204 Fairview St · Williamston, NC 27892

$152,000

3 bd · 1.0 ba · 1,189 sqft · SingleFamily public records · 1 Days on market

Built 1962 9,148 sqft lot Est $107k · 42% over

---

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).

• Cash flow +10.2/30.0
• Appreciation +7.6/10.0
• DSCR +2.9/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• 1% rule +2.2/10.0
• ARV discount +0.0/15.0

Listing remarks

Beautifully remodeled 3-bedroom, 2-bath ranch home nestled in a quiet neighborhood in Williamston, NC! This move-in ready home features fresh updates throughout, offering a perfect blend of modern style and everyday comfort.

Key facts

• 9,148 sq ft lot
• 2 garage spots
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $137k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $110k (27.7% below list).
• Recommended offer: $110k (27.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 58/100 on livability (#584 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime F, amenities F, commute F.
• Martin County Schools (rural): math 24% / reading 34% proficiency, ranked #150 of 178 in NC (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Williamston Primary (368 students, 99% FRL); Riverside High (math 22% / reading 37%, grade F, #459 of 535 statewide, top 87%, 447 students, 99% FRL) — zoned schools average 99% FRL vs 62% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 73 active listings in the ZIP.

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (5.1% local appreciation)).
• Martin County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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

• Climate carrying-cost: severe wind risk, 80% 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 $109,910 (27.7% 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. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.72% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.44%
• DSCR: 0.89
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $107,010
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
204 Fairview St	0.00mi	3/2.0	1,189 (0%)	1mo	$152,000	$128	95
206 N Mccaskey Rd	0.07mi	3/1.0	1,024 (-14%)	5mo	$83,250	$81	70
108 N Park Ave	0.09mi	3/1.0	1,350 (+14%)	5mo	$124,500	$92	69
1300 W Main St	0.16mi	2/1.0 (-1)	1,104 (-7%)	11mo	$75,000	$68	66
1623 W Main St	0.25mi	2/1.0 (-1)	1,281 (+8%)	15mo	$45,000	$35	58
803 W Church St	0.66mi	3/1.0	1,248 (+5%)	4mo	$45,000	$36	58
100 Brownlow Ave	0.50mi	3/1.5	1,254 (+6%)	12mo	$75,000	$60	56
105 N Park Ave	0.09mi	2/2.0 (-1)	1,053 (-11%)	20mo	$149,900	$142	51
212 Morris St	0.73mi	3/1.5	1,256 (+6%)	5mo	$102,500	$82	51
109 Woodside Ave	0.53mi	3/2.0	1,327 (+12%)	13mo	$210,000	$158	41
110 Price St	0.53mi	3/2.0	1,330 (+12%)	13mo	$120,000	$90	40
106 Martin Ave	0.47mi	3/2.0	1,366 (+15%)	15mo	$148,000	$108	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.1%
• Equity multiple: 1.72×
• Total profit: $30,562
• Equity at exit: $87,293

10-year hold

• IRR: 12.3%
• Equity multiple: 3.27×
• Total profit: $96,606
• Equity at exit: $151,621

Cash invested: $42,560 (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 27892

• Home prices YoY: 3.0%
• Active inventory: 73
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,099 medium
• Mortgage (P&I): −$797
• Tax from tax record: −$94 /mo · $1,134/yr
• Insurance: −$63
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $-87

Break-even live

Break-even rent $1,209

Max offer price $136,697

Occupancy floor —

Sensitivity live

Price	-10% $-1	-5% $-44	+0% $-87	+5% $-130	+10% $-173
Rent	-10% $-173	-5% $-130	+0% $-87	+5% $-43	+10% $0
Rate	-1.0pp $-10	-0.5pp $-48	base $-87	+0.5pp $-126	+1.0pp $-166

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: $38,000
• Closing costs: $4,560
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-08
   status Pending
2. 2026-03-27
   listed $152,000 Active
3. 2017-09-22
   historical
4. 2017-03-27
   listed $69,500

ⓘ 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: $1,134 · $94/mo
• Projected year-2 tax: $1,246 · $104/mo
• Expected delta: +$113/yr (+$9/mo · 9.9%)

ⓘ 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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $13,189
• − Mortgage interest: −$8,514
• − Property taxes: −$1,134
• − Insurance: −$760
• − Repairs & maintenance: −$1,055
• − Management: −$1,055
• − Depreciation: −$4,422
• Taxable loss: −$3,751
• Est. tax savings @ 24.0%: +$900
• After-tax cash flow: $-139/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: Martin County Schools
• NCES district ID: 3702880
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 34% ▲ 1.00%
• Median HH income: $35,403
• Composite: 23.94/100
• National rank: #7781
• State rank: #150 of 178 in NC

Livability — Williamston

• Score: 58/100
• State rank: #584
• US rank: #21504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamston, NC
• Population (ZIP): 13,387

Population outlook (Martin County) Hauer SSP2

• Today (2025): 21,018 people
• By 2030: 19,693 · -6.3%
• By 2040: 16,793 · -20.1%
• By 2050: 14,171 · -32.6%
• By 2075: 9,804 · -53.4%
• By 2100: 6,894 · -67.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 53% Black 38% Two or more races 5% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 94% English-only · Spanish 5% Chinese 1%

Political lean MEDSL · Martin

• 2024 margin: R (+10.3) · D 44.6% · R 54.9%
• 2008→2024 swing: -15.0pp toward R · 2008: 4.6pp · 2024: -10.3pp
• All cycles: 2024: R+10.3 2020: R+5.0 2016: R+0.5 2012: D+4.4 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.13%
• Current HPI: 178.4817
• 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

+118.7% since first listed

4 events — show timeline

• 2026-04-08 Pending — Hive MLS
• 2026-03-27 Listed $152,000 Hive MLS
• 2017-09-22 Listing Removed — Hive MLS
• 2017-03-27 Listed $69,500 Hive MLS

Property tax history

+5.0%/yr

Latest (2025): $1,134 · +64.3% YoY. Source: county tax records.