5200 White Oak Loop · Wilson, NC 27893

$99,900

3 bd · 1.0 ba · 1,702 sqft · SingleFamily public records · 42 Days on market

Built 1935 0.39 ac lot

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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 +7.5/15.0
• 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

Check out this DIAMOND! This 3 bed 2 bath home with an add-on room that could be converted to a 4th bedroom or in-law suite is a true JEWEL! Large spacious kitchen for cooking and dining! This property is on a corner lot with easy access to hwy 264 alternate. Walking distance to shopping. ACT NOW! There are many investment possibilities with this property as well as a great primary residence.

Key facts

• Multiple bedrooms
• Landscaping projects
• Spacious living area

Tags

• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREA
• MULTIPLE BEDROOMS
• YARD SPACE
• OUTDOOR LIVING
• LANDSCAPING PROJECTS

Property features AI

Exterior

• Parking: Gravel/unpaved parking area
• Utilities: Water available
• Home design: Single-family residence; One story (entry level on main floor); Residential zoning
• Construction: Brick and wood siding exterior; Shingle roof; Built with crawl space foundation
• Exterior features: Covered porch/patio; Porch; Has a view; Paved road access; No fencing

Interior

• Kitchen: Electric water heater
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: See remarks (flooring details not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Primary bedroom located on the main level; Crawl space basement
• Laundry & utility: Electric water heater

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 $448 ($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: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% 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: Stantonsburg Elementary (math 32% / reading 27%, grade F, #975 of 1,410 statewide, top 71%, 186 students, 98% FRL); Speight Middle (math 23% / reading 33%, grade F, #360 of 475 statewide, top 77%, 294 students, 99% FRL); Beddingfield High (math 57% / reading 32%, grade F, #352 of 535 statewide, top 68%, 682 students, 98% FRL) — zoned schools average 99% FRL vs 58% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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).
• This rent runs 40% of the median local income ($43k/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 $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 42 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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 1935 — 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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 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?
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. 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: 1.41% ✓
• Cap rate: 11.68%
• Cash-on-cash: 19.24%
• DSCR: 1.86
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 7.01% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.65×
• Total profit: $18,292
• Equity at exit: $14,895

10-year hold

• IRR: 26.9%
• Equity multiple: 3.83×
• Total profit: $79,095
• 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: $1,409 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$99 /mo · $1,194/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $448

Break-even live

Break-even rent $842

Max offer price $99,900

Occupancy floor 63%

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 31 events

1. 2026-06-15
   status $99,900 Pending 42 DOM
2. 2026-06-15
   days on market $99,900 Active 42 DOM
3. 2026-06-14
   days on market $99,900 Active 40 DOM
4. 2026-06-13
   days on market $99,900 Active 39 DOM
5. 2026-06-10
   days on market $99,900 Active 37 DOM
6. 2026-06-09
   days on market $99,900 Active 36 DOM
7. 2026-06-08
   days on market $99,900 Active 35 DOM
8. 2026-06-07
   days on market $99,900 Active 34 DOM
9. 2026-06-05
   days on market $99,900 Active 31 DOM
10. 2026-06-03
    days on market $99,900 Active 30 DOM
11. 2026-06-02
    days on market $99,900 Active 29 DOM
12. 2026-06-01
    days on market $99,900 Active 28 DOM
13. 2026-05-31
    days on market $99,900 Active 27 DOM
14. 2026-05-30
    days on market $99,900 Active 26 DOM
15. 2026-05-04
    listed $99,900 Active
16. 2024-09-18
    soldstatus $154,000 Sold 396-char remark

    Show marketing remark (396 chars)

    Check out this DIAMOND! This 3 bed 2 bath home with an add-on room that could be converted to a 4th bedroom or in-law suite is a true JEWEL! Large spacious kitchen for cooking and dining! This property is on a corner lot with easy access to hwy 264 alternate. Walking distance to shopping. ACT NOW! There are many investment possibilities with this property as well as a great primary residence.

17. 2024-09-18
    soldstatus $154,000

    Show marketing remark (396 chars)

    Check out this DIAMOND! This 3 bed 2 bath home with an add-on room that could be converted to a 4th bedroom or in-law suite is a true JEWEL! Large spacious kitchen for cooking and dining! This property is on a corner lot with easy access to hwy 264 alternate. Walking distance to shopping. ACT NOW! There are many investment possibilities with this property as well as a great primary residence.

18. 2024-08-06
    historical Active Under Contract 396-char remark

    Show marketing remark (396 chars)

    Check out this DIAMOND! This 3 bed 2 bath home with an add-on room that could be converted to a 4th bedroom or in-law suite is a true JEWEL! Large spacious kitchen for cooking and dining! This property is on a corner lot with easy access to hwy 264 alternate. Walking distance to shopping. ACT NOW! There are many investment possibilities with this property as well as a great primary residence.

19. 2024-04-02
    price $160,000 396-char remark

    Show marketing remark (396 chars)

    Check out this DIAMOND! This 3 bed 2 bath home with an add-on room that could be converted to a 4th bedroom or in-law suite is a true JEWEL! Large spacious kitchen for cooking and dining! This property is on a corner lot with easy access to hwy 264 alternate. Walking distance to shopping. ACT NOW! There are many investment possibilities with this property as well as a great primary residence.

20. 2024-03-18
    historical
21. 2024-03-15
    listed $173,000 Active 396-char remark

    Show marketing remark (396 chars)

    Check out this DIAMOND! This 3 bed 2 bath home with an add-on room that could be converted to a 4th bedroom or in-law suite is a true JEWEL! Large spacious kitchen for cooking and dining! This property is on a corner lot with easy access to hwy 264 alternate. Walking distance to shopping. ACT NOW! There are many investment possibilities with this property as well as a great primary residence.

22. 2024-03-14
    historical
23. 2023-10-16
    price $168,000
24. 2023-10-10
    listed $168,000 Active
25. 2023-09-28
    listed $175,000 Active
26. 2023-09-08
    listed $167,900 Active
27. 2023-09-08
    historical
28. 2014-05-16
    soldstatus $11,880
29. 2013-04-29
    listed $29,000
30. 2013-01-13
    historical
31. 2012-04-13
    listed $45,900

ⓘ 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: $1,194 · $99/mo
• Projected year-2 tax: $1,194 · $99/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,913
• − Mortgage interest: −$5,596
• − Property taxes: −$1,194
• − Insurance: −$500
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$2,906
• Taxable income: $4,011
• Est. tax owed @ 24.0%: −$963
• After-tax cash flow: $4,418/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

• 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

+117.6% since first listed

17 events — show timeline

• 2026-05-04 Listed $99,900 Hive MLS
• 2024-09-18 Sold (Public Records) $154,000 Public Records
• 2024-09-18 Sold (MLS) $154,000 TMLS
• 2024-08-06 Contingent — TMLS
• 2024-04-02 Price Changed $160,000 TMLS
• 2024-03-18 Listing Removed — Hive MLS
• 2024-03-15 Listed $173,000 TMLS
• 2024-03-14 Listing Removed — TMLS
• 2023-10-16 Price Changed $168,000 TMLS
• 2023-10-10 Listed $168,000 Hive MLS
• 2023-09-28 Listed $175,000 TMLS
• 2023-09-08 Listing Removed — Hive MLS
• 2023-09-08 Listed $167,900 Hive MLS
• 2014-05-16 Sold (MLS) $11,880 Hive MLS
• 2013-04-29 Listed $29,000 Hive MLS
• 2013-01-13 Listing Removed — Hive MLS
• 2012-04-13 Listed $45,900 Hive MLS

Property tax history

+5.4%/yr

Latest (2025): $1,194 · +28.8% YoY. Source: county tax records.