513 Pear St · Jackson Heights, NC 28504

$84,000

2 bd · 2.0 ba · 1,484 sqft · SingleFamily public records · 76 Days on market

Built 1958 0.45 ac lot ↓ 24% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks on Pear Street. This charming single-story 2-bedroom, 2-bath home built in 1958 sits on a generously sized lot in an established Kinston neighborhood, offering the space and character to make it entirely your own. Step outside and you'll immediately appreciate the spacious side porch -- a classic feature perfect for morning coffee or evening relaxation. The expansive yard provides room to garden, entertain, or simply enjoy the outdoors, and a dedicated storage building adds practical value right from day one. With everything on one level, daily living flows easily and comfortably throughout. No stairs, no compromises -- just a straightforward, functional layout with the p

Key facts

• 0.45 acre lot
• 6 parking spots
• Built 1958

Property features AI

Finance

• Other: Lot size approximately 0.45 acres; Living area approximately 1,470; Located on a public maintained road
• HOA & community: No association

Exterior

• Parking: Driveway with 6 open parking spaces
• Utilities: Public water; Septic tank sewer
• Home design: Single-story house; Vinyl siding; Architectural shingle roof; Entry level: one
• Construction: Vinyl siding construction; Architectural shingle roof
• Exterior features: Side porch

Interior

• Kitchen: Built-in electric range
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Built-in electric range; Linoleum flooring

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $84k.

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 $84k).
• Recommended offer: $79k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 50/100 on livability (#704 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: amenities F, commute F, employment D-.
• Lenoir County Public Schools (rural): math 29% / reading 32% proficiency, ranked #147 of 178 in NC (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Moss Hill Elementary (math 40% / reading 43%, grade F, #673 of 1,410 statewide, top 48%, 389 students, 99% FRL); Woodington Middle (math 31% / reading 43%, grade F, #262 of 475 statewide, top 57%, 577 students, 100% FRL); South Lenoir High (math 52% / reading 42%, grade D-, #334 of 535 statewide, top 64%, 771 students, 99% FRL) — zoned schools average 99% FRL vs 65% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 130 active listings in the ZIP; 148 units permitted in Lenoir County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $581 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lenoir County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $26k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• 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 $78,960 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1958 — 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: 1.37% ✓
• Cap rate: 11.57%
• Cash-on-cash: 18.85%
• DSCR: 1.84
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $212,212
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 Wheat St	0.11mi	3/1.5 (+1)	1,438 (-3%)	5mo	$105,000	$73	78
453 Pear St	0.13mi	2/2.0	1,654 (+12%)	16mo	$98,000	$59	62
563 Tyree Rd	0.36mi	3/1.5 (+1)	1,602 (+8%)	3mo	$150,000	$94	61
2533 Hwy 11 55	0.47mi	3/1.5 (+1)	1,392 (-6%)	0mo	$225,000	$162	60
222 Orange St	0.20mi	3/1.5 (+1)	1,692 (+14%)	1mo	$242,000	$143	60
2549 Hwy 11/55	0.47mi	3/1.5 (+1)	1,342 (-10%)	10mo	$195,000	$145	47
2612 Hwy 11 55	0.49mi	3/2.0 (+1)	1,681 (+13%)	23mo	$326,000	$194	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.42×
• Total profit: $9,909
• Equity at exit: $12,525

10-year hold

• IRR: 19.7%
• Equity multiple: 2.65×
• Total profit: $38,898
• Equity at exit: $7,263

Cash invested: $23,520 (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 28504

• Home prices YoY: -12.7%
• Active inventory: 130
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$441
• Tax from tax record: −$67 /mo · $802/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $369

Break-even live

Break-even rent $687

Max offer price $84,000

Occupancy floor 63%

Sensitivity live

Price	-10% $417	-5% $393	+0% $369	+5% $346	+10% $322
Rent	-10% $278	-5% $324	+0% $369	+5% $415	+10% $461
Rate	-1.0pp $412	-0.5pp $391	base $369	+0.5pp $348	+1.0pp $325

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: $21,000
• Closing costs: $2,520
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-02
   price $84,000
2. 2026-04-27
   status Active
3. 2026-04-20
   historical Active Under Contract
4. 2026-04-09
   price $90,000
5. 2026-04-01
   price $99,000
6. 2026-03-11
   listed $109,900 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: $802 · $67/mo
• Projected year-2 tax: $802 · $67/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 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,849
• − Mortgage interest: −$4,705
• − Property taxes: −$802
• − Insurance: −$420
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$2,444
• Taxable income: $3,262
• Est. tax owed @ 24.0%: −$783
• After-tax cash flow: $3,650/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: Lenoir County Public Schools
• NCES district ID: 3702610
• Math proficiency: 29% ▲ 1.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $34,958
• Composite: 25.17/100
• National rank: #7515
• State rank: #147 of 178 in NC

Livability — Jackson Heights

• Score: 50/100
• State rank: #704
• US rank: #25591

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment D- Housing F Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jackson Heights, NC
• County: Lenoir County · 20,407 people
• City population: 20,325
• Metro: Kinston, NC
• Population (ZIP): 20,407
• Household income: $53,583
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 575.0

Population outlook (Lenoir County) Hauer SSP2

• Today (2025): 55,002 people
• By 2030: 53,048 · -3.6%
• By 2040: 49,041 · -10.8%
• By 2050: 45,136 · -17.9%
• By 2075: 36,547 · -33.6%
• By 2100: 27,731 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Black 33% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Serbian 1% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Asian/Pacific 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Lenoir

• 2024 margin: Lean R (+6.8) · D 46.2% · R 53.0%
• 2008→2024 swing: -6.7pp toward R · 2008: -0.1pp · 2024: -6.8pp
• All cycles: 2024: R+6.8 2020: R+3.5 2016: R+6.3 2012: R+1.5 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.45%
• Current HPI: 201.8226
• Rent YoY: —
• Metro: Kinston, 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

-23.6% since first listed

6 events — show timeline

• 2026-05-02 Price Changed $84,000 TMLS
• 2026-04-27 Relisted — TMLS
• 2026-04-20 Contingent — TMLS
• 2026-04-09 Price Changed $90,000 TMLS
• 2026-04-01 Price Changed $99,000 TMLS
• 2026-03-11 Listed $109,900 TMLS

Property tax history

+5.9%/yr

Latest (2025): $802 · +16.0% YoY. Source: county tax records.