214 Arlington Cir · Greenville, NC 27834

$169,999

3 bd · 1.0 ba · 1,234 sqft · SingleFamily public records · 105 Days on market

Built 1950 0.27 ac lot Est $144k · 18% over

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Why this score? — see what drove the F 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 +13.1/30.0
• DSCR +3.9/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to your new home! This beautifully updated property in a highly sought-after location is ready for its new owner. Whether you're a first-time homebuyer or an investor looking for a turnkey rental, this home checks all the boxes. Also has a detached 2 car garage/storage building. Nearly everything inside is brand new--including, stylish quartz countertops in the kitchen All-new appliances: refrigerator, dishwasher, and microwave Durable LVP flooring throughout, with brand-new carpet in the bedrooms. A modern electric fireplace for added comfort and charm. Updated bathroom with a new shower, vanity, and toilet. Fresh interior paint throughout. New washer/dryer hookups Don't miss the

Key facts

• Quartz countertops
• All-new appliances
• Durable lvp flooring

Tags

• DETACHED 2 CAR GARAGE
• QUARTZ COUNTERTOPS
• ALL-NEW APPLIANCES
• DURABLE LVP FLOORING
• MODERN ELECTRIC FIREPLACE
• UPDATED BATHROOM

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Utilities: Other
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Built on slab foundation; Construction details: see remarks
• Exterior features: Shingle roof; No patio or porch; No fencing; Has a view; Paved road access

Interior

• Kitchen: Electric oven; Electric cooktop; Range; Refrigerator; Dishwasher; Microwave
• Bedrooms: 3 total rooms (includes bedrooms and living areas)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Kitchen island; Ceiling fan(s); Accessible full bathroom
• Laundry & utility: No basement (slab foundation)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-6 ($-72/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (21.6% below list).
• Recommended offer: $133k (21.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: South Greenville Elementary (math 8% / reading 12%, grade F, #1,385 of 1,410 statewide, top 99%, 281 students, 96% 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) — zoned schools average 82% FRL vs 56% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 350 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 33% 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 $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 105 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $87k; list at $170k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $133,221 (21.6% 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 105 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 6.25%
• Cash-on-cash: -0.15%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $144,378
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2704 Shawnee Pl	0.15mi	3/1.0	1,209 (-2%)	1mo	$179,900	$149	88
503 Pittman Dr	0.21mi	3/1.0	1,150 (-7%)	4mo	$137,500	$120	76
402 Abel St	0.30mi	3/1.5	1,296 (+5%)	0mo	$99,000	$76	76
301 Millbrook St	0.24mi	3/1.0	1,120 (-9%)	3mo	$110,000	$98	71
205 Millbrook St	0.21mi	2/2.0 (-1)	1,259 (+2%)	16mo	$135,000	$107	64
2607 Dunn St	0.06mi	3/1.0	1,073 (-13%)	17mo	$130,500	$122	61
2108 Pendleton St	0.35mi	3/2.0	1,080 (-12%)	3mo	$225,000	$208	57
309 N Sylvan Dr	0.43mi	3/1.0	1,132 (-8%)	12mo	$75,000	$66	56
207 Millbrook St	0.21mi	3/1.0	1,384 (+12%)	17mo	$150,000	$108	55
2516 Sunset Ave	0.21mi	3/1.0	1,078 (-13%)	23mo	$93,000	$86	50
207 Freestone Rd	0.41mi	3/2.0	1,064 (-14%)	22mo	$191,000	$180	36
914 Howell St	0.68mi	3/1.0	1,075 (-13%)	14mo	$125,900	$117	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 · 5.44% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.48×
• Total profit: $-24,629
• Equity at exit: $25,347

10-year hold

• IRR: -2.2%
• Equity multiple: 0.84×
• Total profit: $-7,692
• Equity at exit: $14,698

Cash invested: $47,600 (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 27834

• Rents YoY: 5.4%
• Active inventory: 350
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,332 high
• Mortgage (P&I): −$891
• Tax from tax record: −$96 /mo · $1,153/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $-6

Break-even live

Break-even rent $1,340

Max offer price $168,945

Occupancy floor 95%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Lakeview Ter Greenville, NC	2.0–3.0	1.0–2.0	750	$1,200	$1.60	13d	7	0.36mi
2613 Whitaker Dr Greenville, NC	2.0	1.0	853	$1,004	$1.18	21d	1	0.38mi
1604 W Arlington Blvd Greenville, NC	1.0–2.0	1.0	624	$1,125	$1.80	13d	11	0.38mi
1151 Cross Creek Cir Unit D Greenville, NC	3.0	2.5	1338	$1,550	$1.16	13d	1	0.55mi
1151 Cross Creek Cir Greenville, NC	3.0	2.5	1338	$1,600	$1.20	21d	1	0.58mi
1150 Cross Creek Cir Greenville, NC	2.0	2.0	1100	$1,200	$1.09	21d	1	0.59mi
1035 Spring Forest Rd Greenville, NC	3.0	2.0–2.5	1453	$1,450	$1.00	21d	2	0.72mi
1015 Spring Forest Rd Unit F5 Greenville, NC	3.0	2.5	1453	$1,200	$0.83	21d	1	0.75mi
1710 Garland St Greenville, NC	2.0	1.0	884	$1,195	$1.35	21d	1	0.80mi
2207 Wandsworth Dr Greenville, NC	1.0–2.0	1.0	650	$900	$1.38	13d	5	0.81mi
904 Gabriel Dr Greenville, NC	1.0–2.0	1.0–2.0	966	$1,875	$1.94	21d	17	0.83mi
1510 Bridle Ct Greenville, NC	1.0–3.0	1.0–2.0	798	$1,250	$1.57	21d	1	0.84mi
935 Spring Forest Rd Greenville, NC	2.0	2.0	1000	$1,299	$1.30	21d	4	0.90mi
1902 Myrtle St Unit 1902-A Greenville, NC	2.0	1.0	848	$850	$1.00	21d	1	0.90mi
600 Howell St Apt E Greenville, NC	2.0	1.0	1050	$815	$0.78	21d	1	0.91mi
300 Higgs St Unit 300-B Greenville, NC	2.0	1.0	756	$900	$1.19	21d	1	0.94mi
400 Arbor St Greenville, NC	2.0	1.0	860	$1,850	$2.15	21d	1	1.02mi
1304 Myrtle St Greenville, NC	3.0	1.0	978	$1,375	$1.41	21d	1	1.21mi
504 Davenport St Unit A Greenville, NC	2.0	1.0	900	$895	$0.99	13d	1	1.27mi
301 Shiloh Dr Unit A Greenville, NC	2.0	1.0	864	$950	$1.10	21d	1	1.36mi
3709 Nantucket Rd Unit A Greenville, NC	3.0	2.0	1427	$1,700	$1.19	13d	1	1.40mi
3260 Landmark St Greenville, NC	2.0	1.5	1042	$1,000	$0.96	21d	1	1.42mi
3278 Colony Ct Greenville, NC	1.0–3.0	1.0–2.0	1170	$1,350	$1.15	21d	1	1.42mi
203 Shiloh Dr Unit E Greenville, NC	2.0	1.5	1000	$1,130	$1.13	21d	1	1.42mi
1612 Lincoln Dr Greenville, NC	3.0	1.0	972	$900	$0.93	13d	1	1.45mi

Listing history 33 events

1. 2026-06-19
   days on market $169,999 Active 105 DOM
2. 2026-06-18
   days on market $169,999 Active 104 DOM
3. 2026-06-17
   price $169,999 Active 103 DOM
4. 2026-06-17
   days on market $180,000 Active 103 DOM
5. 2026-06-16
   days on market $180,000 Active 102 DOM
6. 2026-06-15
   days on market $180,000 Active 101 DOM
7. 2026-06-13
   days on market $180,000 Active 98 DOM
8. 2026-06-10
   days on market $180,000 Active 96 DOM
9. 2026-06-09
   days on market $180,000 Active 95 DOM
10. 2026-06-08
    days on market $180,000 Active 94 DOM
11. 2026-06-07
    days on market $180,000 Active 93 DOM
12. 2026-06-05
    days on market $180,000 Active 90 DOM
13. 2026-06-03
    days on market $180,000 Active 89 DOM
14. 2026-06-02
    days on market $180,000 Active 88 DOM
15. 2026-06-01
    days on market $180,000 Active 87 DOM
16. 2026-05-31
    days on market $180,000 Active 86 DOM
17. 2026-05-30
    days on market $180,000 Active 85 DOM
18. 2026-03-06
    listed $180,000 Active
19. 2026-01-11
    historical
20. 2025-10-03
    price $174,900
21. 2025-09-03
    status Active
22. 2025-09-03
    price $179,900
23. 2025-09-02
    historical
24. 2025-09-01
    historical
25. 2025-08-07
    price $184,900
26. 2025-07-28
    price $184,900
27. 2025-06-27
    price $189,000
28. 2025-06-13
    listed $195,000 Active
29. 2025-06-12
    listed $195,000 Active
30. 2024-11-27
    soldstatus $87,000
31. 2024-11-25
    historical
32. 2024-11-06
    listed $119,000 Active
33. 2014-03-07
    soldstatus $46,000

ⓘ 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: $1,153 · $96/mo
• Projected year-2 tax: $1,394 · $116/mo
• Expected delta: +$241/yr (+$20/mo · 20.9%)

ⓘ 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: $15,987
• − Mortgage interest: −$9,523
• − Property taxes: −$1,153
• − Insurance: −$850
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$4,945
• Taxable loss: −$3,042
• Est. tax savings @ 24.0%: +$730
• After-tax cash flow: $659/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): 56,347
• Household income: $48,935
• Rent vs Own: 62.6% rent · 37.4% own
• Severe rent burden: 3319.0

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: 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%

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

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

+291.3% since first listed

16 events — show timeline

• 2026-03-06 Listed $180,000 Hive MLS
• 2026-01-11 Listing Removed — Hive MLS
• 2025-10-03 Price Changed $174,900 Hive MLS
• 2025-09-03 Relisted — Hive MLS
• 2025-09-03 Price Changed $179,900 Hive MLS
• 2025-09-02 Listing Removed — TMLS
• 2025-09-01 Listing Removed — Hive MLS
• 2025-08-07 Price Changed $184,900 Hive MLS
• 2025-07-28 Price Changed $184,900 TMLS
• 2025-06-27 Price Changed $189,000 TMLS
• 2025-06-13 Listed $195,000 TMLS
• 2025-06-12 Listed $195,000 Hive MLS
• 2024-11-27 Sold (Public Records) $87,000 Public Records
• 2024-11-25 Listing Removed — Hive MLS
• 2024-11-06 Listed $119,000 Hive MLS
• 2014-03-07 Sold (Public Records) $46,000 Public Records

Property tax history

+14.7%/yr

Latest (2025): $1,153 · +81.2% YoY. Source: county tax records.