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🔥 467 Boykin Rd, Clinton, NC 28328. Manufactured home WITH land — 3 bed / 2 bath, 1,456 sq ft on 0.28 acres. Well & septic already in place. Existing structure needs to go — but the lot is primed and ready for a new or semi-new manufactured home swap. Comps on updated 3/2 MH WITH land in this zip averaging ~$178K. Asking just $30K. 🤝
Why Clinton? Sampson County is one of those markets where affordable land with utilities already stubbed in is becoming genuinely hard to find — and buyers know it. Clinton sits at the crossroads of Hwy 24 and Hwy 421, giving residents easy access to Fayetteville, Goldsboro, and Wilmington without city prices. With strong rural demand, a tight manufactured housing inventory, and well/septic lots commanding real premiums, this is exactly the kind of deal that rewards investors who move fast.
💰 Asking: $30,000 | Comp Average: ~$178,300 | 🔥 Spread: ~$148,300
| Type | Manufactured Home WITH Land |
| Bedrooms / Baths | 3 bed / 2 bath |
| Living Area | 1,456 sq ft |
| Year Built | 1973 |
| Lot Size | 0.28 acres |
| Utilities | Well & Septic |
| Occupancy at Closing | ✅ Vacant at closing |
| Closing Date | June 5, 2026 |
| Closing Attorney | Atlas Orange |
🚨 CONDITION WARNING — Existing Structure
The existing 1973 manufactured home is in poor condition and will very likely need to be removed prior to or as part of redevelopment. Buyers should factor demo/removal costs into their underwriting. The real value here is the land and utilities — well and septic are already in place, making this an ideal candidate for a swap to a new or semi-new 3/2 manufactured home. Bring your own unit and plug right in.
| Address | Sq Ft | Sale Price | Price/Sq Ft | Notes |
|---|---|---|---|---|
| 1100 Ozzie Rd | 1,512 | $220,000 | $146/sq ft | Sold May 2026 — 2017 build, 1.25 acres |
| 492 Reedsford Rd | 1,302 | $164,900 | $127/sq ft | Sold Aug 2024 — 2020 build, 0.81 acres |
| 956 Cartertown Rd | 1,836 | $150,000 | $82/sq ft | Sold Jun 2024 — 1997 build, 0.79 acres |
| Comp Average (all sold) | ~1,550 | ~$178,300 | ~$118/sq ft | |
| 🏷️ Our Price | 1,456 | $30,000 | $21/sq ft | |
| 💸 Your Spread | ~$148,300 |
All three comps are manufactured homes WITH land in the 28328 zip code. Note: comps range from newer builds (2017–2020) to a 1997 home — updated comparables skew higher. Buyers placing a newer unit on this lot should target the upper end of the range.
💡 At $21/sq ft you’re buying the dirt and the utilities — not the structure. A new 3/2 double-wide can be sourced and set for $80K–$120K in this market, putting your all-in well under what comparable MH-with-land properties are closing at. Well and septic already in place means no costly utility installation — that alone can save $15K–$30K on a rural lot setup. The math on a swap play here is hard to argue with.
⚠️ DISCLAIMER — Please Read Before Submitting an Offer
📋 Assignment of Contract
This is an assignment of contract. A legally binding purchase agreement with a memorandum has been executed with the Seller, granting this company exclusive rights to purchase the property. We are not brokers or realtors and do not represent the owner.
🚫 Do not contact the Seller directly. Any attempt to contact, interfere with, or circumvent our active contract will result in legal action. This property is not to be re-marketed without our explicit written consent and execution of a joint venture agreement.
🔍 Due Diligence
Buyers are responsible for their own due diligence. We are not licensed agents. Please consult appropriate legal or professional counsel before submitting an offer.
💰 Offer & Deposit Terms
- $5,000 non-refundable deposit due within 24 hours of signing
- Closing no longer than 30 calendar days
- Buyer pays all closing costs — not included in asking price
- Taxes prorated and split between parties
- $495 transaction fee payable to Bright Home Offer LLC
- Closing through our closing attorney
🏚️ As-Is Terms
Property is offered as-is, where-is, no warranties. By submitting an offer you accept these terms.
- ❌ No repairs or improvements prior to closing
- ❌ No clean-out or clean-up of any kind
- ❌ Property will not be broom clean at closing
🤝 Realtors & Wholesalers
The wholesale price does not include your commission or fee. You may either negotiate your fee directly with your client or adjust the wholesale price upward to account for it. If you’d like to be compensated by us, include those terms in your offer or reach out before submitting.