1430 Greenville Blvd SE · Greenville, NC 27858

$180,000

3 bd · 2.0 ba · 1,944 sqft · SingleFamily public records · 15 Days on market

Built 1957 0.49 ac lot Est $294k · 39% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.7/30.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Rent growth +3.8/5.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

CASH INVESTORS only! Priced $70k below tax value, work needed. Split bedroom brick bungalow in desirable, convenient location. Spacious home, large . 49 acre lot. Crawlspace repairs needed, possible kitchen & bath remodel. As-is and ready to go!

Key facts

• Brick bungalow
• Large lot
• Bath remodel

Tags

• SPLIT BEDROOM
• BRICK BUNGALOW
• LARGE LOT
• KITCHEN REMODEL
• BATH REMODEL

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: No utilities listed
• Home design: Single family residence; One story; Entry level: 1
• Construction: Brick and frame construction; Composition roof; Crawl space foundation; Built as a residential single-family home
• Exterior features: Front porch; Full chain link fence; Has a view

Interior

• Bedrooms: Total rooms: 9
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating; Heat pump
• Interior features: Entrance foyer; Ceiling fans

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 $-20 ($-242/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (14.5% below list).
• Recommended offer: $154k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.8% in Greenville — 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 77/100 on livability (#30 in NC, #2,977 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: crime F, employment F.
• Pitt County Schools (rural): math 41% / reading 44% proficiency, ranked #100 of 178 in NC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Elmhurst Elementary (math 27% / reading 37%, grade F, #908 of 1,410 statewide, top 67%, 460 students, 58% FRL); E B Aycock Middle (math 27% / reading 30%, grade F, #355 of 475 statewide, top 76%, 661 students, 99% FRL); Junius H Rose High (math 52% / reading 61%, grade C, #261 of 535 statewide, top 49%, 1,525 students, 50% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 291 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,300 units permitted in Pitt County in 2024 (204 in 5+ unit buildings).
• This rent runs 31% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• Pitt County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $147k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $153,975 (14.5% 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 1957 — 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. 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. 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?
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: 0.86% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.48%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $293,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1703 Englewood Dr	0.13mi	3/3.0	1,831 (-6%)	2mo	$213,885	$117	79
1730 Beaumont Dr	0.28mi	3/2.5	2,150 (+11%)	1mo	$336,000	$156	66
111 Bells St	0.73mi	3/2.0	1,944 (0%)	1mo	$325,000	$167	65
111 Camellia Ln	0.18mi	3/2.0	1,664 (-14%)	3mo	$249,000	$150	65
1313 Rondo Dr	0.44mi	3/2.0	1,778 (-8%)	3mo	$269,000	$151	63
3007 S Elm St	0.62mi	4/2.5 (+1)	1,870 (-4%)	1mo	$275,000	$147	57
1709 Treemont Dr	0.75mi	4/2.5 (+1)	1,917 (-1%)	3mo	$264,500	$138	53
1708 Rondo Dr	0.41mi	4/3.0 (+1)	2,154 (+11%)	3mo	$355,000	$165	51
1301 Rondo Dr	0.53mi	3/2.5	2,202 (+13%)	2mo	$300,000	$136	49
107 Templeton Dr	0.57mi	3/2.0	1,654 (-15%)	4mo	$252,000	$152	45
1709 S Elm St	0.65mi	3/1.5	1,661 (-15%)	2mo	$175,000	$105	42
2105 Southview Dr	0.74mi	3/3.0	1,732 (-11%)	4mo	$275,000	$159	40

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 · 5.28% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.47×
• Total profit: $-26,821
• Equity at exit: $26,839

10-year hold

• IRR: -2.5%
• Equity multiple: 0.81×
• Total profit: $-9,401
• 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 27858

• Rents YoY: 5.3%
• Active inventory: 291
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,540 high
• Mortgage (P&I): −$944
• Tax from tax record: −$218 /mo · $2,612/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-20

Break-even live

Break-even rent $1,565

Max offer price $176,436

Occupancy floor 96%

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: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 David Dr Unit E6 Greenville, NC	3.0	2.5	1492	$1,450	$0.97	13d	1	0.38mi
2225 Locksley Woods Dr Unit C Greenville, NC	2.0	2.0	1367	$1,450	$1.06	21d	1	0.50mi
2235 Locksley Woods Dr Unit E Greenville, NC	3.0	2.0	1546	$1,600	$1.03	21d	1	0.53mi
2414 Slay Dr Greenville, NC	3.0	1.0	1372	$1,650	$1.20	21d	1	0.56mi
1119 Brownlea Dr Greenville, NC	3.0	3.0	1382	$1,600	$1.16	21d	1	0.64mi
2591 Thackery Rd Unit E Greenville, NC	2.0	2.0	1475	$1,250	$0.85	21d	1	0.90mi
2221 Hyde Dr Greenville, NC	1.0–2.0	1.5–2.0	1163	$1,520	$1.31	13d	7	0.91mi
1111 Turtle Creek Rd Unit E Greenville, NC	2.0	2.0	1400	$1,400	$1.00	21d	1	0.94mi
3308 Mulberry Ln Unit F Greenville, NC	2.0	2.0	1475	$1,250	$0.85	21d	1	1.09mi
3306 Mulberry Ln Unit A Greenville, NC	2.0	2.0	1450	$1,400	$0.97	13d	1	1.09mi
14a Merry Ln Greenville, NC	1.0–3.0	1.0–2.5	1150	$1,530	$1.33	13d	14	1.15mi
2928 Mulberry Ln Unit 2928E Greenville, NC	2.0	2.0	1233	$1,300	$1.05	13d	1	1.28mi
1945 Tara Ct Greenville, NC	2.0	2.0	1696	$1,575	$0.93	21d	1	1.30mi
1942 Tara Ct #201 Greenville, NC	2.0	2.0	1696	$1,600	$0.94	21d	1	1.34mi
301 Maple St Greenville, NC	3.0	2.0	1230	$1,800	$1.46	21d	1	1.42mi
2631 Cypress View Dr Greenville, NC	3.0	3.0	1354	$1,178	$0.87	21d	1	1.45mi

Listing history 4 events

1. 2026-05-08
   status Pending
2. 2026-05-07
   price $180,000
3. 2026-04-23
   listed $190,000 Active
4. 2002-11-01
   soldstatus $147,000

ⓘ 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: $2,612 · $218/mo
• Projected year-2 tax: $2,612 · $218/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 1/10 Low
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,477
• − Mortgage interest: −$10,083
• − Property taxes: −$2,612
• − Insurance: −$900
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$5,236
• Taxable loss: −$3,310
• Est. tax savings @ 24.0%: +$794
• After-tax cash flow: $552/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: Pitt County Schools
• NCES district ID: 3700012
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $40,631
• Composite: 35.67/100
• National rank: #4877
• State rank: #100 of 178 in NC

Livability — Greenville

• Score: 77/100
• State rank: #30
• US rank: #2977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, NC
• County: Pitt County · 142,592 people
• City population: 115,121
• Metro: Greenville, NC
• Population (ZIP): 58,774
• Household income: $59,713
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 4499.0

Population outlook (Pitt County) Hauer SSP2

• Today (2025): 194,585 people
• By 2030: 203,756 · +4.7%
• By 2040: 220,807 · +13.5%
• By 2050: 236,614 · +21.6%
• By 2075: 275,940 · +41.8%
• By 2100: 300,058 · +54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 20% Hispanic / Latino 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Serbian 3% Italian 2% Slovak 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 5% Other Asian/Pacific 1%

Political lean MEDSL · Pitt

• 2024 margin: Lean D (+6.0) · D 52.5% · R 46.5% · Other 1.1%
• 2008→2024 swing: -2.8pp toward R · 2008: 8.8pp · 2024: 6.0pp
• All cycles: 2024: D+6.0 2020: D+9.4 2016: D+7.4 2012: D+6.7 2008: D+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -217.60%
• Current HPI: 175.2236
• Rent YoY: ▲ 5.28%
• Metro: Greenville, 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

+22.4% since first listed

4 events — show timeline

• 2026-05-08 Pending — Hive MLS
• 2026-05-07 Price Changed $180,000 Hive MLS
• 2026-04-23 Listed $190,000 Hive MLS
• 2002-11-01 Sold (Public Records) $147,000 Public Records

Property tax history

+10.2%/yr

Latest (2025): $2,612 · +0.5% YoY. Source: county tax records.