98 Shade Wood, Sanford, NC 27332
🔥 Sanford/Cameron area. Manufactured on land. 3 bed / 2 bath. 1,728 sq ft — biggest in the comp set. Nearly half-acre. Resale comps averaging $202K. Vacant. 🤝
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💰 Asking: $120,000 | Comp Average: ~$202,000 | 🔥 Spread: ~$82,000
🏠 Property Details
| Type | Manufactured Home WITH Land |
| Bedrooms / Baths | 3 bed / 2 bath |
| Living Area | 1,728 sq ft |
| Year Built | 1995 |
| Lot Size | 0.39 acres |
| Utilities | Well & Septic |
| Occupancy at Closing | ✅ Vacant |
| Closing Date | March 31, 2026 |
| Closing Attorney | Atlas Orange |
🔧 Condition Notes
⚠️ Roof needs replacement
✅ HVAC approximately 5 years old (per seller)
📊 Comparable Sales
| Address | Sq Ft | Sale Price | Price/Sq Ft | Notes |
|---|---|---|---|---|
| 101 Hunter Fld, Sanford | 1,534 | $219,900 | $143/sq ft | Flipped |
| 356 Heritage Way, Cameron | 1,314 | $200,000 | $152/sq ft | Pending — Flipped |
| 67 Wood Croft, Sanford | 1,404 | $197,000 | $140/sq ft | Flipped |
| 57 Winding Rdg, Sanford | 1,512 | $190,000 | $126/sq ft | As-Is |
| Comp Average | ~1,441 | ~$202,000 | ~$140/sq ft | |
| 🏷️ Our Price | 1,728 | $120,000 | $69/sq ft | |
| 💸 Your Spread | ~$82,000 |
Note: Two additional brand-new 2025 manufactured homes in the area sold at $232K and $265K — further evidence of strong demand for manufactured homes on land in this market.
💡 Why the numbers work: At 1,728 sq ft, this is the largest home in the comp set — bigger than every resale comp — yet priced at just $69/sq ft vs the resale comp average of ~$140/sq ft. Even the as-is sale down the street closed at $190K. Budget a new roof into your numbers and you’re still sitting on a strong margin with the most square footage on the block.
⚠️ 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
- 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.