Hudson Plan · Greenville, NC 27834

$359,990

4 bd · 2.5 ba · 2,718 sqft · SingleFamily · 106 Days on market

Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Cash flow +0.7/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Hudson single-family home fits the way you live. Flex space can be used as a playroom, a library and more. Gather in the spacious family room, which flows into the dining room and grand kitchen, separated by a convenient breakfast bar. Off the 2-car garage, a family entry controls clutter, while a quiet study is tucked away. Upstairs, 3 bedrooms offer abundant closet space and a full bath provides privacy. Your luxurious owner's bath will stun with its double bowl vanity and huge walk-in closet. Come home to The Hudson.

Key facts

• Huge walk-in closet
• Double bowl vanity
• Quiet study

Tags

• FLEX SPACE
• FAMILY ENTRY
• QUIET STUDY
• DOUBLE BOWL VANITY
• HUGE WALK-IN CLOSET

🏗️ New construction. The $359,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $519,707.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $360k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-27k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (44.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (51.7% below list).
• Recommended offer: $174k (51.7% below list) — sets the bar for 1% rule.
• Cap rate 1.2% vs local median 3.9% in Greenville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 77/100 on livability (#30 in NC, #2,977 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: crime F, employment F.
• Pitt County Schools (rural): math 41% / reading 44% proficiency, ranked #100 of 178 in NC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Falkland Elementary (math 22% / reading 32%, grade F, #1,033 of 1,410 statewide, top 76%, 249 students, 99% FRL); Farmville Middle (math 31% / reading 35%, grade F, #305 of 475 statewide, top 65%, 611 students, 100% FRL); Farmville Central High (math 42% / reading 47%, grade F, #352 of 535 statewide, top 68%, 789 students, 99% FRL) — zoned schools average 99% FRL vs 56% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 510 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,300 units permitted in Pitt County in 2024 (204 in 5+ unit buildings).
• This rent runs 43% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Pitt County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($328k) is reasonable based on typical stale-listing flexibility.

Recommended offer $173,895 (51.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 52% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.33% ✗
• Cap rate: 1.17%
• Cash-on-cash: -18.29%
• DSCR: 0.19
• GRM: 24.9

CMA / ARV

• ARV (median comp): $519,707
• List price: $359,990
• Delta: -30.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4108 Countrydown Dr	0.30mi	5/3.0 (+1)	2,727 (+0%)	3mo	$534,500	$196	76
415 Honeysuckle Ct	0.23mi	4/3.0	2,969 (+9%)	3mo	$520,000	$175	69
3705 Prestwick Pl	0.57mi	4/3.0	2,723 (+0%)	7mo	$480,000	$176	65
4300 Peninsula Pt	0.31mi	3/2.5 (-1)	2,478 (-9%)	3mo	$400,000	$161	64
312 Bluebeech Ln	0.36mi	3/2.5 (-1)	2,936 (+8%)	5mo	$578,000	$197	61
4101 Countrydown Dr	0.30mi	4/3.0	2,989 (+10%)	11mo	$537,000	$180	58
3605 Prestwick Pl	0.54mi	3/3.0 (-1)	2,847 (+5%)	4mo	$496,750	$174	57
4302 Peninsula Pt	0.31mi	3/3.0 (-1)	2,395 (-12%)	3mo	$440,000	$184	56
3617 Prestwick Pl	0.58mi	3/3.0 (-1)	2,850 (+5%)	4mo	$487,500	$171	55
3721 Prestwick Pl	0.55mi	4/3.0	2,499 (-8%)	8mo	$439,000	$176	52
3517 Rockwood Ct	0.50mi	3/3.5 (-1)	2,434 (-10%)	6mo	$465,000	$191	45
3633 Prestwick Pl	0.58mi	3/3.0 (-1)	2,491 (-8%)	12mo	$475,000	$191	42

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 · 5.44% rent growth · sell at horizon

5-year hold

• IRR: -50.9%
• Equity multiple: -0.52×
• Total profit: $-221,069
• Equity at exit: $77,490

10-year hold

• IRR: -87.9%
• Equity multiple: -1.44×
• Total profit: $-355,417
• Equity at exit: $44,935

Cash invested: $145,518 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 11 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $387,490 ($151/sqft)
• Median days on market: 31 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +26.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 27834

• Rents YoY: 5.4%
• Active inventory: 510
• Price-to-rent: 17.3×

Monthly cashflow live

• Estimated rent: $1,739 medium
• Mortgage (P&I): −$2,725
• Tax est. 1.5%: −$650 /mo · $7,796/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-2,218

Break-even live

Break-even rent $4,546

Max offer price $198,787

Occupancy floor —

Sensitivity live

Price	-10% $-1,859	-5% $-2,038	+0% $-2,218	+5% $-2,397	+10% $-2,577
Rent	-10% $-2,355	-5% $-2,286	+0% $-2,218	+5% $-2,149	+10% $-2,080
Rate	-1.0pp $-1,956	-0.5pp $-2,086	base $-2,218	+0.5pp $-2,352	+1.0pp $-2,489

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: $129,927
• Closing costs: $15,591
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1721 Blue Banks Farm Rd Greenville, NC	3.0	2.0	2100	$1,900	$0.90	4d	1	0.56mi

Property features AI

Finance

• Financial info: List price $359,990

Exterior

• Parking: 2 parking spaces
• Utilities: Central air conditioning
• Home design: Hudson plan (new construction plan)Active listing
• Exterior features: Living area approximately 2718

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central air
• Interior features: Central air conditioning

Listing history 50 events

1. 2026-09-24
   days on market $359,990 Active 106 DOM
2. 2026-09-24
   days on market $359,990 Active 105 DOM
3. 2026-09-22
   days on market $359,990 Active 104 DOM
4. 2026-09-21
   days on market $359,990 Active 103 DOM
5. 2026-09-20
   days on market $359,990 Active 102 DOM
6. 2026-09-18
   days on market $359,990 Active 100 DOM
7. 2026-09-17
   days on market $359,990 Active 99 DOM
8. 2026-09-16
   days on market $359,990 Active 98 DOM
9. 2026-09-15
   days on market $359,990 Active 97 DOM
10. 2026-09-14
    days on market $359,990 Active 96 DOM
11. 2026-09-13
    days on market $359,990 Active 95 DOM
12. 2026-09-12
    days on market $359,990 Active 94 DOM
13. 2026-09-11
    days on market $359,990 Active 93 DOM
14. 2026-09-05
    days on market $359,990 Active 87 DOM
15. 2026-09-04
    days on market $359,990 Active 86 DOM
16. 2026-09-03
    days on market $359,990 Active 85 DOM
17. 2026-08-30
    days on market $359,990 Active 81 DOM
18. 2026-08-29
    days on market $359,990 Active 80 DOM
19. 2026-08-28
    days on market $359,990 Active 79 DOM
20. 2026-08-27
    days on market $359,990 Active 78 DOM
21. 2026-08-25
    days on market $359,990 Active 76 DOM
22. 2026-08-24
    days on market $359,990 Active 75 DOM
23. 2026-08-23
    days on market $359,990 Active 74 DOM
24. 2026-08-22
    days on market $359,990 Active 73 DOM
25. 2026-08-21
    days on market $359,990 Active 72 DOM
26. 2026-08-20
    days on market $359,990 Active 71 DOM
27. 2026-08-19
    days on market $359,990 Active 70 DOM
28. 2026-08-18
    days on market $359,990 Active 69 DOM
29. 2026-08-17
    days on market $359,990 Active 68 DOM
30. 2026-08-16
    days on market $359,990 Active 67 DOM
31. 2026-08-15
    days on market $359,990 Active 66 DOM
32. 2026-08-15
    days on market $359,990 Active 65 DOM
33. 2026-08-13
    days on market $359,990 Active 64 DOM
34. 2026-08-12
    days on market $359,990 Active 63 DOM
35. 2026-08-11
    days on market $359,990 Active 62 DOM
36. 2026-08-10
    days on market $359,990 Active 61 DOM
37. 2026-08-09
    days on market $359,990 Active 60 DOM
38. 2026-08-08
    days on market $359,990 Active 59 DOM
39. 2026-08-07
    days on market $359,990 Active 58 DOM
40. 2026-08-06
    days on market $359,990 Active 57 DOM
41. 2026-08-05
    days on market $359,990 Active 56 DOM
42. 2026-08-04
    days on market $359,990 Active 55 DOM
43. 2026-08-03
    days on market $359,990 Active 54 DOM
44. 2026-07-31
    days on market $359,990 Active 51 DOM
45. 2026-07-29
    days on market $359,990 Active 49 DOM
46. 2026-07-27
    days on market $359,990 Active 47 DOM
47. 2026-07-25
    days on market $359,990 Active 45 DOM
48. 2026-07-24
    days on market $359,990 Active 44 DOM
49. 2026-07-23
    days on market $359,990 Active 43 DOM
50. 2026-07-22
    days on market $359,990 Active 42 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,867
• − Mortgage interest: −$29,112
• − Property taxes: −$7,796
• − Insurance: −$2,599
• − Repairs & maintenance: −$1,669
• − Management: −$1,669
• − Depreciation: −$15,119
• Taxable loss: −$37,096
• Est. tax savings @ 24.0%: +$8,903
• After-tax cash flow: $-17,711/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.

Condition & rehab AI · 30 photos

Good 80/100 None rehab

This Hudson single-family home is in excellent condition with modern finishes and a spacious layout. It is move-in ready and would benefit from minor updates to enhance its curb appeal and interior aesthetics.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Updating the flooring in the bathrooms — Modern flooring can improve both resale and rental value ↑
• Both Upgrading the kitchen appliances — New appliances can attract more buyers and renters ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value ↑

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Falkland Elementary F NC #1,033/1,410 Nat'l #28,475/41,679 Middle Farmville Middle F NC #305/475 Nat'l #8,059/14,009 High Farmville Central High F NC #352/535 Nat'l #6,890/17,239

Schools (NCES district)

• District: Pitt County Schools
• NCES district ID: 3700012
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $40,631
• Composite: 35.67/100
• National rank: #4877
• State rank: #100 of 178 in NC

B Composite livability gradescore 77/100

Livability — Greenville

• Score: 77/100
• State rank: #30
• US rank: #2977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, NC
• County: Pitt County · 194,585 people
• City population: 115,121
• Metro: Greenville, NC
• Population (ZIP): 56,347
• Household income: $48,935
• Rent vs Own: 62.6% rent · 37.4% own
• Severe rent burden: 10% of renters

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Population outlook (Pitt County) Hauer SSP2

• Today (2025): 194,585 people
• By 2030: 203,756 · +4.7%
• By 2040: 220,807 · +13.5%
• By 2050: 236,614 · +21.6%
• By 2075: 275,940 · +41.8%
• By 2100: 300,058 · +54.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 54% White 33% Hispanic / Latino 8% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 1%

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Political lean MEDSL · Pitt

• 2024 margin: Lean D (+6.0) · D 52.5% · R 46.5% · Other 1.1%
• 2008→2024 swing: -2.8pp toward R · 2008: 8.8pp · 2024: 6.0pp
• All cycles: 2024: D+6.0 2020: D+9.4 2016: D+7.4 2012: D+6.7 2008: D+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -187.99%
• Current HPI: 190.6869
• Rent YoY: ▲ 5.44%
• Metro: Greenville, NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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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

Property features AI

Finance

• Financial info: List price $359,990

Exterior

• Parking: 2 parking spaces
• Utilities: Central air conditioning
• Home design: Hudson plan (new construction plan)Active listing
• Exterior features: Living area approximately 2718

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Central air
• Interior features: Central air conditioning