4162 E Church St · Farmville, NC 27828

$160,000

2 bd · 1.0 ba · 1,170 sqft · SingleFamily public records · 58 Days on market

Built 1920 8,276 sqft lot Est $171k · 6% 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).

• Cash flow +11.3/30.0
• ARV discount +10.4/15.0
• Schools +3.6/10.0
• DSCR +3.3/10.0
• Livability +3.3/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming 2 bed, 1 bath property located in the heart of Farmville! This inviting home offers a perfect blend of comfort, convenience, and versatility, featuring a bright and spacious layout filled with natural light. The main residence provides cozy living areas, a functional kitchen, and comfortable bedrooms designed for everyday living. Adding incredible value to the property is a detached guest house, offering privacy and flexibility for a variety of uses. This charming space is perfect for hosting guests, accommodating extended family, or generating rental income. The outdoor space offers endless possibilities for entertaining, gardening, or simply relaxing in a peaceful

Key facts

• Outdoor space
• Dining
• Schools

Tags

• DETACHED GUEST HOUSE
• OUTDOOR SPACE
• LOCAL SHOPS
• DINING
• SCHOOLS

Property features AI

Exterior

• Parking: Shared driveway; Covered parking; Unpaved parking
• Utilities: Natural gas connected; Public sewer connected; Public water connected
• Home design: Single family residence; One-story home; Entry level: 1; Residential property
• Construction: Vinyl siding and frame construction; Shingle roof
• Exterior features: Porch; Guest house; Has a view; No fencing

Interior

• Kitchen: Electric cooktop, Electric range, Refrigerator
• Bedrooms: 5 total rooms (bedroom count not specified)
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Electric cooktop, Electric range, Refrigerator; Carpet and hardwood flooring; Crawl space basement
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-60 ($-715/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (6.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (21.9% below list).
• Recommended offer: $125k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 4.0% in Farmville — 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 66/100 on livability (#272 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities C-, employment C-, crime 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: H B Sugg Elementary (401 students, 99% FRL); Farmville Middle (math 31% / reading 35%, grade F, #305 of 475 statewide, top 65%, 611 students, 100% FRL); Farmville Central High (math 42% / reading 47%, grade F, #352 of 535 statewide, top 68%, 789 students, 99% FRL) — zoned schools average 99% FRL vs 56% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 86 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,300 units permitted in Pitt County in 2024 (204 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.
• 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 58 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000 (21.9% 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. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.78% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.60%
• DSCR: 0.93
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $170,820
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3612 E Wilson St	0.10mi	2/1.0	1,025 (-12%)	3mo	$155,000	$151	72
4164 Melissa Dr	0.32mi	3/1.5 (+1)	1,188 (+2%)	5mo	$118,900	$100	72
4113 Melissa Dr	0.40mi	3/1.5 (+1)	1,178 (+1%)	5mo	$198,000	$168	69
4165 E East Prince Rd	0.38mi	3/1.5 (+1)	1,175 (+0%)	12mo	$171,000	$146	64
4396 West Hines St	0.54mi	3/1.0 (+1)	1,149 (-2%)	3mo	$55,000	$48	64
4008 Davis Cir	0.33mi	2/2.0	1,274 (+9%)	10mo	$212,500	$167	58
4076 Grimmersburg St	0.29mi	2/1.0	999 (-15%)	18mo	$165,000	$165	48
4462 W West Hines St	0.69mi	3/2.0 (+1)	1,124 (-4%)	6mo	$125,000	$111	47
3309 North Contentnea St	0.28mi	2/1.0	1,006 (-14%)	24mo	$120,000	$119	44
4215 Ellis Ave	0.46mi	3/1.5 (+1)	1,040 (-11%)	17mo	$170,000	$163	39
3178 N Contentnea St	0.58mi	3/2.0 (+1)	1,295 (+11%)	14mo	$180,000	$139	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.34×
• Total profit: $-29,739
• Equity at exit: $23,857

10-year hold

• IRR: -11.5%
• Equity multiple: 0.31×
• Total profit: $-30,853
• Equity at exit: $13,834

Cash invested: $44,800 (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 27828

• Home prices YoY: -20.9%
• Active inventory: 86
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$141 /mo · $1,696/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $-60

Break-even live

Break-even rent $1,325

Max offer price $149,473

Occupancy floor 100%

Sensitivity live

Price	-10% $31	-5% $-14	+0% $-60	+5% $-105	+10% $-150
Rent	-10% $-158	-5% $-109	+0% $-60	+5% $-10	+10% $39
Rate	-1.0pp $21	-0.5pp $-19	base $-60	+0.5pp $-101	+1.0pp $-143

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3408 Eli Joyner Ln Unit A Farmville, NC	1.0	1.0	1000	$1,250	$1.25	21d	1	0.20mi

Listing history 18 events

1. 2026-06-19
   days on market $160,000 Active 58 DOM
2. 2026-06-18
   days on market $160,000 Active 57 DOM
3. 2026-06-17
   days on market $160,000 Active 56 DOM
4. 2026-06-16
   days on market $160,000 Active 55 DOM
5. 2026-06-15
   days on market $160,000 Active 54 DOM
6. 2026-06-13
   days on market $160,000 Active 51 DOM
7. 2026-06-10
   days on market $160,000 Active 49 DOM
8. 2026-06-09
   days on market $160,000 Active 48 DOM
9. 2026-06-08
   days on market $160,000 Active 47 DOM
10. 2026-06-07
    days on market $160,000 Active 46 DOM
11. 2026-06-05
    days on market $160,000 Active 43 DOM
12. 2026-06-03
    days on market $160,000 Active 42 DOM
13. 2026-06-02
    days on market $160,000 Active 41 DOM
14. 2026-06-01
    days on market $160,000 Active 40 DOM
15. 2026-05-31
    days on market $160,000 Active 39 DOM
16. 2026-05-30
    days on market $160,000 Active 38 DOM
17. 2026-04-25
    historical Active Under Contract
18. 2026-04-22
    listed $160,000 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: $1,696 · $141/mo
• Projected year-2 tax: $1,696 · $141/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 8/10 Severe 7 d/yr ≥107°F today · 18 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: $15,000
• − Mortgage interest: −$8,962
• − Property taxes: −$1,696
• − Insurance: −$800
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$4,655
• Taxable loss: −$3,513
• Est. tax savings @ 24.0%: +$843
• After-tax cash flow: $128/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 — Farmville

• Score: 66/100
• State rank: #272
• US rank: #11852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmville, NC
• Population (ZIP): 8,155

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 50% Black 37% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Subsaharan African 2% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -51.30%
• Current HPI: 193.5248
• 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

2 events — show timeline

• 2026-04-25 Contingent — Hive MLS
• 2026-04-22 Listed $160,000 Hive MLS

Property tax history

+18.6%/yr

Latest (2025): $1,696 · +0.7% YoY. Source: county tax records.