530 Jonathan Pl · Belvoir, NC 27834

$177,500

3 bd · 2.0 ba · 1,512 sqft · Manufactured public records · 88 Days on market

Built 1996 0.44 ac lot Est $187k · 5% under

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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 +15.2/30.0
• ARV discount +9.9/15.0
• DSCR +4.7/10.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Livability +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Do not miss this well maintained 3BR 2BA double wide situated on a desirable corner lot of approximately 0.48 acres. Property features a split floor plan with both a formal living room and den, offering flexible living space. Extras include a fenced backyard, storage shed, and a dedicated laundry room. Interior updates include new stainless-steel appliances, fresh paint & new roof. Functional layout and recent improvements make this a great fit for an owner occupant or investment property. Structural inspection has been completed by the sellers, providing additional peace of mind. A 14-month Select Home Warranty is also included for added confidence and value.

Key facts

• 0.44 acre lot
• Built 1996
• Listed 88 days

Property features AI

Finance

• Other: Corner lot; Paved road frontage on city street and state road; Lot dimensions approx. 139 x 53 x 60 x 182 (0.44 acres); Zoning: RR

Exterior

• Parking: Gravel parking
• Security: Smoke detector(s)
• Utilities: Public water; Water connected; Septic tank sewer
• Home design: Manufactured home; Single-story (one level); Entry level: 1
• Construction: Vinyl siding with frame construction; Composition roof; Crawl space foundation
• Exterior features: Deck; Storm door(s); Chain link fencing in back yard; Shed(s) and storage; Has a view

Interior

• Kitchen: Electric oven; Electric cooktop; Refrigerator; Dishwasher
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Walk-in closet(s); Ceiling fan(s)
• Laundry & utility: Washer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $178k.

Deal economics

• At list price, monthly cash flow is $62 ($748/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 $143k (19.4% below list).
• Recommended offer: $143k (19.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 40/100 on livability (#731 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute 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: Northwest Elementary (math 12% / reading 22%, grade F, #1,287 of 1,410 statewide, top 93%, 365 students, 99% FRL); Wellcome Middle (math 27% / reading 27%, grade F, #374 of 475 statewide, top 80%, 413 students, 99% FRL); North Pitt High (math 52% / reading 37%, grade F, #352 of 535 statewide, top 68%, 814 students, 100% FRL) — zoned schools average 99% FRL vs 56% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 42% district-wide (-13 pts) — the specific schools serving this property underperform the Pitt County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.4%/yr); 356 active listings in the ZIP; 1,300 units permitted in Pitt County in 2024 (204 in 5+ unit buildings).
• This rent runs 35% 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 $1k of loan paydown is wiped out by about $5k 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 88 days — a 6% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $12k; list at $178k implies a 1443% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $142,981 (19.4% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.81% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $187,488
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
458 Quartz Dr	0.38mi	3/2.0	1,450 (-4%)	11mo	$180,000	$124	66

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: -11.6%
• Equity multiple: 0.57×
• Total profit: $-21,271
• Equity at exit: $26,466

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $1,793
• Equity at exit: $15,347

Cash invested: $49,700 (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 27834

• Rents YoY: 5.4%
• Active inventory: 356
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,430 medium
• Mortgage (P&I): −$931
• Tax from tax record: −$62 /mo · $749/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$300
• Net cashflow: $62

Break-even live

Break-even rent $1,351

Max offer price $177,500

Occupancy floor 91%

Sensitivity live

Price	-10% $163	-5% $113	+0% $62	+5% $12	+10% $-38
Rent	-10% $-51	-5% $6	+0% $62	+5% $119	+10% $175
Rate	-1.0pp $152	-0.5pp $108	base $62	+0.5pp $16	+1.0pp $-30

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: $44,375
• Closing costs: $5,325
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-05
   status $177,500 Pending 88 DOM
2. 2026-06-03
   days on market $177,500 Active 88 DOM
3. 2026-06-02
   days on market $177,500 Active 87 DOM
4. 2026-06-01
   days on market $177,500 Active 86 DOM
5. 2026-05-31
   days on market $177,500 Active 85 DOM
6. 2026-05-30
   days on market $177,500 Active 84 DOM
7. 2026-05-19
   price $177,500
8. 2026-05-13
   price $178,999
9. 2026-05-02
   status Active
10. 2026-04-12
    historical Active Under Contract
11. 2026-03-26
    price $179,999
12. 2026-03-21
    price $182,500
13. 2026-03-07
    listed $185,000 Active
14. 1998-02-01
    soldstatus $11,500

ⓘ 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: $749 · $62/mo
• Projected year-2 tax: $1,456 · $121/mo
• Expected delta: +$707/yr (+$59/mo · 94.4%)

ⓘ 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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,158
• − Mortgage interest: −$9,943
• − Property taxes: −$749
• − Insurance: −$888
• − Repairs & maintenance: −$1,373
• − Management: −$1,373
• − Depreciation: −$5,164
• Taxable loss: −$2,330
• Est. tax savings @ 24.0%: +$559
• After-tax cash flow: $1,308/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: 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

Livability — Belvoir

• Score: 40/100
• State rank: #731
• US rank: #27329

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pitt County · 142,592 people
• Metro: Greenville, NC
• Population (ZIP): 56,347
• Household income: $48,935
• Rent vs Own: 62.6% rent · 37.4% own
• Severe rent burden: 3319.0

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%

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%

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

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

+1443.5% since first listed

8 events — show timeline

• 2026-05-19 Price Changed $177,500 Hive MLS
• 2026-05-13 Price Changed $178,999 Hive MLS
• 2026-05-02 Relisted — Hive MLS
• 2026-04-12 Contingent — Hive MLS
• 2026-03-26 Price Changed $179,999 Hive MLS
• 2026-03-21 Price Changed $182,500 Hive MLS
• 2026-03-07 Listed $185,000 Hive MLS
• 1998-02-01 Sold (Public Records) $11,500 Public Records

Property tax history

+8.1%/yr

Latest (2025): $749 · +1.6% YoY. Source: county tax records.