118 Buds Ln · Windsor, NC 27983

$70,500

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 217 Days on market

Built 1953 6,098 sqft lot

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Why this score? — see what drove the B+ 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +9.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0

Listing remarks

Refurbished starter home , New Paint , Carpet Appliances, Thermal windows, minisplit, baseboard heating. Great property for the first time home buyer.

Key facts

• Thermal windows
• New paint
• 6,098 sq ft lot

Tags

• REFURBISHED STARTER HOME
• NEW PAINT
• THERMAL WINDOWS

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: No association amenities

Exterior

• Parking: Aggregate/unpaved parking
• Utilities: Public water; Public sewer; Utilities: See remarks
• Home design: Single-family residence; One story; Residential property
• Construction: Asbestos construction materials; Brick/mortar and block foundation; Built on one level
• Exterior features: Porch; Shingle roof; Level lot; Has a view; No fencing

Interior

• Kitchen: Electric water heater
• Bedrooms: Total of 5 rooms
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type: Other); Central air
• Interior features: Vaulted ceilings; Ceiling fans
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($964 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#187 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: crime C-, amenities F, commute F.
• Bertie County Schools (rural): math 17% / reading 31% proficiency, ranked #165 of 178 in NC (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: West Bertie Elementary (math 12% / reading 27%, grade F, #1,242 of 1,410 statewide, top 90%, 192 students, 97% FRL); Bertie Middle (math 13% / reading 31%, grade F, #416 of 475 statewide, top 89%, 425 students, 99% FRL); Bertie High (math 27% / reading 22%, grade F, #474 of 535 statewide, top 90%, 442 students, 99% FRL) — zoned schools average 98% FRL vs 80% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 25 active listings in the ZIP; 46 units permitted in Bertie County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($487 loan paydown + $6k appreciation (8.0% local appreciation)).
• Bertie County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (8.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 217 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y ago; this cycle's ask has dropped $9k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $70k implies a 315% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $62,040 (12.0% below list)

Questions for the listing agent

1. It's been on market 217 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. 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.
7. 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.
8. 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: 1.37% ✓
• Cap rate: 12.21%
• Cash-on-cash: 21.15%
• DSCR: 1.94
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.03% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.7%
• Equity multiple: 3.60×
• Total profit: $51,302
• Equity at exit: $53,703

10-year hold

• IRR: 32.7%
• Equity multiple: 7.70×
• Total profit: $132,327
• Equity at exit: $106,735

Cash invested: $19,740 (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 27983

• Home prices YoY: 4.6%
• Active inventory: 25
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $964 medium
• Mortgage (P&I): −$370
• Tax from tax record: −$15 /mo · $176/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $348

Break-even live

Break-even rent $524

Max offer price $70,500

Occupancy floor 59%

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: $17,625
• Closing costs: $2,115
• Reserves months: —
• Total cash needed: —

Listing history 49 events

1. 2026-06-18
   days on market $70,500 Active 217 DOM
2. 2026-06-17
   days on market $70,500 Active 216 DOM
3. 2026-06-16
   days on market $70,500 Active 215 DOM
4. 2026-06-15
   days on market $70,500 Active 214 DOM
5. 2026-06-13
   days on market $70,500 Active 212 DOM
6. 2026-06-12
   days on market $70,500 Active 211 DOM
7. 2026-06-09
   days on market $70,500 Active 208 DOM
8. 2026-06-08
   days on market $70,500 Active 207 DOM
9. 2026-06-07
   days on market $70,500 Active 206 DOM
10. 2026-06-07
    days on market $70,500 Active 205 DOM
11. 2026-06-04
    days on market $70,500 Active 202 DOM
12. 2026-06-02
    days on market $70,500 Active 201 DOM
13. 2026-06-01
    days on market $70,500 Active 200 DOM
14. 2026-05-31
    days on market $70,500 Active 199 DOM
15. 2026-02-25
    price $70,500
16. 2025-11-13
    listed $79,500 Active
17. 2024-08-27
    historical
18. 2024-01-25
    listed $55,000 Active
19. 2023-11-07
    price $49,500
20. 2023-11-07
    status Active
21. 2023-10-24
    historical
22. 2023-09-19
    status Active
23. 2023-08-22
    status Pending
24. 2023-07-20
    listed $58,500 Active
25. 2023-07-04
    historical
26. 2023-06-06
    price $49,995
27. 2023-06-02
    price $49,996
28. 2023-05-29
    price $49,997
29. 2023-05-24
    price $49,998
30. 2023-05-19
    price $49,999
31. 2023-05-15
    price $56,994
32. 2023-05-10
    price $56,995
33. 2023-05-05
    price $56,996
34. 2023-05-01
    price $56,997
35. 2023-04-25
    price $56,998
36. 2023-04-21
    price $56,999
37. 2023-04-19
    price $59,999
38. 2023-04-18
    price $69,996
39. 2023-04-14
    price $69,997
40. 2023-04-10
    price $69,998
41. 2023-03-30
    listed $69,999 Active
42. 2023-01-04
    historical
43. 2022-10-23
    price $69,900
44. 2022-10-23
    listed $39,900 Active
45. 2019-03-15
    soldstatus $17,000
46. 2018-08-13
    listed $22,500
47. 2014-06-13
    soldstatus $5,000
48. 2013-06-14
    listed $9,900
49. 1993-06-01
    soldstatus $17,500

ⓘ 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: $176 · $15/mo
• Projected year-2 tax: $578 · $48/mo
• Expected delta: +$402/yr (+$33/mo · 227.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,570
• − Mortgage interest: −$3,949
• − Property taxes: −$176
• − Insurance: −$352
• − Repairs & maintenance: −$926
• − Management: −$926
• − Depreciation: −$2,051
• Taxable income: $3,190
• Est. tax owed @ 24.0%: −$766
• After-tax cash flow: $3,409/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: Bertie County Schools
• NCES district ID: 3700360
• Math proficiency: 17% ▼ -7.00%
• Reading proficiency: 31% ▼ -2.00%
• Median HH income: $30,361
• Composite: 19.3/100
• National rank: #8797
• State rank: #165 of 178 in NC

Livability — Windsor

• Score: 68/100
• State rank: #187
• US rank: #9390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,642

Population outlook (Bertie County) Hauer SSP2

• Today (2025): 18,388 people
• By 2030: 17,285 · -6.0%
• By 2040: 14,982 · -18.5%
• By 2050: 12,963 · -29.5%
• By 2075: 10,051 · -45.3%
• By 2100: 8,320 · -54.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (61%)
• Race & ethnicity: Black 61% White 31% Two or more races 4% Hispanic / Latino 4% Asian 1%
• Common ancestry: Serbian 2% Slovak 1% Iranian 1%
• Foreign-born: 3% · Canada, China
• Languages at home: 94% English-only · Spanish 4% Korean 1% Chinese 1%

Political lean MEDSL · Bertie

• 2024 margin: D (+15.7) · D 57.6% · R 41.9%
• 2008→2024 swing: -14.9pp toward R · 2008: 30.6pp · 2024: 15.7pp
• All cycles: 2024: D+15.7 2020: D+21.6 2016: D+25.2 2012: D+31.9 2008: D+30.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.03%
• Current HPI: 183.57
• Rent YoY: —
• Metro: —
• 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

+302.9% since first listed

35 events — show timeline

• 2026-02-25 Price Changed $70,500 Hive MLS
• 2025-11-13 Listed $79,500 Hive MLS
• 2024-08-27 Listing Removed — Hive MLS
• 2024-01-25 Listed $55,000 Hive MLS
• 2023-11-07 Price Changed $49,500 RVLG
• 2023-11-07 Relisted — RVLG
• 2023-10-24 Delisted — RVLG
• 2023-09-19 Relisted — RVLG
• 2023-08-22 Pending — RVLG
• 2023-07-20 Listed $58,500 RVLG
• 2023-07-04 Listing Removed — Hive MLS
• 2023-06-06 Price Changed $49,995 Hive MLS
• 2023-06-02 Price Changed $49,996 Hive MLS
• 2023-05-29 Price Changed $49,997 Hive MLS
• 2023-05-24 Price Changed $49,998 Hive MLS
• 2023-05-19 Price Changed $49,999 Hive MLS
• 2023-05-15 Price Changed $56,994 Hive MLS
• 2023-05-10 Price Changed $56,995 Hive MLS
• 2023-05-05 Price Changed $56,996 Hive MLS
• 2023-05-01 Price Changed $56,997 Hive MLS
• 2023-04-25 Price Changed $56,998 Hive MLS
• 2023-04-21 Price Changed $56,999 Hive MLS
• 2023-04-19 Price Changed $59,999 Hive MLS
• 2023-04-18 Price Changed $69,996 Hive MLS
• 2023-04-14 Price Changed $69,997 Hive MLS
• 2023-04-10 Price Changed $69,998 Hive MLS
• 2023-03-30 Listed $69,999 Hive MLS
• 2023-01-04 Listing Removed — Hive MLS
• 2022-10-23 Price Changed $69,900 Hive MLS
• 2022-10-23 Listed $39,900 Hive MLS
• 2019-03-15 Sold (MLS) $17,000 Hive MLS
• 2018-08-13 Listed $22,500 Hive MLS
• 2014-06-13 Sold (MLS) $5,000 Hive MLS
• 2013-06-14 Listed $9,900 Hive MLS
• 1993-06-01 Sold (Public Records) $17,500 Public Records

Property tax history

+1.6%/yr

Latest (2025): $176 · +0.0% YoY. Source: county tax records.