130 S Fairview Cir · Tarboro, NC 27886

$120,000

3 bd · 2.0 ba · 1,396 sqft · SingleFamily public records · 122 Days on market

Built 1945 6,120 sqft lot Est $198k · 39% under

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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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.1/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3BA/2BA, formal living room, den, office, eat-in kitchen, bonus room, screened side porch, fenced back yard & small storage building. Seller will pay up to 3% in closing costs w/acceptable offer.

Key facts

• Back yard
• Large kitchen
• Separate meter

Tags

• HARDWOOD FLOORS
• LARGE KITCHEN
• BACK YARD
• SEPARATE METER
• JACK AND JILL BATHROOM
• OWN ENTRANCE

Property features AI

Finance

• Other: Zoning: RA6
• HOA & community: No association amenities

Exterior

• Parking: Concrete on-site parking; Off-street parking
• Utilities: Public water; Public sewer; Sewer connected; Water connected
• Home design: Single-family residence; One level
• Construction: Metal siding; Shingle roof; Crawl space foundation; Built as residential single family (year built not provided)
• Exterior features: Screened porch; Back yard fencing; Open lot; Paved road frontage; View

Interior

• Kitchen: No listed appliances (electric water heater noted separately)
• Bedrooms: 7 total rooms (bedroom count not specified separately)
• Flooring: Carpet; Laminate; Vinyl; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Kitchen island; Pantry; Storm windows; Unfurnished
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.0% in Tarboro — 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 62/100 on livability (#456 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime F, amenities F, commute F.
• Edgecombe County Public Schools (rural): math 21% / reading 27% proficiency, ranked #163 of 178 in NC (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Stocks Elementary (math 14% / reading 15%, grade F, #1,331 of 1,410 statewide, top 96%, 407 students, 99% FRL); Tarboro High (math 17% / reading 22%, grade F, #499 of 535 statewide, top 94%, 518 students, 98% FRL) — zoned schools average 99% FRL vs 74% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 113 active listings in the ZIP; 50 units permitted in Edgecombe County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Edgecombe County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $24k; list at $120k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1945 — 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. 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?
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: 1.01% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.53%
• DSCR: 1.34
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $198,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 W Johnston St	0.41mi	3/1.5	1,370 (-2%)	12mo	$160,000	$117	66
1123 Albemarle Ave	0.36mi	4/2.5 (+1)	1,508 (+8%)	3mo	$214,992	$143	60
509 W Walnut St	0.35mi	3/1.0	1,273 (-9%)	7mo	$99,900	$78	59
1205 Cherry St	0.38mi	3/1.0	1,200 (-14%)	2mo	$142,000	$118	53
2230 Sherwood Ave	0.31mi	3/2.0	1,227 (-12%)	18mo	$199,999	$163	50
610 Tammy Dr	0.74mi	3/2.0	1,365 (-2%)	14mo	$227,000	$166	50
306 W 1st St	0.63mi	3/1.5	1,254 (-10%)	4mo	$175,000	$140	48
2232 Sherwood Ave	0.32mi	3/2.0	1,200 (-14%)	19mo	$195,000	$163	46
607 W Johnston St	0.43mi	2/1.0 (-1)	1,276 (-9%)	14mo	$90,000	$71	45
2304 Saint Andrew St	0.59mi	3/2.0	1,200 (-14%)	9mo	$205,000	$171	42
2314 Saint Andrew St	0.64mi	2/1.5 (-1)	1,208 (-14%)	17mo	$172,000	$142	27
920 Saint David St	0.68mi	3/1.0	1,587 (+14%)	19mo	$185,000	$117	26

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-6,043
• Equity at exit: $17,892

10-year hold

• IRR: 4.8%
• Equity multiple: 1.35×
• Total profit: $11,903
• Equity at exit: $10,375

Cash invested: $33,600 (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 27886

• Home prices YoY: -11.7%
• Active inventory: 113
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,211 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$66 /mo · $797/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $211

Break-even live

Break-even rent $944

Max offer price $120,000

Occupancy floor 78%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $120,000 Active 122 DOM
2. 2026-06-18
   days on market $120,000 Active 121 DOM
3. 2026-06-17
   days on market $120,000 Active 120 DOM
4. 2026-06-16
   days on market $120,000 Active 119 DOM
5. 2026-06-15
   days on market $120,000 Active 118 DOM
6. 2026-06-14
   days on market $120,000 Active 116 DOM
7. 2026-06-13
   days on market $120,000 Active 115 DOM
8. 2026-06-10
   days on market $120,000 Active 113 DOM
9. 2026-06-09
   days on market $120,000 Active 112 DOM
10. 2026-06-08
    days on market $120,000 Active 111 DOM
11. 2026-06-07
    days on market $120,000 Active 110 DOM
12. 2026-06-05
    days on market $120,000 Active 107 DOM
13. 2026-06-02
    days on market $120,000 Active 105 DOM
14. 2026-06-01
    days on market $120,000 Active 104 DOM
15. 2026-05-31
    days on market $120,000 Active 103 DOM
16. 2026-05-30
    days on market $120,000 Active 102 DOM
17. 2026-02-17
    listed $120,000 Active
18. 2014-07-31
    soldstatus $24,000 199-char remark

    Show marketing remark (194 chars)

    3BR/2BA, formal living room, office, eat-in kitchen, bonus room, screened side porch, fenced back yard & small storage building. Seller will pay up to 3% in closing costs w/acceptable offer.

19. 2014-07-31
    soldstatus $24,000 194-char remark

    Show marketing remark (194 chars)

    3BR/2BA, formal living room, office, eat-in kitchen, bonus room, screened side porch, fenced back yard & small storage building. Seller will pay up to 3% in closing costs w/acceptable offer.

20. 2013-05-15
    listed $34,900 199-char remark

    Show marketing remark (194 chars)

    3BR/2BA, formal living room, office, eat-in kitchen, bonus room, screened side porch, fenced back yard & small storage building. Seller will pay up to 3% in closing costs w/acceptable offer.

21. 2013-05-15
    listed $34,900 194-char remark

    Show marketing remark (194 chars)

    3BR/2BA, formal living room, office, eat-in kitchen, bonus room, screened side porch, fenced back yard & small storage building. Seller will pay up to 3% in closing costs w/acceptable offer.

ⓘ 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: $797 · $66/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$187/yr (+$16/mo · 23.4%)

ⓘ 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 ≥108°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,532
• − Mortgage interest: −$6,722
• − Property taxes: −$797
• − Insurance: −$600
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$3,491
• Taxable income: $597
• Est. tax owed @ 24.0%: −$143
• After-tax cash flow: $2,388/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: Edgecombe County Public Schools
• NCES district ID: 3701320
• Math proficiency: 21% ▼ -2.00%
• Reading proficiency: 27% ▲ 2.00%
• Median HH income: $35,711
• Composite: 19.85/100
• National rank: #8696
• State rank: #163 of 178 in NC

Livability — Tarboro

• Score: 62/100
• State rank: #456
• US rank: #16760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tarboro, NC
• County: Edgecombe County · 37,913 people
• City population: 18,381
• Metro: Rocky Mount, NC
• Population (ZIP): 18,381
• Household income: $52,850
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 619.0

Population outlook (Edgecombe County) Hauer SSP2

• Today (2025): 47,800 people
• By 2030: 44,396 · -7.1%
• By 2040: 37,562 · -21.4%
• By 2050: 31,495 · -34.1%
• By 2075: 20,943 · -56.2%
• By 2100: 13,674 · -71.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 49% White 37% Hispanic / Latino 12% Two or more races 3%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 11%

Political lean MEDSL · Edgecombe

• 2024 margin: Strong D (+22.7) · D 61.0% · R 38.3%
• 2008→2024 swing: -11.8pp toward R · 2008: 34.5pp · 2024: 22.7pp
• All cycles: 2024: D+22.7 2020: D+27.0 2016: D+32.2 2012: D+36.4 2008: D+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.38%
• Current HPI: 237.6462
• Rent YoY: —
• Metro: Rocky Mount, 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

+243.8% since first listed

5 events — show timeline

• 2026-02-17 Listed $120,000 Hive MLS
• 2014-07-31 Sold (MLS) $24,000 Hive MLS
• 2014-07-31 Sold (MLS) $24,000 Hive MLS
• 2013-05-15 Listed $34,900 Hive MLS
• 2013-05-15 Listed $34,900 Hive MLS

Property tax history

+2.8%/yr

Latest (2025): $797 · +0.0% YoY. Source: county tax records.