134 Gowens Rd · Bladenboro, NC 28320

$125,000

4 bd · 3.0 ba · 1,848 sqft · Manufactured public records · 35 Days on market

Built 1996 3.47 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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.9/10.0
• Appreciation +4.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0

Listing remarks

Private Home on 3.47 Acres - Carport & Wooded Surroundings Check this out! It's a 4 bedrooms and 2 and 1/2 bathroom home situated on over 3 acres, this home offers a private, tucked-away setting surrounded by woodlands on all sides. If you're looking for space, privacy, and a property you can truly make your own, this is the one! The home features brick underpinning, a covered back deck, and a rear-facing carport that allows you to pull in, step out, and head inside with added privacy. There's also an additional flex space that could be used as an office, storage area, or whatever fits your needs. The real value here is the land and the setting. Located on a quiet, low-traffic

Key facts

• 3.47 acre lot
• Garage
• Built 1996

Property features AI

Finance

• Other: Lot approximately 3.47 acres; Private, unimproved road frontage; Zoned residential & agricultural

Exterior

• Parking: Attached covered parking; Concrete and unpaved surfaces
• Utilities: Utilities: Other; Water/sewer/power details not specified
• Home design: Manufactured home (residential); One story; Main entry on level 1; Facing not specified
• Construction: Vinyl siding with frame construction; Metal roof; Block/permanent foundation; Built as a manufactured home
• Exterior features: Deck; Porch; Property has a view; No fencing

Interior

• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Heat pump heating; Electric heating; Heat pump cooling; Wall/window cooling units
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $176 ($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 $124k (0.6% below list).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#339 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Bladen County Schools (rural): math 20% / reading 31% proficiency, ranked #161 of 178 in NC (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bladenboro Primary (math 22% / reading 32%, grade F, #1,033 of 1,410 statewide, top 76%, 403 students, 99% FRL); Bladenboro Middle (math 15% / reading 30%, grade F, #410 of 475 statewide, top 87%, 277 students, 99% FRL); West Bladen High (math 37% / reading 47%, grade F, #374 of 535 statewide, top 71%, 701 students, 100% FRL) — zoned schools average 99% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 42 active listings in the ZIP; 159 units permitted in Bladen County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $513 of equity ($864 loan paydown + $-351 appreciation (-0.3% local appreciation)).
• Bladen County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-0.3% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; major wildfire 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 $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.03%
• DSCR: 1.27
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.6%
• Equity multiple: 1.17×
• Total profit: $5,895
• Equity at exit: $34,550

10-year hold

• IRR: 9.2%
• Equity multiple: 1.97×
• Total profit: $34,068
• Equity at exit: $40,163

Cash invested: $35,000 (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 28320

• Home prices YoY: -0.2%
• Active inventory: 42
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,243 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$98 /mo · $1,180/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $176

Break-even live

Break-even rent $1,020

Max offer price $125,000

Occupancy floor 81%

Sensitivity live

Price	-10% $247	-5% $211	+0% $176	+5% $141	+10% $105
Rent	-10% $78	-5% $127	+0% $176	+5% $225	+10% $274
Rate	-1.0pp $239	-0.5pp $208	base $176	+0.5pp $144	+1.0pp $111

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   statusdays on market $125,000 Pending 35 DOM
2. 2026-06-08
   days on market $125,000 Active 34 DOM
3. 2026-06-07
   days on market $125,000 Active 33 DOM
4. 2026-06-03
   days on market $125,000 Active 29 DOM
5. 2026-06-02
   days on market $125,000 Active 28 DOM
6. 2026-06-01
   days on market $125,000 Active 27 DOM
7. 2026-05-31
   days on market $125,000 Active 26 DOM
8. 2026-05-30
   days on market $125,000 Active 25 DOM
9. 2026-05-04
   listed $133,000 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: $1,180 · $98/mo
• Projected year-2 tax: $1,180 · $98/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,915
• − Mortgage interest: −$7,002
• − Property taxes: −$1,180
• − Insurance: −$625
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$3,636
• Taxable income: $86
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $2,092/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: Bladen County Schools
• NCES district ID: 3700390
• Math proficiency: 20% ▼ -9.00%
• Reading proficiency: 31% ▼ -2.00%
• Median HH income: $30,769
• Composite: 20.59/100
• National rank: #8554
• State rank: #161 of 178 in NC

Livability — Bladenboro

• Score: 64/100
• State rank: #339
• US rank: #13715

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,990

Population outlook (Bladen County) Hauer SSP2

• Today (2025): 31,854 people
• By 2030: 30,171 · -5.3%
• By 2040: 26,444 · -17.0%
• By 2050: 22,983 · -27.8%
• By 2075: 16,165 · -49.3%
• By 2100: 11,329 · -64.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 16% Hispanic / Latino 9% Native American 3% Two or more races 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Serbian 4% Slovak 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 8%

Political lean MEDSL · Bladen

• 2024 margin: Strong R (+20.4) · D 39.5% · R 59.9%
• 2008→2024 swing: -22.5pp toward R · 2008: 2.1pp · 2024: -20.4pp
• All cycles: 2024: R+20.4 2020: R+13.7 2016: R+9.5 2012: D+2.0 2008: D+2.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.28%
• Current HPI: 143.3116
• 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

1 event — show timeline

• 2026-05-04 Listed $133,000 Hive MLS

Property tax history

+7.6%/yr

Latest (2025): $1,180 · +0.0% YoY. Source: county tax records.