431 Ashworth Cir · West Marion, NC 28752

$130,500

1 bd · 1.0 ba · 462 sqft · SingleFamily public records · 68 Days on market

Built 1942 0.32 ac lot

---

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).

• Cash flow +10.6/30.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +3.4/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

PRICE REDUCED! WOW - don't miss this cozy, remodeled one level home close to the City of Marion, but not in city limits - county taxes only! House was recently renovated - new floors, subfloor, roof, siding, doors, paint, water heater, plumbing fixtures, new bathroom, light fixtures, windows. Charming 1 BR, 1 BA home has two mini-splits for heat and AC, separate living room, kitchen, laundry room. Large deck overlooks mature neighborhood. Paved street. Lot is about 0.32+/- acre and runs deep to the open back yard so great place for gardens or to build fence for pets. Special feature of this property is the detached 12 ft x 16 ft outbuilding with delightful finished interior - has wood wall

Key facts

• New floors
• New siding
• New doors

Tags

• COMPLETELY REMODELED
• NEW FLOORS
• NEW ROOF
• NEW SIDING
• NEW DOORS
• NEW PAINT

Property features AI

Finance

• Financial info: No restrictions (no restrictive covenants listed in deed)
• HOA & community: No HOA dues; No HOA

Exterior

• Parking: Driveway
• Security: Smoke detectors
• Utilities: Shared well water; Septic system installed; Electricity connected; Cable available; Wired internet available; Electric water heater
• Home design: Single-family residence; One story; Site-built construction; Facing direction not specified
• Construction: Vinyl exterior; Composition roof; Crawl space foundation
• Exterior features: Deck; Outbuilding; Open lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom on the main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Ductless heating (electric); Ductless cooling (electric)
• Interior features: Six total rooms; Washer/Dryer included
• Laundry & utility: Laundry room on the main level; Washer hookup; Electric dryer hookup; Washer included; Dryer included

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-66 ($-786/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $94k (27.9% below list).
• Recommended offer: $94k (27.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#164 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: employment D+, amenities F, commute F.
• Mcdowell County Schools (rural): math 35% / reading 46% proficiency, ranked #115 of 178 in NC (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Marion Elementary School (math 22% / reading 37%, grade F, #975 of 1,410 statewide, top 71%, 377 students, 71% FRL); Mcdowell High School (math 50% / reading 57%, grade C-, #279 of 535 statewide, top 52%, 1,416 students, 60% FRL).
• Market conditions: 266 active listings in the ZIP; 175 units permitted in McDowell County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $902 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• McDowell County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,118 (27.9% 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 68 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.72% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.15%
• DSCR: 0.90
• GRM: 11.6

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: -19.9%
• Equity multiple: 0.31×
• Total profit: $-25,362
• Equity at exit: $19,458

10-year hold

• IRR: -12.9%
• Equity multiple: 0.24×
• Total profit: $-27,632
• Equity at exit: $11,283

Cash invested: $36,540 (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 28752

• Active inventory: 266
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $941 medium
• Mortgage (P&I): −$684
• Tax from tax record: −$70 /mo · $844/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$198
• Net cashflow: $-66

Break-even live

Break-even rent $1,024

Max offer price $118,927

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-29	+0% $-66	+5% $-102	+10% $-139
Rent	-10% $-140	-5% $-103	+0% $-66	+5% $-28	+10% $9
Rate	-1.0pp $0	-0.5pp $-32	base $-66	+0.5pp $-99	+1.0pp $-134

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: $32,625
• Closing costs: $3,915
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $130,500 Active 68 DOM
2. 2026-06-18
   days on market $130,500 Active 67 DOM
3. 2026-06-17
   days on market $130,500 Active 66 DOM
4. 2026-06-16
   days on market $130,500 Active 65 DOM
5. 2026-06-15
   days on market $130,500 Active 64 DOM
6. 2026-06-14
   days on market $130,500 Active 62 DOM
7. 2026-06-13
   days on market $130,500 Active 61 DOM
8. 2026-06-10
   days on market $130,500 Active 59 DOM
9. 2026-06-09
   days on market $130,500 Active 58 DOM
10. 2026-06-08
    days on market $130,500 Active 57 DOM
11. 2026-06-07
    days on market $130,500 Active 56 DOM
12. 2026-06-02
    days on market $130,500 Active 51 DOM
13. 2026-06-01
    days on market $130,500 Active 50 DOM
14. 2026-05-31
    days on market $130,500 Active 49 DOM
15. 2026-05-30
    days on market $130,500 Active 48 DOM
16. 2026-05-17
    price $130,500
17. 2026-04-12
    listed $140,500 Active
18. 2021-04-12
    soldstatus $125,000
19. 2013-08-06
    soldstatus $19,500
20. 2006-06-12
    soldstatus $90,000

ⓘ 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: $844 · $70/mo
• Projected year-2 tax: $1,070 · $89/mo
• Expected delta: +$226/yr (+$19/mo · 26.8%)

ⓘ 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 5/10 Major 7 d/yr ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,294
• − Mortgage interest: −$7,310
• − Property taxes: −$844
• − Insurance: −$652
• − Repairs & maintenance: −$904
• − Management: −$904
• − Depreciation: −$3,796
• Taxable loss: −$3,116
• Est. tax savings @ 24.0%: +$748
• After-tax cash flow: $-38/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: Mcdowell County Schools
• NCES district ID: 3702940
• Math proficiency: 35% ▼ -3.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $36,769
• Composite: 33.6/100
• National rank: #5413
• State rank: #115 of 178 in NC

Livability — West Marion

• Score: 69/100
• State rank: #164
• US rank: #8864

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Marion, NC
• Population (ZIP): 30,602

Population outlook (McDowell County) Hauer SSP2

• Today (2025): 44,615 people
• By 2030: 44,002 · -1.4%
• By 2040: 42,285 · -5.2%
• By 2050: 39,906 · -10.6%
• By 2075: 34,396 · -22.9%
• By 2100: 27,970 · -37.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 5% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 4% Slovak 2% Iranian 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 90% English-only · Spanish 8% German/W. Germanic 1% Vietnamese 1%

Political lean MEDSL · McDowell

• 2024 margin: Solid R (+49.2) · D 25.1% · R 74.2%
• 2008→2024 swing: -22.2pp toward R · 2008: -27.0pp · 2024: -49.2pp
• All cycles: 2024: R+49.2 2020: R+48.0 2016: R+50.5 2012: R+31.9 2008: R+27.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -108.41%
• Current HPI: 182.9225
• 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

+45.0% since first listed

5 events — show timeline

• 2026-05-17 Price Changed $130,500 CANOPYMLS as Distributed by MLS Grid
• 2026-04-12 Listed $140,500 CANOPYMLS as Distributed by MLS Grid
• 2021-04-12 Sold (Public Records) $125,000 Public Records
• 2013-08-06 Sold (Public Records) $19,500 Public Records
• 2006-06-12 Sold (Public Records) $90,000 Public Records

Property tax history

+14.8%/yr

Latest (2025): $844 · +0.0% YoY. Source: county tax records.