPLIANCES
• NEW FLOORING
• UPDATED BATHROOM
• INSULATION UNDER HOUSE

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway parking
• Utilities: City water; Septic system installed
• Home design: Manufactured singlewide residential home; One-story with crawl space foundation; 770 sq ft living area
• Construction: Vinyl and wood construction
• Exterior features: Cleared, open and sloped lot; Roads: concrete, gravel, paved; publicly maintained

Interior

• Kitchen: Includes dishwasher, electric range, microwave, refrigerator
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: 4 total rooms; Dishwasher, Electric range, Microwave, Refrigerator
• Laundry & utility: Laundry located in a common area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#295 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment D-.
• Burke County Schools (rural): math 43% / reading 47% proficiency, ranked #89 of 178 in NC (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hildebran Elementary (math 37% / reading 42%, grade F, #694 of 1,410 statewide, top 53%, 320 students, 77% FRL); East Burke High (math 67% / reading 52%, grade C+, #216 of 535 statewide, top 43%, 879 students, 64% FRL) — zoned schools average 70% FRL vs 52% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.2%/yr); 212 active listings in the ZIP; 422 units permitted in Burke County in 2024 (94 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Burke County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 4.2% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $140k implies a 180% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.04% ✓
• Cap rate: 9.09%
• Cash-on-cash: 9.99%
• DSCR: 1.44
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.16% rent growth · sell at horizon

5-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-260
• Equity at exit: $20,874

10-year hold

• IRR: 10.5%
• Equity multiple: 1.85×
• Total profit: $33,469
• Equity at exit: $12,105

Cash invested: $39,200 (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 28602

• Home prices YoY: -13.6%
• Rents YoY: 4.2%
• Active inventory: 212
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,455 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$30 /mo · $364/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $326

Break-even live

Break-even rent $1,042

Max offer price $140,000

Occupancy floor 73%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $140,000 Active 162 DOM
2. 2026-06-18
   days on market $140,000 Active 161 DOM
3. 2026-06-17
   days on market $140,000 Active 160 DOM
4. 2026-06-16
   status $140,000 Active 159 DOM
5. 2026-06-16
   days on market $140,000 Active Under Contract 159 DOM
6. 2026-06-15
   days on market $140,000 Active Under Contract 158 DOM
7. 2026-06-14
   days on market $140,000 Active Under Contract 156 DOM
8. 2026-06-13
   days on market $140,000 Active Under Contract 155 DOM
9. 2026-06-10
   days on market $140,000 Active Under Contract 153 DOM
10. 2026-06-09
    days on market $140,000 Active Under Contract 152 DOM
11. 2026-06-08
    days on market $140,000 Active Under Contract 151 DOM
12. 2026-06-07
    days on market $140,000 Active Under Contract 150 DOM
13. 2026-06-05
    days on market $140,000 Active Under Contract 147 DOM
14. 2026-06-02
    days on market $140,000 Active Under Contract 145 DOM
15. 2026-06-01
    days on market $140,000 Active Under Contract 144 DOM
16. 2026-05-31
    days on market $140,000 Active Under Contract 143 DOM
17. 2026-05-30
    days on market $140,000 Active Under Contract 142 DOM
18. 2026-05-18
    historical Active Under Contract
19. 2026-04-14
    price $140,000
20. 2026-03-06
    price $145,000
21. 2026-01-08
    listed $150,000 Active
22. 2023-12-28
    soldstatus $50,000 Closed 280-char remark

    Show marketing remark (280 chars)

    CASH ONLY! 2 Bedrooms-one on each end of the home, 1 Bath, open floor plan with kitchen and living room in the middle of the home. The nice size sunroom has the washer and dryer hookup, large deck in the back, 2 sheds and sits on .51 acres. Great yard for many opportunities!

23. 2023-12-28
    soldstatus $50,000

    Show marketing remark (280 chars)

    CASH ONLY! 2 Bedrooms-one on each end of the home, 1 Bath, open floor plan with kitchen and living room in the middle of the home. The nice size sunroom has the washer and dryer hookup, large deck in the back, 2 sheds and sits on .51 acres. Great yard for many opportunities!

24. 2023-11-24
    status Pending 280-char remark

    Show marketing remark (280 chars)

    CASH ONLY! 2 Bedrooms-one on each end of the home, 1 Bath, open floor plan with kitchen and living room in the middle of the home. The nice size sunroom has the washer and dryer hookup, large deck in the back, 2 sheds and sits on .51 acres. Great yard for many opportunities!

25. 2023-11-22
    status Active 280-char remark

    Show marketing remark (280 chars)

    CASH ONLY! 2 Bedrooms-one on each end of the home, 1 Bath, open floor plan with kitchen and living room in the middle of the home. The nice size sunroom has the washer and dryer hookup, large deck in the back, 2 sheds and sits on .51 acres. Great yard for many opportunities!

26. 2023-11-07
    historical Active Under Contract 280-char remark

    Show marketing remark (280 chars)

    CASH ONLY! 2 Bedrooms-one on each end of the home, 1 Bath, open floor plan with kitchen and living room in the middle of the home. The nice size sunroom has the washer and dryer hookup, large deck in the back, 2 sheds and sits on .51 acres. Great yard for many opportunities!

27. 2023-10-31
    status Active 280-char remark

    Show marketing remark (280 chars)

    CASH ONLY! 2 Bedrooms-one on each end of the home, 1 Bath, open floor plan with kitchen and living room in the middle of the home. The nice size sunroom has the washer and dryer hookup, large deck in the back, 2 sheds and sits on .51 acres. Great yard for many opportunities!

28. 2023-10-09
    historical Active Under Contract 280-char remark

    Show marketing remark (280 chars)

    CASH ONLY! 2 Bedrooms-one on each end of the home, 1 Bath, open floor plan with kitchen and living room in the middle of the home. The nice size sunroom has the washer and dryer hookup, large deck in the back, 2 sheds and sits on .51 acres. Great yard for many opportunities!

29. 2023-09-28
    price $72,500 280-char remark

    Show marketing remark (280 chars)

    CASH ONLY! 2 Bedrooms-one on each end of the home, 1 Bath, open floor plan with kitchen and living room in the middle of the home. The nice size sunroom has the washer and dryer hookup, large deck in the back, 2 sheds and sits on .51 acres. Great yard for many opportunities!

30. 2023-09-25
    price $75,000 280-char remark

    Show marketing remark (280 chars)

    CASH ONLY! 2 Bedrooms-one on each end of the home, 1 Bath, open floor plan with kitchen and living room in the middle of the home. The nice size sunroom has the washer and dryer hookup, large deck in the back, 2 sheds and sits on .51 acres. Great yard for many opportunities!

31. 2023-09-21
    listed $80,000 Active 280-char remark

    Show marketing remark (280 chars)

    CASH ONLY! 2 Bedrooms-one on each end of the home, 1 Bath, open floor plan with kitchen and living room in the middle of the home. The nice size sunroom has the washer and dryer hookup, large deck in the back, 2 sheds and sits on .51 acres. Great yard for many opportunities!

32. 2014-12-30
    soldstatus $13,500 183-char remark

    Show marketing remark (183 chars)

    Excellent Investment Opportunity in Hickory area. 2BR, 1BA home with nice decks and sunroom. To be sold as is, no repairs. Can make great remodeling project. Two out buildings on lot.

33. 2014-12-30
    soldstatus $13,500

    Show marketing remark (183 chars)

    Excellent Investment Opportunity in Hickory area. 2BR, 1BA home with nice decks and sunroom. To be sold as is, no repairs. Can make great remodeling project. Two out buildings on lot.

34. 2014-10-09
    listed $19,900 183-char remark

    Show marketing remark (183 chars)

    Excellent Investment Opportunity in Hickory area. 2BR, 1BA home with nice decks and sunroom. To be sold as is, no repairs. Can make great remodeling project. Two out buildings on lot.

ⓘ 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: $364 · $30/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$784/yr (+$65/mo · 215.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,454
• − Mortgage interest: −$7,842
• − Property taxes: −$364
• − Insurance: −$700
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$4,073
• Taxable income: $1,682
• Est. tax owed @ 24.0%: −$404
• After-tax cash flow: $3,511/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: Burke County Schools
• NCES district ID: 3700480
• Math proficiency: 43% ▼ -2.00%
• Reading proficiency: 47% ▬ 0.00%
• Median HH income: $38,342
• Composite: 37.51/100
• National rank: #4400
• State rank: #89 of 178 in NC

Livability — Hildebran

• Score: 65/100
• State rank: #295
• US rank: #12395

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Catawba County · 105,763 people
• City population: 1,512
• Metro: Hickory-Lenoir-Morganton, NC
• Population (ZIP): 31,113
• Household income: $62,048
• Rent vs Own: 37.1% rent · 62.9% own
• Severe rent burden: 642.0

Population outlook (Burke County) Hauer SSP2

• Today (2025): 86,552 people
• By 2030: 84,123 · -2.8%
• By 2040: 78,165 · -9.7%
• By 2050: 71,099 · -17.9%
• By 2075: 56,264 · -35.0%
• By 2100: 44,742 · -48.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 12% Hispanic / Latino 10% Two or more races 7% Asian 6%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Slovak 3% Italian 3% Iranian 2%
• Foreign-born: 6% · Canada, Dominican Republic
• Languages at home: 88% English-only · Spanish 7% Other Asian/Pacific 4%

Political lean MEDSL · Burke

• 2024 margin: Solid R (+41.2) · D 29.0% · R 70.3%
• 2008→2024 swing: -22.0pp toward R · 2008: -19.2pp · 2024: -41.2pp
• All cycles: 2024: R+41.2 2020: R+40.1 2016: R+39.4 2012: R+23.6 2008: R+19.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.01%
• Current HPI: 259.947
• Rent YoY: ▲ 4.16%
• Metro: Hickory-Lenoir-Morganton, 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

+603.5% since first listed

17 events — show timeline

• 2026-05-18 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-04-14 Price Changed $140,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-06 Price Changed $145,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-08 Listed $150,000 CANOPYMLS as Distributed by MLS Grid
• 2023-12-28 Sold (Public Records) $50,000 Public Records
• 2023-12-28 Sold (MLS) $50,000 CANOPYMLS as Distributed by MLS Grid
• 2023-11-24 Pending — CANOPYMLS as Distributed by MLS Grid
• 2023-11-22 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2023-11-07 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2023-10-31 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2023-10-09 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2023-09-28 Price Changed $72,500 CANOPYMLS as Distributed by MLS Grid
• 2023-09-25 Price Changed $75,000 CANOPYMLS as Distributed by MLS Grid
• 2023-09-21 Listed $80,000 CANOPYMLS as Distributed by MLS Grid
• 2014-12-30 Sold (Public Records) $13,500 Public Records
• 2014-12-30 Sold (MLS) $13,500 CANOPYMLS as Distributed by MLS Grid
• 2014-10-09 Listed $19,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $364 · +0.5% YoY. Source: county tax records.