519 Church St · Fairfield, NC 27826

$89,900

4 bd · 2.0 ba · 2,894 sqft · SingleFamily public records · 106 Days on market

Built 1869 2.74 ac lot ↓ 22% since listing

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.2/10.0
• Schools +3.5/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Step into history at 519 Church St, where timeless charm meets modern living. This 1869 gem, located in the heart of Fairfield's Historic District, invites you to experience a piece of the past with its Greek Revival and vernacular influences. The ornate sawnwork on the two-story front porch sets the stage for the unique character found within. Inside, spacious rooms unfold with the elegance of a bygone era, offering a perfect canvas for your personal touch. Imagine evenings by the large interior chimney, a central feature that adds warmth and a sense of nostalgia. This home is more than just a residence; it's a part of a storied neighborhood recognized on the National Register of Historic

Key facts

• Greek revival
• Historic district
• 2.74 acre lot

Tags

• HISTORIC DISTRICT
• GREEK REVIVAL
• TWO-STORY FRONT PORCH
• LARGE INTERIOR CHIMNEY

Property features AI

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Water connected; Sewer: other
• Home design: Single-family residence; Two-story; Entry level: 1
• Construction: Wood siding and frame construction; Foundation: brick/mortar and pillar/post/pier; Built with traditional frame materials
• Exterior features: Shingle roof; Shed(s); Level lot; See remarks about frontage and lot details; Road frontage on city street and state road; Has view

Interior

• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: High ceilings; Crawl space basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $22 ($265/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#692 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety C-, employment D, schools F.
• Hyde County Schools (rural): math 36% / reading 47% proficiency, ranked #107 of 178 in NC (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 3 active listings in the ZIP; 23 units permitted in Hyde County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($622 loan paydown + $4k appreciation (4.4% local appreciation)).
• Hyde County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.4% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 106 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; built in 1869 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% 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 $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1869 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 1.54% ✓
• Cap rate: 12.28%
• Cash-on-cash: 21.39%
• DSCR: 1.95
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

4.44% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.78×
• Total profit: $19,585
• Equity at exit: $47,925

10-year hold

• IRR: 13.9%
• Equity multiple: 3.38×
• Total profit: $60,005
• Equity at exit: $80,317

Cash invested: $25,172 (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 27826

• Home prices YoY: 2.6%
• Active inventory: 3
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$134 /mo · $1,609/yr
• Insurance: −$37
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $22

Break-even live

Break-even rent $1,354

Max offer price $89,900

Occupancy floor 93%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-12
   statusdays on market $89,900 Pending 106 DOM
2. 2026-06-09
   days on market $89,900 Active 103 DOM
3. 2026-06-08
   days on market $89,900 Active 102 DOM
4. 2026-06-07
   days on market $89,900 Active 101 DOM
5. 2026-06-07
   days on market $89,900 Active 100 DOM
6. 2026-06-04
   days on market $89,900 Active 97 DOM
7. 2026-06-02
   days on market $89,900 Active 96 DOM
8. 2026-06-01
   days on market $89,900 Active 95 DOM
9. 2026-05-31
   days on market $89,900 Active 94 DOM
10. 2026-05-19
    price $89,900
11. 2026-04-17
    price $99,900
12. 2026-02-26
    listed $114,900 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: $1,609 · $134/mo
• Projected year-2 tax: $1,609 · $134/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 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,582
• − Mortgage interest: −$5,036
• − Property taxes: −$1,609
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$2,615
• Taxable loss: −$900
• Est. tax savings @ 24.0%: +$216
• After-tax cash flow: $481/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: Hyde County Schools
• NCES district ID: 3702280
• Math proficiency: 36% ▲ 1.00%
• Reading proficiency: 47% ▲ 4.00%
• Median HH income: $41,288
• Composite: 34.86/100
• National rank: #5089
• State rank: #107 of 178 in NC

Livability — Fairfield

• Score: 52/100
• State rank: #692
• US rank: #24950

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairfield, NC
• Population (ZIP): 1,039

Population outlook (Hyde County) Hauer SSP2

• Today (2025): 5,182 people
• By 2030: 4,962 · -4.2%
• By 2040: 4,409 · -14.9%
• By 2050: 3,987 · -23.1%
• By 2075: 3,401 · -34.4%
• By 2100: 2,717 · -47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 51% Black 42% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Iranian 1%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Hyde

• 2024 margin: Strong R (+22.1) · D 38.5% · R 60.6%
• 2008→2024 swing: -23.3pp toward R · 2008: 1.2pp · 2024: -22.1pp
• All cycles: 2024: R+22.1 2020: R+14.9 2016: R+14.0 2012: R+1.1 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.44%
• Current HPI: 176.728
• 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

-21.8% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $89,900 Hive MLS
• 2026-04-17 Price Changed $99,900 Hive MLS
• 2026-02-26 Listed $114,900 Hive MLS

Property tax history

+16.0%/yr

Latest (2025): $1,609 · +0.0% YoY. Source: county tax records.