3414 Possum Hill Rd · Bayview, NC 27808

$180,000

3 bd · 2.0 ba · 3,348 sqft · SingleFamily public records · 130 Days on market

Built 1980 1.00 ac lot ↓ 36% since listing

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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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Schools +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tired of city life? Uncover your dream in this spacious home located in Historic Bath, situated on a serene 1-acre lot comprised of two parcels. Property Highlights: · Natural Oasis: The back lot features a tranquil pond and may border a stream in the woods. The property is not in a flood zone. · Outbuildings Included: Barns, sheds, and chicken coops are ready for your hobbies or homesteading dreams. Character-Filled Home: The master bedroom boasts a cozy brick fireplace. There is potential to build your own custom closet off the primary suite. · Abundant Storage: A huge storage area next to the laundry room, equipped with a utility sink, can also serve as a pantry or

Key facts

• 1 acre lot
• 2 garage spots
• Built 1980

Property features AI

Exterior

• Parking: Attached garage facing front; 2 garage spaces (2 total parking spaces); Paved parking
• Security: Security system
• Utilities: Well water; Water connected; Septic tank
• Home design: Single-family residence; One level; One story
• Construction: Brick veneer and frame construction; Metal roof; Crawl space foundation
• Exterior features: Enclosed screened porch; Porch; Kennel/dog run; Shed(s); Barn(s); Additional storage; Property has a view; Wooded lot; Paved road frontage on city street and state road

Interior

• Kitchen: Electric oven; Refrigerator; Dishwasher; Electric water heater
• Bedrooms: Master downstairs
• Flooring: Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Wall/window unit(s); Baseboard heating; Electric heating; Fireplace insert; Wood stove
• Interior features: Master bedroom on the main level; Walk-in closet(s); Insulated windows; Unfurnished; Wood burning stove fireplace
• Laundry & utility: Washer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#421 in NC) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: health & safety C-, amenities F, commute F.
• Beaufort County Schools (rural): math 39% / reading 42% proficiency, ranked #112 of 178 in NC (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bath Elementary (math 58% / reading 55%, grade C+, #280 of 1,410 statewide, top 20%, 528 students, 99% FRL); Northside High (math 54% / reading 52%, grade C-, #280 of 535 statewide, top 52%, 376 students, 99% FRL) — zoned schools average 99% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 40% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Beaufort County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 77 active listings in the ZIP; 216 units permitted in Beaufort County in 2024 (0 in 5+ unit buildings).

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.
• Beaufort County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% 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 $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.09% ✓
• Cap rate: 8.62%
• Cash-on-cash: 8.32%
• DSCR: 1.37
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -5.9%
• Equity multiple: 0.78×
• Total profit: $-11,100
• Equity at exit: $26,839

10-year hold

• IRR: 3.7%
• Equity multiple: 1.27×
• Total profit: $13,721
• Equity at exit: $15,563

Cash invested: $50,400 (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 27808

• Home prices YoY: -18.5%
• Active inventory: 77
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,962 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$182 /mo · $2,180/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $283

Break-even live

Break-even rent $1,604

Max offer price $180,000

Occupancy floor 81%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $180,000 Active 130 DOM
2. 2026-06-18
   days on market $180,000 Active 129 DOM
3. 2026-06-17
   price $180,000 Active 128 DOM
4. 2026-06-17
   days on market $289,900 Active 128 DOM
5. 2026-06-16
   days on market $289,900 Active 127 DOM
6. 2026-06-15
   days on market $289,900 Active 126 DOM
7. 2026-06-14
   days on market $289,900 Active 124 DOM
8. 2026-06-13
   days on market $289,900 Active 123 DOM
9. 2026-06-10
   days on market $289,900 Active 121 DOM
10. 2026-06-09
    days on market $289,900 Active 120 DOM
11. 2026-06-08
    days on market $289,900 Active 119 DOM
12. 2026-06-07
    days on market $289,900 Active 118 DOM
13. 2026-06-03
    days on market $289,900 Active 114 DOM
14. 2026-06-02
    days on market $289,900 Active 113 DOM
15. 2026-06-01
    days on market $289,900 Active 112 DOM
16. 2026-05-31
    days on market $289,900 Active 111 DOM
17. 2026-05-30
    days on market $289,900 Active 110 DOM
18. 2026-04-02
    price $289,900
19. 2026-02-25
    price $375,000
20. 2026-02-09
    listed $450,000 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: $2,180 · $182/mo
• Projected year-2 tax: $2,180 · $182/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,546
• − Mortgage interest: −$10,083
• − Property taxes: −$2,180
• − Insurance: −$1,697
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$5,236
• Taxable income: $581
• Est. tax owed @ 24.0%: −$140
• After-tax cash flow: $3,256/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: Beaufort County Schools
• NCES district ID: 3700330
• Math proficiency: 39% ▬ 0.00%
• Reading proficiency: 42% ▲ 3.00%
• Median HH income: $40,486
• Composite: 33.99/100
• National rank: #5320
• State rank: #112 of 178 in NC

Livability — Bayview

• Score: 63/100
• State rank: #421
• US rank: #15704

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,976

Population outlook (Beaufort County) Hauer SSP2

• Today (2025): 47,069 people
• By 2030: 46,417 · -1.4%
• By 2040: 44,455 · -5.6%
• By 2050: 42,239 · -10.3%
• By 2075: 37,349 · -20.7%
• By 2100: 32,434 · -31.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Black 2%
• Common ancestry: Lithuanian 5% Serbian 2% Romanian 2%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Beaufort

• 2024 margin: Solid R (+31.1) · D 34.1% · R 65.2%
• 2008→2024 swing: -13.7pp toward R · 2008: -17.4pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+25.9 2016: R+24.5 2012: R+19.3 2008: R+17.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.63%
• Current HPI: 214.0355
• Rent YoY: —
• Metro: —
• 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

-35.6% since first listed

3 events — show timeline

• 2026-04-02 Price Changed $289,900 Hive MLS
• 2026-02-25 Price Changed $375,000 Hive MLS
• 2026-02-09 Listed $450,000 Hive MLS

Property tax history

+8.8%/yr

Latest (2025): $2,180 · +119.0% YoY. Source: county tax records.