🔥 4695 Belgian Dr, Gibsonville, NC 27249. Manufactured Home WITH land. 3 bed / 2 bath. 1,584 sq ft on 0.45 acres. Sold comps averaging ~$209K — priced at $85K. That’s ~$124K below market. 🤝
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Why Gibsonville
Gibsonville is a high-income bedroom community — $105K median household income — sitting directly between Greensboro and Burlington, giving your buyers and tenants access to two metro job markets without the metro price tag. North Carolina added 165,000 residents last year, 4th in the nation, and that pressure doesn’t stay in Raleigh — it bleeds into affordable suburban pockets exactly like this one. The market is stable: low crime, strong schools, 5% year-over-year appreciation, $315K median sale price. And you’re buying into the manufactured-on-land niche at $54/sq ft while renovated comps are trading at $122–$142/sq ft. You’re not betting on a market to pop — you’re buying a steep discount in a market that’s already proven. The location handles your exit. Clean home, own land, two metros within commuting distance — that sells.
💰 Asking: $85,000 | Comp Average: ~$209,000 | 🔥 Spread: ~$124,000
| Type | Manufactured Home WITH Land |
| Bedrooms / Baths | 3 bed / 2 bath |
| Living Area | 1,584 sq ft |
| Year Built | 1999 |
| Lot Size | 0.45 acres |
| Utilities | City Water & Sewer |
| Occupancy at Closing | Owner Occupied — Seller receives 30-day post-possession. 50% of seller proceeds held in escrow + $250/day penalty for anything beyond 30 days. |
| Closing Date | May 11, 2026 |
| Closing Attorney | Atlas Orange |
🚨 CONDITION WARNING — Major Deferred Maintenance
This property has significant deferred maintenance that buyers must factor into due diligence and renovation budgets. The roof needs full replacement and the HVAC is non-operational — wood heat only is currently being used. ⚠️ Major active water leaks in bedrooms 1 and 2. ⚠️ The primary bath has soft, unsafe flooring at the entryway — seller had covered it with papers and weights. ⚠️ The entire right side and back of the home are overgrown with vegetation, gutters are clogged and partially detached, and large trees surround the structure. The multi-level back deck and two 10×10 outbuildings are barely accessible and covered in growth. A creek runs along the lot border at the bottom of the hill — strong landscape potential once cleared.
Comparable Sales
| Address | Sq Ft | Sale Price | Price/Sq Ft | Notes |
|---|---|---|---|---|
| 4695 Iron Weed Dr, McLeansville | 1,830 | $223,422 | $122/sq ft | Sold Sep 2025 — 4 bed/2 bath, fully remodeled |
| 4678 Iron Weed Dr, McLeansville | 1,686 | $215,000 | $128/sq ft | Sold Aug 2025 — 3 bed/2 bath, renovated |
| 4601 Loredo Ct, Gibsonville | 1,577 | $205,000 | $130/sq ft | Sold Feb 2026 — 3 bed/2 bath, well-maintained |
| 5495 Hitching Post Dr, Gibsonville | 1,359 | $193,000 | $142/sq ft | Sold May 2025 — 3 bed/2 bath, updated |
| Comp Average (sold) | ~1,613 | ~$209,106 | ~$130/sq ft | |
| 🏷️ Our Price | 1,584 | $85,000 | $54/sq ft | |
| 💸 Your Spread | ~$124,000 |
💡 Value Callout
Comps in this manufactured-on-land pocket are selling at $122–$142/sq ft after renovation. At $85K on 1,584 sq ft, you’re coming in at just $54/sq ft — roughly $76/sq ft below the lowest comp on a per-foot basis. Even with a heavy rehab budget to address the roof, HVAC, water damage, and vegetation, the margin here is substantial for a buy-and-flip or buy-and-hold investor. You own the dirt — no lot rent eating into returns.
⚠️ 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.