607 Roosevelt Ave · Greenville, NC 27834

$159,900

3 bd · 2.0 ba · 1,200 sqft · SingleFamily public records · 175 Days on market

Built 2012 6,534 sqft lot

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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 +11.2/30.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• DSCR +3.3/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Construction minutes Vidant Medical Center & ECU. 3 bdrms/2 baths, Living Room, Kitchen, Office and Covered Back porch & Front porch. Walk In Closets in all bedrooms.

Key facts

• 6,534 sq ft lot
• Built 2012
• Listed 174 days

Property features AI

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Sewer connected; Water connected; Electric service
• Home design: Single-family residence; Two levels; Entry level: 1
• Construction: Vinyl siding and frame construction; Combination foundation; Shingle roof; Built as a residential single-family home
• Exterior features: Covered porch; Porch; Has a view; No additional exterior features listed

Interior

• Kitchen: Refrigerator; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Refrigerator; Range; Electric water heater; Has central air conditioning; Electric forced-air heating; No basement; Total of 6 rooms
• Laundry & utility: Washer hookup in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-62 ($-739/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (21.6% below list).
• Recommended offer: $125k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.8% in Greenville — 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 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: Elmhurst Elementary (math 27% / reading 37%, grade F, #908 of 1,410 statewide, top 67%, 460 students, 58% FRL); C M Eppes Middle (math 24% / reading 32%, grade F, #360 of 475 statewide, top 77%, 626 students, 99% FRL); Junius H Rose High (math 52% / reading 61%, grade C, #261 of 535 statewide, top 49%, 1,525 students, 50% FRL).
• Market conditions: Rents rising fast (+5.4%/yr); 350 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,300 units permitted in Pitt County in 2024 (204 in 5+ unit buildings).
• This rent runs 31% 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 175 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask has dropped $40k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $87k; list at $160k implies a 83% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,431 (21.6% 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 175 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 5.83%
• Cash-on-cash: -1.65%
• DSCR: 0.93
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $70,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1004 Ward St	0.18mi	2/1.0 (-1)	1,235 (+3%)	1mo	$115,000	$93	77
1207 Davenport St	0.29mi	3/2.0	1,116 (-7%)	3mo	$189,000	$169	73
909 Douglas Ave	0.05mi	3/2.5	1,354 (+13%)	5mo	$219,000	$162	70
202 Vance St	0.33mi	3/1.0	1,164 (-3%)	7mo	$58,000	$50	70
1206 W 3rd St	0.36mi	3/1.0	1,253 (+4%)	4mo	$49,000	$39	69
517 Mckinley Ave	0.08mi	2/1.0 (-1)	1,056 (-12%)	2mo	$62,000	$59	66
1409 W 6th St	0.31mi	3/2.0	1,064 (-11%)	3mo	$100,000	$94	64
1213 Davenport St	0.31mi	2/2.0 (-1)	1,055 (-12%)	2mo	$50,000	$47	59
1602 Myrtle St	0.44mi	3/1.0	1,334 (+11%)	7mo	$43,000	$32	51
307 Clairmont Cir	0.67mi	4/1.0 (+1)	1,162 (-3%)	9mo	$165,000	$142	47
1310 W Third St	0.39mi	2/1.0 (-1)	1,048 (-13%)	8mo	$27,500	$26	45
1519 Broad St	0.59mi	3/1.0	1,332 (+11%)	9mo	$23,000	$17	43

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: -16.5%
• Equity multiple: 0.40×
• Total profit: $-26,692
• Equity at exit: $23,842

10-year hold

• IRR: -4.5%
• Equity multiple: 0.67×
• Total profit: $-14,740
• Equity at exit: $13,825

Cash invested: $44,772 (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: 350
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,254 high
• Mortgage (P&I): −$839
• Tax from tax record: −$147 /mo · $1,768/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $-62

Break-even live

Break-even rent $1,332

Max offer price $149,021

Occupancy floor 100%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
504 Davenport St Unit A Greenville, NC	2.0	1.0	900	$895	$0.99	13d	1	0.25mi
1304 Myrtle St Greenville, NC	3.0	1.0	978	$1,375	$1.41	21d	1	0.28mi
206 Hudson St Greenville, NC	2.0	1.0	1150	$900	$0.78	21d	1	0.43mi
1612 Lincoln Dr Greenville, NC	3.0	1.0	972	$900	$0.93	13d	1	0.45mi
1001 Park Ave Greenville, NC	3.0	1.0	1296	$1,150	$0.89	21d	1	0.45mi
550 Pitt-Greene Connector Greenville, NC	4.0	1.0–4.0	1012	$1,288	$1.27	13d	25	0.45mi
400 Arbor St Greenville, NC	2.0	1.0	860	$1,850	$2.15	21d	1	0.59mi
300 Higgs St Unit 300-B Greenville, NC	2.0	1.0	756	$900	$1.19	21d	1	0.60mi
1902 Myrtle St Unit 1902-A Greenville, NC	2.0	1.0	848	$850	$1.00	21d	1	0.64mi
600 Howell St Apt E Greenville, NC	2.0	1.0	1050	$815	$0.78	21d	1	0.81mi
1710 Garland St Greenville, NC	2.0	1.0	884	$1,195	$1.35	21d	1	0.85mi
709 Johnston St Unit Y Greenville, NC	2.0	1.0	900	$950	$1.06	21d	1	1.05mi
701 Treybrooke Cir Greenville, NC	1.0–2.0	1.5–2.0	1070	$1,650	$1.54	13d	18	1.14mi
2207 Wandsworth Dr Greenville, NC	1.0–2.0	1.0	650	$900	$1.38	13d	5	1.31mi
111 Lakeview Ter Greenville, NC	2.0–3.0	1.0–2.0	750	$1,200	$1.60	13d	7	1.35mi
115 Stancill Dr Unit B Greenville, NC	3.0	1.0	1090	$1,500	$1.38	21d	1	1.38mi
301 Maple St Greenville, NC	3.0	2.0	1230	$1,800	$1.46	21d	1	1.42mi
114 N Meade St Unit B Greenville, NC	3.0	1.5	931	$1,350	$1.45	21d	1	1.45mi
1604 W Arlington Blvd Greenville, NC	1.0–2.0	1.0	624	$1,125	$1.80	13d	11	1.46mi

Listing history 25 events

1. 2026-06-15
   days on market $159,900 Active 175 DOM
2. 2026-06-13
   days on market $159,900 Active 172 DOM
3. 2026-06-10
   days on market $159,900 Active 170 DOM
4. 2026-06-09
   days on market $159,900 Active 169 DOM
5. 2026-06-08
   days on market $159,900 Active 168 DOM
6. 2026-06-07
   days on market $159,900 Active 167 DOM
7. 2026-06-05
   days on market $159,900 Active 164 DOM
8. 2026-06-03
   days on market $159,900 Active 163 DOM
9. 2026-06-03
   price $159,900 Active 162 DOM
10. 2026-06-02
    days on market $169,900 Active 162 DOM
11. 2026-06-01
    days on market $169,900 Active 161 DOM
12. 2026-05-31
    days on market $169,900 Active 160 DOM
13. 2026-05-30
    days on market $169,900 Active 159 DOM
14. 2026-05-18
    price $169,900
15. 2026-04-17
    price $179,900
16. 2025-12-22
    listed $199,900 Active
17. 2015-06-16
    soldstatus $87,200 182-char remark

    Show marketing remark (182 chars)

    New Construction minutes Vidant Medical Center & ECU. 3 bdrms/2 baths, Living Room, Kitchen, Office and Covered Back porch & Front porch. Walk In Closets in all bedrooms.

18. 2015-06-16
    soldstatus $87,500

    Show marketing remark (182 chars)

    New Construction minutes Vidant Medical Center & ECU. 3 bdrms/2 baths, Living Room, Kitchen, Office and Covered Back porch & Front porch. Walk In Closets in all bedrooms.

19. 2015-04-13
    listed $85,000 182-char remark

    Show marketing remark (182 chars)

    New Construction minutes Vidant Medical Center & ECU. 3 bdrms/2 baths, Living Room, Kitchen, Office and Covered Back porch & Front porch. Walk In Closets in all bedrooms.

20. 2014-04-03
    soldstatus $23,000 176-char remark

    Show marketing remark (176 chars)

    New Construction near Vidant Medical Center & ECU. 3 bdrms/ 2 baths, Living Rm, Kitchen, office and Covered front & rear porch. Construction unfinished! Selling AS IS!!

21. 2014-03-07
    listed $23,000 176-char remark

    Show marketing remark (176 chars)

    New Construction near Vidant Medical Center & ECU. 3 bdrms/ 2 baths, Living Rm, Kitchen, office and Covered front & rear porch. Construction unfinished! Selling AS IS!!

22. 2013-04-30
    historical
23. 2012-04-16
    historical
24. 2012-03-23
    listed $3,680
25. 2012-03-07
    listed $89,900

ⓘ 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: $1,768 · $147/mo
• Projected year-2 tax: $1,768 · $147/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 8/10 Severe 7 d/yr ≥107°F today · 17 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: $15,052
• − Mortgage interest: −$8,957
• − Property taxes: −$1,768
• − Insurance: −$800
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$4,652
• Taxable loss: −$3,533
• Est. tax savings @ 24.0%: +$848
• After-tax cash flow: $109/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 — 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 · 142,592 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: 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

+89.0% since first listed

12 events — show timeline

• 2026-05-18 Price Changed $169,900 Hive MLS
• 2026-04-17 Price Changed $179,900 Hive MLS
• 2025-12-22 Listed $199,900 Hive MLS
• 2015-06-16 Sold (Public Records) $87,500 Public Records
• 2015-06-16 Sold (MLS) $87,200 Hive MLS
• 2015-04-13 Listed $85,000 Hive MLS
• 2014-04-03 Sold (MLS) $23,000 Hive MLS
• 2014-03-07 Listed $23,000 Hive MLS
• 2013-04-30 Listing Removed — Hive MLS
• 2012-04-16 Listing Removed — Hive MLS
• 2012-03-23 Listed $3,680 Hive MLS
• 2012-03-07 Listed $89,900 Hive MLS

Property tax history

+5.6%/yr

Latest (2025): $1,768 · +0.7% YoY. Source: county tax records.