2345 Brookville Dr Unit A · Greenville, NC 27834

$224,990

3 bd · 2.5 ba · 1,648 sqft · SingleFamily · 12 Days on market

Built 2026 Excellent condition $137/sqft · 12% below area Est $255k · 12% 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 +12.7/15.0
• Cash flow +8.7/30.0
• Condition / age +5.0/5.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• 1% rule +2.7/10.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

3 bed | 2.

Key facts

• Garage
• Built 2026
• Listed 12 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $225k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-189 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (23.1% below list).
• Recommended offer: $173k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.9% 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: Lakeforest Elementary (math 22% / reading 30%, grade F, #1,085 of 1,410 statewide, top 77%, 804 students, 98% 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: Rents rising fast (+5.4%/yr); 510 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 1,300 units permitted in Pitt County in 2024 (204 in 5+ unit buildings).
• This rent runs 42% of the median local income ($49k/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 $2k of loan paydown is wiped out by about $7k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $172,922 (23.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.77% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.60%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (median comp): $254,546
• List price: $224,990
• Delta: -11.61%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2421 A Brookville Dr	0.02mi	3/2.5	1,648 (0%)	9mo	$204,990	$124	92
2204 S Kali Ln Unit B	0.11mi	3/2.5	1,543 (-6%)	10mo	$263,900	$171	76
949 Teakwood Dr	0.43mi	3/2.5	1,598 (-3%)	0mo	$265,900	$166	75
2005 Dartford Dr Unit A	0.42mi	3/2.5	1,803 (+9%)	1mo	$292,500	$162	64
3525 Willette Dr	0.67mi	3/2.0	1,676 (+2%)	6mo	$276,000	$165	59
2909 Noah Ct	0.61mi	3/2.5	1,758 (+7%)	2mo	$295,000	$168	59
3128 Ruth Ct	0.57mi	3/2.0	1,510 (-8%)	0mo	$249,000	$165	57
939 Teakwood Dr	0.40mi	3/2.0	1,424 (-14%)	6mo	$289,000	$203	51
3501 Holman Way Unit A	0.74mi	3/2.5	1,700 (+3%)	12mo	$266,500	$157	50
2203 Great Laurel Ct	0.41mi	4/2.5 (+1)	1,885 (+14%)	6mo	$304,000	$161	47
2360 Great Laurel Ct	0.74mi	3/2.5	1,820 (+10%)	12mo	$347,400	$191	38
214 Allendale Dr	0.71mi	3/2.5	1,879 (+14%)	12mo	$185,000	$98	33

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 · 5.44% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.30×
• Total profit: $-44,106
• Equity at exit: $33,547

10-year hold

• IRR: -8.0%
• Equity multiple: 0.44×
• Total profit: $-35,023
• Equity at exit: $19,453

Cash invested: $62,997 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 30 active · 14 under contract
• Months of supply: 10.6 mo (9%/mo absorbed)
• Median asking: $224,990 ($137/sqft)
• Median days on market: 45 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: +13.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 27834

• Rents YoY: 5.4%
• Active inventory: 510
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,729 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $-189

Break-even live

Break-even rent $1,968

Max offer price $197,674

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-111	+0% $-189	+5% $-267	+10% $-344
Rent	-10% $-325	-5% $-257	+0% $-189	+5% $-120	+10% $-52
Rate	-1.0pp $-75	-0.5pp $-132	base $-189	+0.5pp $-247	+1.0pp $-306

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: $56,248
• Closing costs: $6,750
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2245 Brookville Dr Greenville, NC	3.0	2.0	1400	$1,600	$1.14	1d	1	0.03mi
2213 Remington Ct Unit A Greenville, NC	3.0	2.0	1511	$1,700	$1.13	0d	1	0.06mi
2213 Remington Ct Unit B Greenville, NC	3.0	2.0	1511	$1,700	$1.13	2d	1	0.06mi
2213 Remington Ct Unit B Greenville, NC	3.0	2.0	1511	$1,700	$1.13	6d	1	0.06mi
2213 Remington Ct Unit A Greenville, NC	3.0	2.0	1511	$1,700	$1.13	4d	1	0.06mi
2221 Brookville Dr Unit B Greenville, NC	3.0	2.0	1508	$1,700	$1.13	117d	1	0.08mi
1632 Cambria Dr Unit B Greenville, NC	3.0	3.0	1919	$2,000	$1.04	117d	1	0.19mi
2015 Leighton Dr Unit B Greenville, NC	3.0	2.5	1707	$1,850	$1.08	4d	1	0.19mi
1628 Cambria Dr Unit A Greenville, NC	3.0	2.5	1775	$1,875	$1.06	6d	1	0.20mi
2400 Dovedale Ct Unit B Greenville, NC	4.0	3.0	2146	$2,100	$0.98	6d	1	0.22mi
2429 Brookville Dr Unit 1UNIT A Greenville, NC	3.0	2.5	1650	$1,750	$1.06	6d	1	0.23mi
2460 Brookville Dr Unit A Greenville, NC	3.0	2.5	1712	$1,800	$1.05	6d	1	0.25mi
2460 Brookville Dr Greenville, NC	3.0	3.0	1712	$1,800	$1.05	6d	1	0.25mi
2109 Remington Ct Unit B Greenville, NC	3.0	2.0	1429	$1,700	$1.19	6d	1	0.25mi
1625 Brook Hollow Dr Unit B Greenville, NC	3.0	3.5	1766	$1,800	$1.02	6d	1	0.26mi
2533 Brookville Dr Unit A Greenville, NC	3.0	2.0	1462	$1,650	$1.13	6d	1	0.26mi
2112 Flagstone Ct Unit C2 Greenville, NC	3.0	2.5	1456	$1,400	$0.96	6d	1	0.27mi
2517 Brookville Dr Greenville, NC	3.0	3.0	1606	$2,000	$1.25	6d	1	0.29mi
2124 Flagstone Ct Greenville, NC	3.0	2.5	1457	$1,375	$0.94	2d	2	0.32mi
2500 Brookville Dr Greenville, NC	3.0	2.0	1423	$1,800	$1.26	109d	1	0.34mi
2044 Cambria Dr Unit A Greenville, NC	3.0	2.0	1357	$1,685	$1.24	6d	1	0.35mi
1951 Cambria Dr Unit B Greenville, NC	3.0	3.0	1552	$1,800	$1.16	117d	1	0.35mi
2029 Cambria Dr Unit B Greenville, NC	3.0	2.5	1584	$1,600	$1.01	6d	1	0.36mi
1005 Allen Ridge Dr Greenville, NC	2.0–3.0	2.0	1227	$1,999	$1.63	2d	14	0.40mi
4109 Laurel Ridge Dr Unit A Greenville, NC	3.0	2.5	1468	$1,700	$1.16	6d	1	0.41mi
4129 Laurel Ridge Dr Greenville, NC	2.0	4.0	1050	$2,500	$2.38	117d	1	0.43mi
4129 Laurel Ridge Dr Unit F Greenville, NC	2.0	3.5	1050	$2,500	$2.38	117d	1	0.43mi
4511 Laurel Ridge Dr Unit B Greenville, NC	3.0	2.5	1619	$1,950	$1.20	117d	1	0.44mi
1548 Manning Forest Dr Unit M7 Greenville, NC	2.0	1.5	1094	$1,300	$1.19	109d	1	0.45mi
1413 Dorset Dr Greenville, NC	3.0	3.0	2079	$2,000	$0.96	6d	1	0.46mi
1413 Dorset Dr Unit A Greenville, NC	3.0	2.5	2111	$2,200	$1.04	6d	1	0.46mi
2212 Sweet Bay Dr Greenville, NC	3.0	2.5	1576	$1,750	$1.11	6d	1	0.46mi
1500 Manning Forest Dr Unit A4 Greenville, NC	2.0	1.5	1094	$1,300	$1.19	6d	1	0.48mi
974 Ellery Dr Greenville, NC	3.0	2.0	1901	$1,995	$1.05	117d	1	0.61mi
209 Allendale Dr Greenville, NC	3.0	2.0	1801	$1,650	$0.92	3d	1	0.71mi
2308 Sweet Bay Dr Unit B Greenville, NC	3.0	2.0	1446	$1,925	$1.33	117d	1	0.80mi
3400 Briarcliff Dr Greenville, NC	1.0–2.0	1.0–2.0	957	$1,500	$1.57	2d	17	0.81mi
3400B Ellsworth Dr Greenville, NC	3.0	2.0	1282	$1,750	$1.37	4d	1	1.03mi
3240 Gordon Dr Unit A Greenville, NC	3.0	2.0	1362	$1,750	$1.28	6d	1	1.10mi
3501 Gaston Way Greenville, NC	3.0	2.0	1400	$1,750	$1.25	6d	1	1.11mi

Listing history 10 events

1. 2026-06-25
   days on market $224,990 Active 12 DOM
2. 2026-06-23
   days on market $224,990 Active 10 DOM
3. 2026-06-21
   days on market $224,990 Active 9 DOM
4. 2026-06-19
   days on market $224,990 Active 7 DOM
5. 2026-06-18
   days on market $224,990 Active 6 DOM
6. 2026-06-17
   days on market $224,990 Active 5 DOM
7. 2026-06-16
   days on market $224,990 Active 4 DOM
8. 2026-06-15
   days on market $224,990 Active 3 DOM
9. 2026-06-13
   remarks 36-char remark
10. 2026-06-13
    listed $224,990 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,751
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,660
• − Management: −$1,660
• − Depreciation: −$6,545
• Taxable loss: −$6,217
• Est. tax savings @ 24.0%: +$1,492
• After-tax cash flow: $-773/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.

Condition & rehab AI · 2 photos

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It offers a modern kitchen, well-maintained bathrooms, and a well-landscaped exterior. Upgrades such as painting, landscaping, and smart home features can further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can increase the home's appeal to potential buyers. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to both buyers and tenants. ↑
• Resale Upgrading the flooring in bathrooms — Updated flooring can enhance the home's overall appearance and appeal to potential buyers. ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Lakeforest Elementary F NC #1,085/1,410 Nat'l #29,575/41,679 Middle Farmville Middle F NC #305/475 Nat'l #8,059/14,009 High Farmville Central High F NC #352/535 Nat'l #6,890/17,239

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

B Composite livability gradescore 77/100

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

• County: Pitt County · 194,585 people
• City population: 115,121
• Metro: Greenville, NC
• Population (ZIP): 56,347
• Household income: $48,935
• Rent vs Own: 62.6% rent · 37.4% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 54% White 33% Hispanic / Latino 8% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 1%

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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: ▼ -187.99%
• Current HPI: 190.6869
• Rent YoY: ▲ 5.44%
• Metro: Greenville, NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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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