2502 Bluff View Ct Unit B · Greenville, NC 27834

$179,900

3 bd · 2.5 ba · 1,403 sqft · Townhouse public records · 31 Days on market

Built 1999 3,485 sqft lot Est $168k · 7% over

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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 +11.5/30.0
• ARV discount +4.4/15.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• DSCR +3.4/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This lovely 3 bedroom Townhome is loaded with updates! New HVAC, updated roof, and kitchen appliances include top mount stainless refrigerator. The back features private fenced-in back yard and 10x12 outdoor shed. Call today for a private showing!

Key facts

• Ensuite
• Cul de sac
• Family room

Tags

• CUL DE SAC
• FAMILY ROOM
• FIREPLACE
• KITCHEN WITH EAT-IN AREA
• LARGE LAUNDRY STORAGE ROOM
• ENSUITE

Property features AI

Exterior

• Parking: Attached garage (1 car); Concrete parking pad; Total 1 parking space
• Utilities: Public water; Sewer connected; Water connected
• Home design: Townhouse; Two stories; Entry level: 1
• Construction: Vinyl siding and frame construction; Slab foundation
• Exterior features: Covered patio; Patio; Back yard fencing; Shingle roof; Located on a cul-de-sac; Has a view

Interior

• Kitchen: Built-in electric oven; Dishwasher; Microwave
• Flooring: Carpet
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Walk-in closets; Ceiling fans; Window coverings
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $-59 ($-707/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (23.0% below list).
• Recommended offer: $139k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: 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); 350 active listings in the ZIP; 15 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 34% 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 31 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago 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 $109k; list at $180k implies a 65% 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 $138,541 (23.0% 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 31 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.77% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.40%
• DSCR: 0.94
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $168,360
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2500 Bluff View Court A	0.02mi	3/2.5	1,308 (-7%)	8mo	$160,000	$122	81
2517 Bluff View Ct Unit A	0.08mi	3/2.5	1,404 (+0%)	24mo	$160,000	$114	76
2506 Bluff View Ct Unit B	0.03mi	3/2.5	1,245 (-11%)	7mo	$150,000	$120	74
2504 Bluff View Ct Unit B	0.02mi	3/2.5	1,289 (-8%)	19mo	$160,000	$124	70
2802 Sweet Gum Ct Unit A	0.08mi	3/2.0	1,223 (-13%)	23mo	$155,000	$127	54
2805 Richard Dr Unit B	0.27mi	3/2.0	1,220 (-13%)	15mo	$156,000	$128	51
2909 Cedar Creek Rd Unit E	0.64mi	3/2.5	1,490 (+6%)	14mo	$160,000	$107	48
2901 Cedar Creek Rd Unit F	0.59mi	3/2.5	1,489 (+6%)	17mo	$129,000	$87	48
2905 Cedar Creek Rd Unit D	0.64mi	3/2.5	1,470 (+5%)	22mo	$164,900	$112	44

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: -16.1%
• Equity multiple: 0.42×
• Total profit: $-29,454
• Equity at exit: $26,824

10-year hold

• IRR: -4.3%
• Equity multiple: 0.69×
• Total profit: $-15,589
• Equity at exit: $15,554

Cash invested: $50,372 (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: 10.8×

Monthly cashflow live

• Estimated rent: $1,385 high
• Mortgage (P&I): −$943
• Tax from tax record: −$135 /mo · $1,620/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $-59

Break-even live

Break-even rent $1,460

Max offer price $169,494

Occupancy floor 99%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2511 Bluff View Ct Unit B Greenville, NC	3.0	2.5	1403	$1,495	$1.07	20d	1	0.09mi
2513A Bluff View Ct Greenville, NC	2.0	2.5	1188	$1,175	$0.99	20d	1	0.09mi
2601 Richard Dr Unit B Greenville, NC	2.0	2.0	978	$1,250	$1.28	20d	1	0.16mi
2604 Boone Ct Unit A Greenville, NC	2.0	2.0	1068	$1,299	$1.22	20d	1	0.17mi
2807 Richard Dr Unit B Greenville, NC	2.0	2.0	1068	$1,275	$1.19	20d	1	0.25mi
640 Brighton Park Dr Greenville, NC	1.0–2.0	1.0–2.0	815	$1,548	$1.90	13d	36	0.31mi
701 Treybrooke Cir Greenville, NC	1.0–2.0	1.5–2.0	1070	$1,650	$1.54	13d	18	0.39mi
2905 Cedar Creek Rd Unit H Greenville, NC	3.0	2.5	1500	$1,600	$1.07	13d	1	0.66mi
2907 Cedar Creek Rd Unit E Greenville, NC	2.0	1.5	1120	$1,200	$1.07	20d	1	0.68mi
920 B's Barbeque Rd Unit A Greenville, NC	2.0	2.0	1028	$995	$0.97	20d	1	0.73mi
945 B's Barbeque Rd Unit A Greenville, NC	2.0	1.5	900	$900	$1.00	20d	1	0.76mi
1612 Lincoln Dr Greenville, NC	3.0	1.0	972	$900	$0.93	13d	1	1.10mi
206 Hudson St Greenville, NC	2.0	1.0	1150	$900	$0.78	20d	1	1.15mi
1001 Park Ave Greenville, NC	3.0	1.0	1296	$1,150	$0.89	20d	1	1.44mi
504 Davenport St Unit A Greenville, NC	2.0	1.0	900	$895	$0.99	13d	1	1.45mi

Listing history 21 events

1. 2026-06-19
   days on market $179,900 Active 31 DOM
2. 2026-06-18
   days on market $179,900 Active 30 DOM
3. 2026-06-17
   days on market $179,900 Active 29 DOM
4. 2026-06-16
   days on market $179,900 Active 28 DOM
5. 2026-06-15
   days on market $179,900 Active 27 DOM
6. 2026-06-13
   days on market $179,900 Active 24 DOM
7. 2026-06-10
   days on market $179,900 Active 22 DOM
8. 2026-06-09
   days on market $179,900 Active 21 DOM
9. 2026-06-08
   days on market $179,900 Active 20 DOM
10. 2026-06-07
    days on market $179,900 Active 19 DOM
11. 2026-06-05
    days on market $179,900 Active 16 DOM
12. 2026-06-03
    days on market $179,900 Active 15 DOM
13. 2026-06-02
    days on market $179,900 Active 14 DOM
14. 2026-06-01
    days on market $179,900 Active 13 DOM
15. 2026-05-31
    days on market $179,900 Active 12 DOM
16. 2026-05-30
    days on market $179,900 Active 11 DOM
17. 2026-05-19
    listed $179,900 Active
18. 2021-04-06
    soldstatus $109,000 247-char remark

    Show marketing remark (247 chars)

    This lovely 3 bedroom Townhome is loaded with updates! New HVAC, updated roof, and kitchen appliances include top mount stainless refrigerator. The back features private fenced-in back yard and 10x12 outdoor shed. Call today for a private showing!

19. 2021-04-06
    soldstatus $109,000

    Show marketing remark (247 chars)

    This lovely 3 bedroom Townhome is loaded with updates! New HVAC, updated roof, and kitchen appliances include top mount stainless refrigerator. The back features private fenced-in back yard and 10x12 outdoor shed. Call today for a private showing!

20. 2021-02-12
    listed $100,000 247-char remark

    Show marketing remark (247 chars)

    This lovely 3 bedroom Townhome is loaded with updates! New HVAC, updated roof, and kitchen appliances include top mount stainless refrigerator. The back features private fenced-in back yard and 10x12 outdoor shed. Call today for a private showing!

21. 2000-08-01
    soldstatus $83,900

ⓘ 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: $1,620 · $135/mo
• Projected year-2 tax: $1,620 · $135/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 ≥105°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: $16,625
• − Mortgage interest: −$10,077
• − Property taxes: −$1,620
• − Insurance: −$900
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$5,233
• Taxable loss: −$3,865
• Est. tax savings @ 24.0%: +$928
• After-tax cash flow: $221/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

+114.4% since first listed

5 events — show timeline

• 2026-05-19 Listed $179,900 Hive MLS
• 2021-04-06 Sold (Public Records) $109,000 Public Records
• 2021-04-06 Sold (MLS) $109,000 Hive MLS
• 2021-02-12 Listed $100,000 Hive MLS
• 2000-08-01 Sold (Public Records) $83,900 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,620 · +0.7% YoY. Source: county tax records.