900 Viola St E · Wilson, NC 27893

$99,900

3 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 26 Days on market

Built 1925 5,663 sqft lot Est $97k · at est. ↓ 33% 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 +9.1/10.0
• ARV discount +6.0/15.0
• Rent growth +4.3/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Older home with tons of potential in Railroad Ward district of Wilson! 2 bed/1 bath house on corner lot with 3 additional rooms upstairs that could be used for sleeping areas! Backyard w/ large utility shed. Metal roof, covered front porch. Close to downtown Wilson, schools, support services, BBQ restaurants. Needs repairs and updates, best suited for cash. NC Disclosure not required, survey not available, seller required addenda comes after offer negotiated. * Please read agent remarks before submitting offer or contacting LA.

Key facts

• Covered front porch
• Close to schools
• Large utility shed

Tags

• CORNER LOT
• LARGE UTILITY SHED
• COVERED FRONT PORCH
• CLOSE TO DOWNTOWN WILSON
• CLOSE TO SCHOOLS
• CLOSE TO SUPPORT SERVICES

Property features AI

Finance

• Other: Living area approximately 1,512; Property located in Wilson County, NC
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer
• Home design: Site-built home; One and one-half stories
• Construction: Fiber cement exterior; Built as site-built construction
• Exterior features: Metal roof; Lot approximately 0.13 acres; Publicly maintained road access

Interior

• Bedrooms: Two bedrooms (both on the main level)
• Flooring: Luxury vinyl and vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Heating present (type listed as Other); No central cooling
• Interior features: Luxury vinyl and vinyl flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $431 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 3.4% in Wilson — 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 64/100 on livability (#374 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.
• Wilson County Schools (rural): math 38% / reading 40% proficiency, ranked #119 of 178 in NC (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Charles H Darden Middle (math 17% / reading 25%, grade F, #424 of 475 statewide, top 90%, 441 students, 99% FRL) — zoned schools average 99% FRL vs 58% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 39% district-wide (-18 pts) — the specific schools serving this property underperform the Wilson County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.0%/yr); 261 active listings in the ZIP; lower-income renter base — watch delinquency; 580 units permitted in Wilson County in 2024 (168 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wilson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.41% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.47%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $96,768
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1300 Marlow St E	0.21mi	3/1.0	1,566 (+4%)	1mo	$127,500	$81	84
908 Vance St E	0.07mi	3/1.5	1,437 (-5%)	8mo	$80,000	$56	79
406 Academy St E	0.49mi	3/1.0	1,580 (+4%)	1mo	$85,000	$54	69
409 Pender St E	0.38mi	3/1.0	1,295 (-14%)	2mo	$63,000	$49	57
909-911 Atlantic St E	0.26mi	4/2.0 (+1)	1,712 (+13%)	3mo	$140,000	$82	54
415 Gold St E	0.45mi	3/1.0	1,640 (+8%)	15mo	$150,000	$91	53
619 Manchester St SE	0.67mi	3/1.5	1,400 (-7%)	4mo	$70,000	$50	51
1005 Faison St E	0.17mi	3/2.0	1,345 (-11%)	23mo	$129,000	$96	51
1619 Martin Luther King Jr. Pkwy	0.54mi	3/1.0	1,398 (-8%)	23mo	$90,000	$64	43
522 New Bern St SE	0.65mi	3/1.5	1,292 (-15%)	15mo	$63,000	$49	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 · 7.01% rent growth · sell at horizon

5-year hold

• IRR: 14.6%
• Equity multiple: 1.61×
• Total profit: $17,149
• Equity at exit: $14,895

10-year hold

• IRR: 26.2%
• Equity multiple: 3.74×
• Total profit: $76,585
• Equity at exit: $8,638

Cash invested: $27,972 (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 27893

• Rents YoY: 7.0%
• Active inventory: 261
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,405 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$113 /mo · $1,361/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $431

Break-even live

Break-even rent $859

Max offer price $99,900

Occupancy floor 64%

Sensitivity live

Price	-10% $487	-5% $459	+0% $431	+5% $402	+10% $374
Rent	-10% $320	-5% $375	+0% $431	+5% $486	+10% $542
Rate	-1.0pp $481	-0.5pp $456	base $431	+0.5pp $405	+1.0pp $378

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-15
   status $99,900 Pending 26 DOM
2. 2026-06-15
   days on market $99,900 Active 26 DOM
3. 2026-06-14
   days on market $99,900 Active 24 DOM
4. 2026-06-13
   days on market $99,900 Active 23 DOM
5. 2026-06-10
   days on market $99,900 Active 21 DOM
6. 2026-06-09
   days on market $99,900 Active 20 DOM
7. 2026-06-08
   days on market $99,900 Active 19 DOM
8. 2026-06-07
   days on market $99,900 Active 18 DOM
9. 2026-06-05
   days on market $99,900 Active 15 DOM
10. 2026-06-03
    days on market $99,900 Active 14 DOM
11. 2026-06-02
    days on market $99,900 Active 13 DOM
12. 2026-06-01
    days on market $99,900 Active 12 DOM
13. 2026-05-31
    days on market $99,900 Active 11 DOM
14. 2026-05-30
    days on market $99,900 Active 10 DOM
15. 2026-05-20
    listed $99,900 Active 533-char remark

    Show marketing remark (533 chars)

    Older home with tons of potential in Railroad Ward district of Wilson! 2 bed/1 bath house on corner lot with 3 additional rooms upstairs that could be used for sleeping areas! Backyard w/ large utility shed. Metal roof, covered front porch. Close to downtown Wilson, schools, support services, BBQ restaurants. Needs repairs and updates, best suited for cash. NC Disclosure not required, survey not available, seller required addenda comes after offer negotiated. * Please read agent remarks before submitting offer or contacting LA.

16. 2026-05-20
    listed $99,900 Active

    Show marketing remark (533 chars)

    Older home with tons of potential in Railroad Ward district of Wilson! 2 bed/1 bath house on corner lot with 3 additional rooms upstairs that could be used for sleeping areas! Backyard w/ large utility shed. Metal roof, covered front porch. Close to downtown Wilson, schools, support services, BBQ restaurants. Needs repairs and updates, best suited for cash. NC Disclosure not required, survey not available, seller required addenda comes after offer negotiated. * Please read agent remarks before submitting offer or contacting LA.

17. 2026-05-14
    historical
18. 2026-04-08
    price $109,900
19. 2026-03-12
    price $119,900
20. 2026-01-09
    price $129,900
21. 2025-12-10
    listed $139,900 Active
22. 2023-09-11
    soldstatus $154,000 Closed
23. 2023-09-11
    soldstatus $154,000 Closed
24. 2023-09-11
    soldstatus $154,000
25. 2023-07-10
    historical Contingent
26. 2023-07-10
    status Pending
27. 2023-06-27
    listed $149,900 Active
28. 2023-06-27
    listed $149,900 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: $1,361 · $113/mo
• Projected year-2 tax: $1,361 · $113/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,854
• − Mortgage interest: −$5,596
• − Property taxes: −$1,361
• − Insurance: −$500
• − Repairs & maintenance: −$1,348
• − Management: −$1,348
• − Depreciation: −$2,906
• Taxable income: $3,795
• Est. tax owed @ 24.0%: −$911
• After-tax cash flow: $4,257/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: Wilson County Schools
• NCES district ID: 3705020
• Math proficiency: 38% ▲ 2.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $39,342
• Composite: 32.64/100
• National rank: #5665
• State rank: #119 of 178 in NC

Livability — Wilson

• Score: 64/100
• State rank: #374
• US rank: #14674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilson, NC
• County: Wilson County · 57,967 people
• City population: 57,967
• Metro: Wilson, NC
• Population (ZIP): 38,512
• Household income: $42,810
• Rent vs Own: 55.8% rent · 44.2% own
• Severe rent burden: 2175.0

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 82,765 people
• By 2030: 82,492 · -0.3%
• By 2040: 81,054 · -2.1%
• By 2050: 78,610 · -5.0%
• By 2075: 71,865 · -13.2%
• By 2100: 62,792 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 55% White 27% Hispanic / Latino 16% Two or more races 5%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Wilson

• 2024 margin: Toss-up / Even · D 49.8% · R 49.4%
• 2008→2024 swing: -5.7pp toward R · 2008: 6.1pp · 2024: 0.4pp
• All cycles: 2024: D+0.4 2020: D+2.9 2016: D+5.6 2012: D+7.3 2008: D+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -149.54%
• Current HPI: 211.4136
• Rent YoY: ▲ 7.01%
• Metro: Wilson, 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

-33.4% since first listed

14 events — show timeline

• 2026-05-20 Listed $99,900 TMLS
• 2026-05-20 Listed $99,900 Hive MLS
• 2026-05-14 Listing Removed — Hive MLS
• 2026-04-08 Price Changed $109,900 Hive MLS
• 2026-03-12 Price Changed $119,900 Hive MLS
• 2026-01-09 Price Changed $129,900 Hive MLS
• 2025-12-10 Listed $139,900 Hive MLS
• 2023-09-11 Sold (Public Records) $154,000 Public Records
• 2023-09-11 Sold (MLS) $154,000 TMLS
• 2023-09-11 Sold (MLS) $154,000 Hive MLS
• 2023-07-10 Contingent — TMLS
• 2023-07-10 Pending — Hive MLS
• 2023-06-27 Listed $149,900 TMLS
• 2023-06-27 Listed $149,900 Hive MLS

Property tax history

+13.3%/yr

Latest (2025): $1,361 · +0.0% YoY. Source: county tax records.