807 Taylor St · Windsor, NC 27983

$40,000

2 bd · 1.0 ba · 672 sqft · SingleFamily public records · 72 Days on market

Built 1930 7,250 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.0/10.0
• 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

Opportunity is knocking and it's priced to make sense. This one is a true rehab project and a chance to create something of your own. Whether you're looking for your next investment, a fix-and-hold, or a place to roll up your sleeves and build equity, this property is ready for vision and action. Set in a convenient in-town location, you're close to local shops, dining, and everyday essentials, with easy access to surrounding areas. Experience the rich history and explore Bertie Beach, the county's public beach and nature trail. If you've been waiting for a project, bring your contractor, your ideas, and your plan. Properties like this don't sit long when the numbers work.

Key facts

• Public beach
• In-town location
• Nature trail

Tags

• IN-TOWN LOCATION
• LOCAL SHOPS
• DINING
• PUBLIC BEACH
• NATURE TRAIL

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water available; Public sewer available
• Home design: Single-family residence; One story
• Construction: Built with asbestos and frame construction materials; Composition roof
• Exterior features: No patio or porch; No fencing; Paved road access; Road frontage on city street and state road

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Crawl space basement; Total of 4 rooms; Has a view

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($827 rent vs $40k).
• Recommended offer: $38k (6.0% 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: Windsor Elementary (math 12% / reading 27%, grade F, #1,242 of 1,410 statewide, top 90%, 328 students, 99% 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 99% FRL vs 80% district-wide (19 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 $3k of equity ($277 loan paydown + $3k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $37,600 (6.0% 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 6% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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: 2.07% ✓
• Cap rate: 18.34%
• Cash-on-cash: 43.02%
• DSCR: 2.91
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $13,440
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
914 Broad St	0.15mi	2/1.0	728 (+8%)	6mo	$14,508	$20	74

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

Projected returns pro-forma

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

5-year hold

• IRR: 55.1%
• Equity multiple: 4.76×
• Total profit: $42,124
• Equity at exit: $30,470

10-year hold

• IRR: 50.2%
• Equity multiple: 10.22×
• Total profit: $103,216
• Equity at exit: $60,559

Cash invested: $11,200 (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: 4.0×

Monthly cashflow live

• Estimated rent: $827 medium
• Mortgage (P&I): −$210
• Tax from tax record: −$25 /mo · $305/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $402

Break-even live

Break-even rent $319

Max offer price $40,000

Occupancy floor 46%

Sensitivity live

Price	-10% $424	-5% $413	+0% $402	+5% $390	+10% $379
Rent	-10% $336	-5% $369	+0% $402	+5% $434	+10% $467
Rate	-1.0pp $422	-0.5pp $412	base $402	+0.5pp $391	+1.0pp $381

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $40,000 Active 72 DOM
2. 2026-06-18
   days on market $40,000 Active 70 DOM
3. 2026-06-17
   days on market $40,000 Active 69 DOM
4. 2026-06-16
   days on market $40,000 Active 68 DOM
5. 2026-06-15
   days on market $40,000 Active 67 DOM
6. 2026-06-13
   days on market $40,000 Active 65 DOM
7. 2026-06-12
   days on market $40,000 Active 64 DOM
8. 2026-06-09
   days on market $40,000 Active 61 DOM
9. 2026-06-08
   days on market $40,000 Active 60 DOM
10. 2026-06-07
    days on market $40,000 Active 59 DOM
11. 2026-06-07
    days on market $40,000 Active 58 DOM
12. 2026-06-04
    days on market $40,000 Active 55 DOM
13. 2026-06-02
    days on market $40,000 Active 54 DOM
14. 2026-06-01
    days on market $40,000 Active 53 DOM
15. 2026-05-31
    days on market $40,000 Active 52 DOM
16. 2026-04-10
    listed $40,000 Active

ⓘ 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: $305 · $25/mo
• Projected year-2 tax: $328 · $27/mo
• Expected delta: +$23/yr (+$2/mo · 7.4%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $9,925
• − Mortgage interest: −$2,241
• − Property taxes: −$305
• − Insurance: −$200
• − Repairs & maintenance: −$794
• − Management: −$794
• − Depreciation: −$1,164
• Taxable income: $4,428
• Est. tax owed @ 24.0%: −$1,063
• After-tax cash flow: $3,756/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

• Census place: Windsor, NC
• 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

1 event — show timeline

• 2026-04-10 Listed $40,000 Hive MLS

Property tax history

+1.1%/yr

Latest (2025): $305 · +2.0% YoY. Source: county tax records.