208 Fairview Ave SW · Wilson, NC 27893

$164,900

3 bd · 1.0 ba · 1,420 sqft · SingleFamily public records · 72 Days on market

Built 1950 6,534 sqft lot Est $163k · at est.

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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 +14.8/30.0
• ARV discount +7.1/15.0
• DSCR +4.5/10.0
• Rent growth +4.3/5.0
• 1% rule +3.5/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated and move-in ready! This charming 3-bedroom, 1-bath home has been completely refreshed with modern upgrades throughout. Recent improvements include a brand-new roof, new water heater, fresh interior and exterior paint, updated flooring, and stylish fixtures that enhance both comfort and appeal. It's a great opportunity for first-time buyers or anyone looking for a turnkey home ready to enjoy from day one. Conveniently located just minutes from nearby shopping centers, you'll have quick access to everyday essentials while still enjoying a cozy residential setting.

Key facts

• Stylish fixtures
• New water heater
• Updated flooring

Tags

• NEW ROOF
• NEW WATER HEATER
• FRESH INTERIOR PAINT
• FRESH EXTERIOR PAINT
• UPDATED FLOORING
• STYLISH FIXTURES

Property features AI

Finance

• Other: Lot size approximately 0.15 acres
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story house; Site-built construction
• Construction: Vinyl siding; Shingle roof; Built as a site-built house
• Exterior features: Brick/mortar foundation

Interior

• Kitchen: Appliances included: Dishwasher, Electric range, Microwave, Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating (heat pump); Central air conditioning
• Interior features: Dishwasher; Electric range; Microwave; Refrigerator

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $45 ($540/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 $141k (14.8% below list).
• Recommended offer: $141k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.4% in Wilson — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#374 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime F, amenities F, commute F.
• Wilson County Schools (rural): math 38% / reading 40% proficiency, ranked #119 of 178 in NC (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Margaret Hearne Elementary (math 12% / reading 17%, grade F, #1,331 of 1,410 statewide, top 96%, 432 students, 99% FRL); Charles H Darden Middle (math 17% / reading 25%, grade F, #424 of 475 statewide, top 90%, 441 students, 99% FRL); Beddingfield High (math 57% / reading 32%, grade F, #352 of 535 statewide, top 68%, 682 students, 98% FRL) — zoned schools average 99% FRL vs 58% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 39% district-wide (-12 pts) — the specific schools serving this property underperform the Wilson County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.0%/yr); 261 active listings in the ZIP; lower-income renter base — watch delinquency; 580 units permitted in Wilson County in 2024 (168 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Wilson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $95k; list at $165k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,539 (14.8% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.85% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $163,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
711 Woodrow St S	0.33mi	3/1.0	1,445 (+2%)	6mo	$77,000	$53	77
411 Fairview Ave SW	0.16mi	2/2.0 (-1)	1,378 (-3%)	7mo	$55,000	$40	73
1208 Downing St SW	0.29mi	4/1.5 (+1)	1,445 (+2%)	13mo	$155,000	$107	66
401 Stadium St SW	0.32mi	3/1.0	1,265 (-11%)	1mo	$189,900	$150	66
900 Aycock St S	0.40mi	3/1.5	1,409 (-1%)	16mo	$40,000	$28	65
601 Belmont Ave SW	0.26mi	3/1.5	1,330 (-6%)	14mo	$152,500	$115	63
504 Mosby St SW	0.37mi	3/2.0	1,474 (+4%)	11mo	$195,000	$132	63
200 Forrest Rd W	0.30mi	3/1.5	1,240 (-13%)	5mo	$145,000	$117	58
1212 Tarboro St St	0.47mi	3/2.0	1,384 (-2%)	16mo	$206,500	$149	56
905 Hood St SW	0.53mi	2/1.0 (-1)	1,375 (-3%)	12mo	$133,500	$97	55
406 Denby St SW	0.26mi	3/2.0	1,218 (-14%)	13mo	$92,000	$76	49
1204 Crawford St S	0.69mi	3/2.0	1,304 (-8%)	15mo	$180,000	$138	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 7.01% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.61×
• Total profit: $-17,981
• Equity at exit: $24,587

10-year hold

• IRR: 3.6%
• Equity multiple: 1.31×
• Total profit: $14,227
• Equity at exit: $14,258

Cash invested: $46,172 (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 27893

• Rents YoY: 7.0%
• Active inventory: 261
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$132 /mo · $1,582/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $45

Break-even live

Break-even rent $1,348

Max offer price $164,900

Occupancy floor 92%

Sensitivity live

Price	-10% $138	-5% $92	+0% $45	+5% $-2	+10% $-48
Rent	-10% $-66	-5% $-11	+0% $45	+5% $101	+10% $156
Rate	-1.0pp $128	-0.5pp $87	base $45	+0.5pp $2	+1.0pp $-41

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-05-14
   price $164,900
2. 2026-04-11
   price $166,900
3. 2026-03-14
   listed $169,900 Active
4. 2026-02-10
   status Active
5. 2026-01-21
   status Pending
6. 2026-01-21
   historical
7. 2025-10-23
   price $169,900
8. 2025-09-23
   price $174,900
9. 2025-09-15
   listed $179,900 Active
10. 2025-08-25
    historical
11. 2025-08-06
    price $184,000
12. 2025-07-25
    price $189,900
13. 2025-07-16
    price $195,000
14. 2025-06-25
    listed $200,000 Active
15. 2024-11-16
    soldstatus $95,000 Closed
16. 2024-11-15
    soldstatus $95,000 Closed
17. 2024-11-15
    soldstatus $70,000
18. 2024-10-30
    status Pending
19. 2024-10-30
    status Pending
20. 2024-10-28
    price $96,900
21. 2024-10-14
    price $96,900
22. 2024-10-09
    price $99,900
23. 2024-10-09
    price $99,900
24. 2024-10-04
    status Active
25. 2024-10-01
    status Active
26. 2024-10-01
    status Pending
27. 2024-10-01
    status Pending
28. 2024-09-27
    listed $104,900 Active
29. 2024-09-04
    price $104,900
30. 2024-08-29
    listed $119,900 Active
31. 2015-09-18
    soldstatus $23,000
32. 2006-09-27
    soldstatus $58,000

ⓘ 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: $1,582 · $132/mo
• Projected year-2 tax: $1,582 · $132/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,865
• − Mortgage interest: −$9,237
• − Property taxes: −$1,582
• − Insurance: −$824
• − Repairs & maintenance: −$1,349
• − Management: −$1,349
• − Depreciation: −$4,797
• Taxable loss: −$2,274
• Est. tax savings @ 24.0%: +$546
• After-tax cash flow: $1,086/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: Wilson County Schools
• NCES district ID: 3705020
• Math proficiency: 38% ▲ 2.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $39,342
• Composite: 32.64/100
• National rank: #5665
• State rank: #119 of 178 in NC

Livability — Wilson

• Score: 64/100
• State rank: #374
• US rank: #14674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilson, NC
• County: Wilson County · 57,967 people
• City population: 57,967
• Metro: Wilson, NC
• Population (ZIP): 38,512
• Household income: $42,810
• Rent vs Own: 55.8% rent · 44.2% own
• Severe rent burden: 2175.0

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 82,765 people
• By 2030: 82,492 · -0.3%
• By 2040: 81,054 · -2.1%
• By 2050: 78,610 · -5.0%
• By 2075: 71,865 · -13.2%
• By 2100: 62,792 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 55% White 27% Hispanic / Latino 16% Two or more races 5%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Wilson

• 2024 margin: Toss-up / Even · D 49.8% · R 49.4%
• 2008→2024 swing: -5.7pp toward R · 2008: 6.1pp · 2024: 0.4pp
• All cycles: 2024: D+0.4 2020: D+2.9 2016: D+5.6 2012: D+7.3 2008: D+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -149.54%
• Current HPI: 211.4136
• Rent YoY: ▲ 7.01%
• Metro: Wilson, NC
• 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

+184.3% since first listed

32 events — show timeline

• 2026-05-14 Price Changed $164,900 TMLS
• 2026-04-11 Price Changed $166,900 TMLS
• 2026-03-14 Listed $169,900 TMLS
• 2026-02-10 Relisted — Hive MLS
• 2026-01-21 Pending — Hive MLS
• 2026-01-21 Listing Removed — Hive MLS
• 2025-10-23 Price Changed $169,900 Hive MLS
• 2025-09-23 Price Changed $174,900 Hive MLS
• 2025-09-15 Listed $179,900 Hive MLS
• 2025-08-25 Listing Removed — TMLS
• 2025-08-06 Price Changed $184,000 TMLS
• 2025-07-25 Price Changed $189,900 TMLS
• 2025-07-16 Price Changed $195,000 TMLS
• 2025-06-25 Listed $200,000 TMLS
• 2024-11-16 Sold (MLS) $95,000 Hive MLS
• 2024-11-15 Sold (Public Records) $70,000 Public Records
• 2024-11-15 Sold (MLS) $95,000 Triad MLS
• 2024-10-30 Pending — Hive MLS
• 2024-10-30 Pending — Triad MLS
• 2024-10-28 Price Changed $96,900 Triad MLS
• 2024-10-14 Price Changed $96,900 Hive MLS
• 2024-10-09 Price Changed $99,900 Triad MLS
• 2024-10-09 Price Changed $99,900 Hive MLS
• 2024-10-04 Relisted — Hive MLS
• 2024-10-01 Relisted — Triad MLS
• 2024-10-01 Pending — Triad MLS
• 2024-10-01 Pending — Hive MLS
• 2024-09-27 Listed $104,900 Hive MLS
• 2024-09-04 Price Changed $104,900 Triad MLS
• 2024-08-29 Listed $119,900 Triad MLS
• 2015-09-18 Sold (Public Records) $23,000 Public Records
• 2006-09-27 Sold (Public Records) $58,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $1,582 · +88.2% YoY. Source: county tax records.