6601 Clearwater Dr · Oxford, NC 27565

$204,999

3 bd · 2.0 ba · 1,836 sqft · Manufactured public records · 72 Days on market

Built 2001 0.92 ac lot Est $244k · 16% under

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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 +14.7/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• 1% rule +2.9/10.0
• Livability +2.9/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCE 6K!! HIGHLY MOTIVATED SELLER! MOVE-IN READY 3BR/2BA HOME minutes to DOWNTOWN! Beautiful WOOD-BURNING FIREPLACE in living area, Formal Dining Room, Eat-in Kitchen with Radiant Skylight, Huge Family Room, Spacious Master with walk-through closet, Gorgeous Master Bath with Spa Tub, Radiant Skylight and double vanity!! GORGEOUS OPEN LOT! MUST SEE!!

Key facts

• Hvac replaced
• New carpet
• New well water lines

Tags

• WELCOMING FIREPLACE
• NEW CARPET
• NEW WATER FILTER
• NEW WELL WATER LINES
• HVAC REPLACED
• NEW BACK DECK

Property features AI

Finance

• Other: Living area about 1,867 (above grade finished area 1,867); County: Granville
• HOA & community: No homeowners association

Exterior

• Utilities: Well water; Septic tank
• Home design: Manufactured double-wide home; Single-story
• Construction: Vinyl siding; Metal roof; Other foundation
• Exterior features: Private maintained road; Lot of approximately 0.92 acre

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with heat pump; Central air conditioning
• Interior features: Carpet and laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $205k.

Deal economics

• At list price, monthly cash flow is $35 ($417/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 $162k (21.0% below list).
• Recommended offer: $162k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.7% in Oxford — 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 57/100 on livability (#610 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Granville County Schools (rural): math 28% / reading 36% proficiency, ranked #137 of 178 in NC (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northern Granville Middle (math 17% / reading 28%, grade F, #410 of 475 statewide, top 87%, 525 students, 82% FRL) — zoned schools average 82% FRL vs 50% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 257 active listings in the ZIP; 428 units permitted in Granville County in 2024 (120 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.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $11k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $205k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,044 (21.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.79% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $244,188
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6611 Clearwater Dr	0.15mi	3/2.0	1,736 (-5%)	20mo	$229,000	$132	67
6592 Pebble Ln	0.15mi	4/2.0 (+1)	2,100 (+14%)	15mo	$280,000	$133	52

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: -15.2%
• Equity multiple: 0.46×
• Total profit: $-31,088
• Equity at exit: $30,566

10-year hold

• IRR: -6.7%
• Equity multiple: 0.57×
• Total profit: $-24,551
• Equity at exit: $17,725

Cash invested: $57,400 (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 27565

• Active inventory: 257
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,620 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$85 /mo · $1,020/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $35

Break-even live

Break-even rent $1,576

Max offer price $204,999

Occupancy floor 93%

Sensitivity live

Price	-10% $151	-5% $93	+0% $35	+5% $-23	+10% $-81
Rent	-10% $-93	-5% $-29	+0% $35	+5% $99	+10% $163
Rate	-1.0pp $138	-0.5pp $87	base $35	+0.5pp $-18	+1.0pp $-72

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-13
   statusdays on market $204,999 Pending 72 DOM
2. 2026-06-09
   days on market $204,999 Active 69 DOM
3. 2026-06-08
   days on market $204,999 Active 68 DOM
4. 2026-06-07
   days on market $204,999 Active 67 DOM
5. 2026-06-05
   days on market $204,999 Active 64 DOM
6. 2026-06-03
   days on market $204,999 Active 63 DOM
7. 2026-06-02
   remarks 627-char remark
8. 2026-06-02
   pricedays on market $204,999 Active 62 DOM
9. 2026-06-01
   days on market $205,000 Active 61 DOM
10. 2026-05-31
    days on market $205,000 Active 60 DOM
11. 2026-05-16
    price $205,000
12. 2026-04-01
    listed $215,900 Active
13. 2026-03-31
    historical
14. 2026-01-02
    price $225,000
15. 2025-12-16
    price $245,000
16. 2025-11-28
    listed $265,000 Active
17. 2020-04-09
    soldstatus $109,900 Closed 362-char remark

    Show marketing remark (362 chars)

    PRICE REDUCE 6K!! HIGHLY MOTIVATED SELLER! MOVE-IN READY 3BR/2BA HOME minutes to DOWNTOWN! Beautiful WOOD-BURNING FIREPLACE in living area, Formal Dining Room, Eat-in Kitchen with Radiant Skylight, Huge Family Room, Spacious Master with walk-through closet, Gorgeous Master Bath with Spa Tub, Radiant Skylight and double vanity!! GORGEOUS OPEN LOT! MUST SEE!!

18. 2020-04-09
    soldstatus $109,900 362-char remark

    Show marketing remark (362 chars)

    PRICE REDUCE 6K!! HIGHLY MOTIVATED SELLER! MOVE-IN READY 3BR/2BA HOME minutes to DOWNTOWN! Beautiful WOOD-BURNING FIREPLACE in living area, Formal Dining Room, Eat-in Kitchen with Radiant Skylight, Huge Family Room, Spacious Master with walk-through closet, Gorgeous Master Bath with Spa Tub, Radiant Skylight and double vanity!! GORGEOUS OPEN LOT! MUST SEE!!

19. 2020-04-09
    soldstatus $110,000

    Show marketing remark (362 chars)

    PRICE REDUCE 6K!! HIGHLY MOTIVATED SELLER! MOVE-IN READY 3BR/2BA HOME minutes to DOWNTOWN! Beautiful WOOD-BURNING FIREPLACE in living area, Formal Dining Room, Eat-in Kitchen with Radiant Skylight, Huge Family Room, Spacious Master with walk-through closet, Gorgeous Master Bath with Spa Tub, Radiant Skylight and double vanity!! GORGEOUS OPEN LOT! MUST SEE!!

20. 2020-02-20
    historical Contingent 362-char remark

    Show marketing remark (362 chars)

    PRICE REDUCE 6K!! HIGHLY MOTIVATED SELLER! MOVE-IN READY 3BR/2BA HOME minutes to DOWNTOWN! Beautiful WOOD-BURNING FIREPLACE in living area, Formal Dining Room, Eat-in Kitchen with Radiant Skylight, Huge Family Room, Spacious Master with walk-through closet, Gorgeous Master Bath with Spa Tub, Radiant Skylight and double vanity!! GORGEOUS OPEN LOT! MUST SEE!!

21. 2020-02-13
    price $109,900 362-char remark

    Show marketing remark (362 chars)

    PRICE REDUCE 6K!! HIGHLY MOTIVATED SELLER! MOVE-IN READY 3BR/2BA HOME minutes to DOWNTOWN! Beautiful WOOD-BURNING FIREPLACE in living area, Formal Dining Room, Eat-in Kitchen with Radiant Skylight, Huge Family Room, Spacious Master with walk-through closet, Gorgeous Master Bath with Spa Tub, Radiant Skylight and double vanity!! GORGEOUS OPEN LOT! MUST SEE!!

22. 2019-12-20
    price $115,900 362-char remark

    Show marketing remark (362 chars)

    PRICE REDUCE 6K!! HIGHLY MOTIVATED SELLER! MOVE-IN READY 3BR/2BA HOME minutes to DOWNTOWN! Beautiful WOOD-BURNING FIREPLACE in living area, Formal Dining Room, Eat-in Kitchen with Radiant Skylight, Huge Family Room, Spacious Master with walk-through closet, Gorgeous Master Bath with Spa Tub, Radiant Skylight and double vanity!! GORGEOUS OPEN LOT! MUST SEE!!

23. 2019-11-14
    listed $116,900 Active 362-char remark

    Show marketing remark (362 chars)

    PRICE REDUCE 6K!! HIGHLY MOTIVATED SELLER! MOVE-IN READY 3BR/2BA HOME minutes to DOWNTOWN! Beautiful WOOD-BURNING FIREPLACE in living area, Formal Dining Room, Eat-in Kitchen with Radiant Skylight, Huge Family Room, Spacious Master with walk-through closet, Gorgeous Master Bath with Spa Tub, Radiant Skylight and double vanity!! GORGEOUS OPEN LOT! MUST SEE!!

24. 2019-11-14
    listed $109,900 362-char remark

    Show marketing remark (362 chars)

    PRICE REDUCE 6K!! HIGHLY MOTIVATED SELLER! MOVE-IN READY 3BR/2BA HOME minutes to DOWNTOWN! Beautiful WOOD-BURNING FIREPLACE in living area, Formal Dining Room, Eat-in Kitchen with Radiant Skylight, Huge Family Room, Spacious Master with walk-through closet, Gorgeous Master Bath with Spa Tub, Radiant Skylight and double vanity!! GORGEOUS OPEN LOT! MUST SEE!!

ⓘ 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: $1,020 · $85/mo
• Projected year-2 tax: $1,681 · $140/mo
• Expected delta: +$661/yr (+$55/mo · 64.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,445
• − Mortgage interest: −$11,483
• − Property taxes: −$1,020
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,556
• − Management: −$1,556
• − Depreciation: −$5,964
• Taxable loss: −$3,157
• Est. tax savings @ 24.0%: +$758
• After-tax cash flow: $1,174/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: Granville County Schools
• NCES district ID: 3701800
• Math proficiency: 28% ▼ -1.00%
• Reading proficiency: 36% ▬ 0.00%
• Median HH income: $49,713
• Composite: 27.81/100
• National rank: #6887
• State rank: #137 of 178 in NC

Livability — Oxford

• Score: 57/100
• State rank: #610
• US rank: #22195

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 23,658

Population outlook (Granville County) Hauer SSP2

• Today (2025): 60,753 people
• By 2030: 61,381 · +1.0%
• By 2040: 61,861 · +1.8%
• By 2050: 61,261 · +0.8%
• By 2075: 59,948 · -1.3%
• By 2100: 55,273 · -9.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 50% Black 39% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 1% Serbian 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 4%

Political lean MEDSL · Granville

• 2024 margin: Lean R (+9.4) · D 44.8% · R 54.2%
• 2008→2024 swing: -16.0pp toward R · 2008: 6.6pp · 2024: -9.4pp
• All cycles: 2024: R+9.4 2020: R+6.6 2016: R+2.5 2012: D+4.6 2008: D+6.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.56%
• Current HPI: 209.2788
• 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

+75.4% since first listed

14 events — show timeline

• 2026-05-16 Price Changed $205,000 TMLS
• 2026-04-01 Listed $215,900 TMLS
• 2026-03-31 Listing Removed — TMLS
• 2026-01-02 Price Changed $225,000 TMLS
• 2025-12-16 Price Changed $245,000 TMLS
• 2025-11-28 Listed $265,000 TMLS
• 2020-04-09 Sold (Public Records) $110,000 Public Records
• 2020-04-09 Sold (MLS) $109,900 AMLSNC
• 2020-04-09 Sold (MLS) $109,900 TMLS
• 2020-02-20 Contingent — TMLS
• 2020-02-13 Price Changed $109,900 TMLS
• 2019-12-20 Price Changed $115,900 TMLS
• 2019-11-14 Listed $109,900 AMLSNC
• 2019-11-14 Listed $116,900 TMLS

Property tax history

+2.8%/yr

Latest (2025): $1,020 · -4.7% YoY. Source: county tax records.