HOLLY SPRINGS Plan · Greenville, NC 27834

$219,990

3 bd · 2.5 ba · 1,648 sqft · SingleFamily · 269 Days on market

Good condition Garage

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks

3 bed | 2.

Key facts

• Garage
• Listed 268 days

🏗️ New construction. The $219,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $257,107.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $220k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-419 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (21.9% below list).
• Recommended offer: $172k (21.9% below list) — sets the bar for 1% rule.

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: Lakeforest Elementary (math 22% / reading 30%, grade F, #1,085 of 1,410 statewide, top 77%, 804 students, 98% 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); 510 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 1,300 units permitted in Pitt County in 2024 (204 in 5+ unit buildings).
• This rent runs 42% 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 $2k of loan paydown is wiped out by about $8k 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 269 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

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 $171,832 (21.9% 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 269 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: 0.67% ✗
• Cap rate: 4.34%
• Cash-on-cash: -6.99%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $257,107
• List price: $219,990
• Delta: -14.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2421 A Brookville Dr	0.17mi	3/2.5	1,648 (0%)	9mo	$204,990	$124	84
949 Teakwood Dr	0.33mi	3/2.5	1,598 (-3%)	0mo	$265,900	$166	80
2204 S Kali Ln Unit B	0.07mi	3/2.5	1,543 (-6%)	10mo	$263,900	$171	78
2005 Dartford Dr Unit A	0.47mi	3/2.5	1,803 (+9%)	1mo	$292,500	$162	62
1108 Teakwood Dr	0.73mi	4/2.5 (+1)	1,618 (-2%)	0mo	$255,000	$158	58
939 Teakwood Dr	0.30mi	3/2.0	1,424 (-14%)	6mo	$289,000	$203	56
2909 Noah Ct	0.71mi	3/2.5	1,758 (+7%)	2mo	$295,000	$168	54
3128 Ruth Ct	0.70mi	3/2.0	1,510 (-8%)	0mo	$249,000	$165	51
2203 Great Laurel Ct	0.36mi	4/2.5 (+1)	1,885 (+14%)	6mo	$304,000	$161	50
2400 Great Laurel Ct	0.70mi	3/2.0	1,557 (-6%)	11mo	$344,900	$222	47
2406 Great Laurel Ct	0.72mi	3/2.5	1,839 (+12%)	5mo	$350,000	$190	42
700 Kiesee Dr	0.74mi	3/2.0	1,486 (-10%)	11mo	$265,000	$178	38

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: -25.8%
• Equity multiple: 0.11×
• Total profit: $-64,023
• Equity at exit: $38,335

10-year hold

• IRR: -16.1%
• Equity multiple: 0.01×
• Total profit: $-71,393
• Equity at exit: $22,230

Cash invested: $71,990 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 30 active · 14 under contract
• Months of supply: 10.6 mo (9%/mo absorbed)
• Median asking: $224,990 ($137/sqft)
• Median days on market: 29 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +14.3% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 27834

• Rents YoY: 5.4%
• Active inventory: 510
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,718 high
• Mortgage (P&I): −$1,348
• Tax est. 1.5%: −$321 /mo · $3,857/yr
• Insurance: −$107
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-419

Break-even live

Break-even rent $2,249

Max offer price $196,428

Occupancy floor —

Sensitivity live

Price	-10% $-242	-5% $-330	+0% $-419	+5% $-508	+10% $-597
Rent	-10% $-555	-5% $-487	+0% $-419	+5% $-351	+10% $-284
Rate	-1.0pp $-290	-0.5pp $-354	base $-419	+0.5pp $-486	+1.0pp $-554

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: $64,277
• Closing costs: $7,713
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2213 Remington Ct Unit B Greenville, NC	3.0	2.0	1511	$1,700	$1.13	6d	1	0.09mi
2213 Remington Ct Unit B Greenville, NC	3.0	2.0	1511	$1,700	$1.13	2d	1	0.09mi
2213 Remington Ct Unit A Greenville, NC	3.0	2.0	1511	$1,700	$1.13	4d	1	0.09mi
2221 Brookville Dr Unit B Greenville, NC	3.0	2.0	1508	$1,700	$1.13	117d	1	0.11mi
2533 Brookville Dr Unit A Greenville, NC	3.0	2.0	1462	$1,650	$1.13	6d	1	0.12mi
2112 Flagstone Ct Unit C2 Greenville, NC	3.0	2.5	1456	$1,400	$0.96	6d	1	0.12mi
2109 Remington Ct Unit B Greenville, NC	3.0	2.0	1429	$1,700	$1.19	6d	1	0.13mi
2245 Brookville Dr Greenville, NC	3.0	2.0	1400	$1,600	$1.14	0d	1	0.15mi
2517 Brookville Dr Greenville, NC	3.0	3.0	1606	$2,000	$1.25	6d	1	0.15mi
2124 Flagstone Ct Greenville, NC	3.0	2.5	1457	$1,375	$0.94	2d	2	0.17mi
2429 Brookville Dr Unit 1UNIT A Greenville, NC	3.0	2.5	1650	$1,750	$1.06	6d	1	0.18mi
2460 Brookville Dr Unit A Greenville, NC	3.0	2.5	1712	$1,800	$1.05	6d	1	0.19mi
2460 Brookville Dr Greenville, NC	3.0	3.0	1712	$1,800	$1.05	6d	1	0.19mi
2500 Brookville Dr Greenville, NC	3.0	2.0	1423	$1,800	$1.26	109d	1	0.22mi
1005 Allen Ridge Dr Greenville, NC	2.0–3.0	2.0	1227	$1,999	$1.63	2d	14	0.29mi
2015 Leighton Dr Unit B Greenville, NC	3.0	2.5	1707	$1,850	$1.08	4d	1	0.30mi
1625 Brook Hollow Dr Unit B Greenville, NC	3.0	3.5	1766	$1,800	$1.02	6d	1	0.32mi
1632 Cambria Dr Unit B Greenville, NC	3.0	3.0	1919	$2,000	$1.04	117d	1	0.33mi
2400 Dovedale Ct Unit B Greenville, NC	4.0	3.0	2146	$2,100	$0.98	6d	1	0.34mi
1628 Cambria Dr Unit A Greenville, NC	3.0	2.5	1775	$1,875	$1.06	6d	1	0.34mi
1951 Cambria Dr Unit B Greenville, NC	3.0	3.0	1552	$1,800	$1.16	117d	1	0.39mi
4129 Laurel Ridge Dr Unit F Greenville, NC	2.0	3.5	1050	$2,500	$2.38	117d	1	0.42mi
4129 Laurel Ridge Dr Greenville, NC	2.0	4.0	1050	$2,500	$2.38	117d	1	0.42mi
2212 Sweet Bay Dr Greenville, NC	3.0	2.5	1576	$1,750	$1.11	6d	1	0.43mi
4109 Laurel Ridge Dr Unit A Greenville, NC	3.0	2.5	1468	$1,700	$1.16	6d	1	0.43mi
4511 Laurel Ridge Dr Unit B Greenville, NC	3.0	2.5	1619	$1,950	$1.20	117d	1	0.44mi
2029 Cambria Dr Unit B Greenville, NC	3.0	2.5	1584	$1,600	$1.01	6d	1	0.44mi
2044 Cambria Dr Unit A Greenville, NC	3.0	2.0	1357	$1,685	$1.24	6d	1	0.45mi
1413 Dorset Dr Greenville, NC	3.0	3.0	2079	$2,000	$0.96	6d	1	0.51mi
1413 Dorset Dr Unit A Greenville, NC	3.0	2.5	2111	$2,200	$1.04	6d	1	0.51mi
974 Ellery Dr Greenville, NC	3.0	2.0	1901	$1,995	$1.05	117d	1	0.53mi
1548 Manning Forest Dr Unit M7 Greenville, NC	2.0	1.5	1094	$1,300	$1.19	109d	1	0.57mi
1500 Manning Forest Dr Unit A4 Greenville, NC	2.0	1.5	1094	$1,300	$1.19	6d	1	0.61mi
3400 Briarcliff Dr Greenville, NC	1.0–2.0	1.0–2.0	957	$1,500	$1.57	2d	17	0.70mi
2308 Sweet Bay Dr Unit B Greenville, NC	3.0	2.0	1446	$1,925	$1.33	117d	1	0.76mi
209 Allendale Dr Greenville, NC	3.0	2.0	1801	$1,650	$0.92	3d	1	0.86mi
3400B Ellsworth Dr Greenville, NC	3.0	2.0	1282	$1,750	$1.37	4d	1	0.95mi
3240 Gordon Dr Unit A Greenville, NC	3.0	2.0	1362	$1,750	$1.28	6d	1	1.03mi
3501 Gaston Way Greenville, NC	3.0	2.0	1400	$1,750	$1.25	6d	1	1.03mi
3709 Nantucket Rd Unit A Greenville, NC	3.0	2.0	1427	$1,700	$1.19	109d	1	1.12mi

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $219,990

Exterior

• Parking: 1 covered garage space (1 parking space total)
• Home design: HOLLY SPRINGS plan (new construction plan)Single-family home
• Construction: New construction plan (HOLLY SPRINGS)
• Exterior features: Addressed at Cobblestone Drive & Allen Rd, Greenville NC 27834

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open plan living area (1,648 total living area)

Listing history 50 events

1. 2026-09-24
   days on market $219,990 Active 269 DOM
2. 2026-09-24
   days on market $219,990 Active 268 DOM
3. 2026-09-22
   days on market $219,990 Active 267 DOM
4. 2026-09-21
   days on market $219,990 Active 266 DOM
5. 2026-09-20
   days on market $219,990 Active 265 DOM
6. 2026-09-18
   days on market $219,990 Active 263 DOM
7. 2026-09-17
   days on market $219,990 Active 262 DOM
8. 2026-09-16
   days on market $219,990 Active 261 DOM
9. 2026-09-15
   days on market $219,990 Active 260 DOM
10. 2026-09-14
    days on market $219,990 Active 259 DOM
11. 2026-09-13
    days on market $219,990 Active 258 DOM
12. 2026-09-12
    days on market $219,990 Active 257 DOM
13. 2026-09-11
    days on market $219,990 Active 256 DOM
14. 2026-09-05
    days on market $219,990 Active 250 DOM
15. 2026-09-04
    days on market $219,990 Active 249 DOM
16. 2026-09-03
    days on market $219,990 Active 248 DOM
17. 2026-08-30
    days on market $219,990 Active 244 DOM
18. 2026-08-29
    days on market $219,990 Active 243 DOM
19. 2026-08-28
    days on market $219,990 Active 242 DOM
20. 2026-08-27
    days on market $219,990 Active 241 DOM
21. 2026-08-25
    days on market $219,990 Active 239 DOM
22. 2026-08-24
    days on market $219,990 Active 238 DOM
23. 2026-08-23
    days on market $219,990 Active 237 DOM
24. 2026-08-22
    days on market $219,990 Active 236 DOM
25. 2026-08-21
    days on market $219,990 Active 235 DOM
26. 2026-08-20
    days on market $219,990 Active 234 DOM
27. 2026-08-19
    days on market $219,990 Active 233 DOM
28. 2026-08-18
    days on market $219,990 Active 232 DOM
29. 2026-08-17
    days on market $219,990 Active 231 DOM
30. 2026-08-16
    days on market $219,990 Active 230 DOM
31. 2026-08-15
    days on market $219,990 Active 229 DOM
32. 2026-08-15
    days on market $219,990 Active 228 DOM
33. 2026-08-13
    days on market $219,990 Active 227 DOM
34. 2026-08-12
    days on market $219,990 Active 226 DOM
35. 2026-08-11
    days on market $219,990 Active 225 DOM
36. 2026-08-10
    days on market $219,990 Active 224 DOM
37. 2026-08-09
    days on market $219,990 Active 223 DOM
38. 2026-08-08
    days on market $219,990 Active 222 DOM
39. 2026-08-07
    days on market $219,990 Active 221 DOM
40. 2026-08-06
    days on market $219,990 Active 220 DOM
41. 2026-08-05
    days on market $219,990 Active 219 DOM
42. 2026-08-04
    days on market $219,990 Active 218 DOM
43. 2026-08-03
    days on market $219,990 Active 217 DOM
44. 2026-07-31
    days on market $219,990 Active 214 DOM
45. 2026-07-29
    days on market $219,990 Active 212 DOM
46. 2026-07-27
    days on market $219,990 Active 210 DOM
47. 2026-07-25
    days on market $219,990 Active 208 DOM
48. 2026-07-24
    days on market $219,990 Active 207 DOM
49. 2026-07-23
    days on market $219,990 Active 206 DOM
50. 2026-07-22
    days on market $219,990 Active 205 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°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: $20,620
• − Mortgage interest: −$14,402
• − Property taxes: −$3,857
• − Insurance: −$1,286
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − Depreciation: −$7,479
• Taxable loss: −$9,703
• Est. tax savings @ 24.0%: +$2,329
• After-tax cash flow: $-2,703/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.

Condition & rehab AI · 7 photos

Good 80/100 Cosmetic rehab Est. rehab $8,240–$24,720 screening

This home is in good condition with a modern kitchen and bathrooms. It has a good curb appeal and is ready for a fresh coat of paint and landscaping to further enhance its value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Resale Kitchen backsplash — Modernizes kitchen and adds value ↑
• Resale Bathroom vanity and fixtures — Modernizes bathrooms and adds value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Lakeforest Elementary F NC #1,085/1,410 Nat'l #29,575/41,679 Middle Farmville Middle F NC #305/475 Nat'l #8,059/14,009 High Farmville Central High F NC #352/535 Nat'l #6,890/17,239

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

B Composite livability gradescore 77/100

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 · 194,585 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: 10% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price $219,990

Exterior

• Parking: 1 covered garage space (1 parking space total)
• Home design: HOLLY SPRINGS plan (new construction plan)Single-family home
• Construction: New construction plan (HOLLY SPRINGS)
• Exterior features: Addressed at Cobblestone Drive & Allen Rd, Greenville NC 27834

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Open plan living area (1,648 total living area)