920 Benjamin Dr · Greenville, NC 27834

$125,000

3 bd · 1.5 ba · 1,120 sqft · Manufactured public records · 425 Days on market

Built 1986 0.44 ac lot

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Why this score? — see what drove the C+ 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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Newer roof, new LVP flooring, new handrails on the front steps, new cabinets and countertops in kitchen and bathrooms. Newer plumbing fixtures including sinks and tub. Home is freshly painted in turn-key condition and has replacement windows, siding, Newer HVAC system, new duct work, insulation under flooring, new moisture barrier installed, new crawl space door, rebuilt rear deck and covering. New vented microwave and new hot water heater added 5/22. There are no city taxes. Home has been remodeled and repaired in a turn-key professional manner! HUD ID has been confirmed. See agent remarks

Key facts

• 0.44 acre lot
• Built 1986
• Listed 424 days

Property features AI

Finance

• Other: Zoning: RA20; Lot approximately 0.44 acres (160 x 115 x 160 x 115); Paved road access; Subdivision: Eastwood Estates; Directions provided
• HOA & community: No association amenities

Exterior

• Parking: On-site gravel parking
• Security: Smoke detector(s)
• Utilities: Public water; Water available; Septic tank (or none listed for sewer)
• Home design: Manufactured home; One story; Entry level: 1; Vinyl siding; Frame construction
• Construction: Shingle roof; Crawl space foundation
• Exterior features: Covered patio/porch; Deck; Chain link fence; Has a view

Interior

• Kitchen: Electric cooktop; Refrigerator; Vented exhaust fan
• Bedrooms: Master downstairs
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Heat pump cooling
• Interior features: Master bedroom on the main level; Walk-in closet(s); Ceiling fans; Insulated windows; Smoke detector(s)
• Laundry & utility: Laundry room with washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Belvoir Elementary (math 27% / reading 27%, grade F, #1,033 of 1,410 statewide, top 76%, 373 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.
• Market conditions: Rents rising fast (+5.4%/yr); 355 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 425 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y ago; this cycle's ask is 4% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $13k; list at $125k implies a 862% 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 $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 425 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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.
6. 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.
7. 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: 1.13% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.66%
• DSCR: 1.56
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.44% rent growth · sell at horizon

5-year hold

• IRR: 4.9%
• Equity multiple: 1.19×
• Total profit: $6,785
• Equity at exit: $18,638

10-year hold

• IRR: 16.3%
• Equity multiple: 2.47×
• Total profit: $51,381
• Equity at exit: $10,808

Cash invested: $35,000 (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: 355
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,417 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$43 /mo · $514/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $369

Break-even live

Break-even rent $950

Max offer price $125,000

Occupancy floor 69%

Sensitivity live

Price	-10% $440	-5% $405	+0% $369	+5% $334	+10% $299
Rent	-10% $257	-5% $313	+0% $369	+5% $425	+10% $481
Rate	-1.0pp $432	-0.5pp $401	base $369	+0.5pp $337	+1.0pp $304

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 45 events

1. 2026-06-21
   days on market $125,000 Active 425 DOM
2. 2026-06-19
   days on market $125,000 Active 423 DOM
3. 2026-06-18
   days on market $125,000 Active 422 DOM
4. 2026-06-17
   days on market $125,000 Active 421 DOM
5. 2026-06-16
   days on market $125,000 Active 420 DOM
6. 2026-06-15
   days on market $125,000 Active 419 DOM
7. 2026-06-13
   days on market $125,000 Active 416 DOM
8. 2026-06-10
   days on market $125,000 Active 414 DOM
9. 2026-06-09
   days on market $125,000 Active 413 DOM
10. 2026-06-08
    days on market $125,000 Active 412 DOM
11. 2026-06-07
    days on market $125,000 Active 411 DOM
12. 2026-06-05
    days on market $125,000 Active 408 DOM
13. 2026-06-03
    days on market $125,000 Active 407 DOM
14. 2026-06-02
    days on market $125,000 Active 406 DOM
15. 2026-06-01
    days on market $125,000 Active 405 DOM
16. 2026-05-31
    days on market $125,000 Active 404 DOM
17. 2026-05-30
    days on market $125,000 Active 403 DOM
18. 2026-04-30
    status Pending
19. 2026-04-17
    status Active
20. 2026-03-30
    historical Active Under Contract
21. 2026-03-30
    price $125,000
22. 2026-03-09
    price $120,000
23. 2025-11-10
    price $130,000
24. 2025-05-05
    status Active
25. 2024-06-25
    price $118,000
26. 2024-06-03
    price $120,000
27. 2024-05-27
    price $130,000
28. 2024-04-18
    status Active
29. 2022-06-26
    price $118,000
30. 2022-06-25
    price $122,000
31. 2022-06-25
    status Active
32. 2022-06-24
    price $122
33. 2022-05-24
    status Pending
34. 2022-05-24
    historical
35. 2022-05-24
    historical
36. 2022-05-12
    price $116,000
37. 2022-05-09
    status Active
38. 2022-05-04
    status Pending
39. 2022-05-01
    price $118,000
40. 2022-04-08
    listed $120,000 Active
41. 2016-03-31
    historical
42. 2015-02-06
    listed $48,000
43. 2013-12-31
    historical
44. 2013-04-01
    listed $47,777
45. 2003-04-01
    soldstatus $13,000

ⓘ 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: $514 · $43/mo
• Projected year-2 tax: $1,025 · $85/mo
• Expected delta: +$511/yr (+$43/mo · 99.6%)

ⓘ 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 (shaded) · 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: $17,009
• − Mortgage interest: −$7,002
• − Property taxes: −$514
• − Insurance: −$625
• − Repairs & maintenance: −$1,361
• − Management: −$1,361
• − Depreciation: −$3,636
• Taxable income: $2,511
• Est. tax owed @ 24.0%: −$603
• After-tax cash flow: $3,830/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

• 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

+861.5% since first listed

28 events — show timeline

• 2026-04-30 Pending — Hive MLS
• 2026-04-17 Relisted — Hive MLS
• 2026-03-30 Contingent — Hive MLS
• 2026-03-30 Price Changed $125,000 Hive MLS
• 2026-03-09 Price Changed $120,000 Hive MLS
• 2025-11-10 Price Changed $130,000 Hive MLS
• 2025-05-05 Relisted — Hive MLS
• 2024-06-25 Price Changed $118,000 Hive MLS
• 2024-06-03 Price Changed $120,000 Hive MLS
• 2024-05-27 Price Changed $130,000 Hive MLS
• 2024-04-18 Relisted — Hive MLS
• 2022-06-26 Price Changed $118,000 Hive MLS
• 2022-06-25 Price Changed $122,000 Hive MLS
• 2022-06-25 Relisted — Hive MLS
• 2022-06-24 Price Changed $122 Hive MLS
• 2022-05-24 Pending — Hive MLS
• 2022-05-24 Listing Removed — Hive MLS
• 2022-05-24 Listing Removed — Hive MLS
• 2022-05-12 Price Changed $116,000 Hive MLS
• 2022-05-09 Relisted — Hive MLS
• 2022-05-04 Pending — Hive MLS
• 2022-05-01 Price Changed $118,000 Hive MLS
• 2022-04-08 Listed $120,000 Hive MLS
• 2016-03-31 Listing Removed — Hive MLS
• 2015-02-06 Listed $48,000 Hive MLS
• 2013-12-31 Listing Removed — Hive MLS
• 2013-04-01 Listed $47,777 Hive MLS
• 2003-04-01 Sold (Public Records) $13,000 Public Records

Property tax history

+10.6%/yr

Latest (2025): $514 · +2.4% YoY. Source: county tax records.