310 Finch St SE · Wilson, NC 27893

$84,900

2 bd · 1.0 ba · 886 sqft · SingleFamily public records · 828 Days on market

Built 1925 6,970 sqft lot Est $122k · 31% under

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Great investment property to add to your portfolio; 2BR, 1BA, 886SFwith huge backyard. Selling ''AS IS''

Key facts

• 6,970 sq ft lot
• Built 1925
• Listed 828 days

Property features AI

Finance

• Other: Property on city street and state road frontage; Zoning: GR6
• HOA & community: No association amenities

Exterior

• Parking: Paved parking
• Utilities: Public water; Sewer available; Water service available
• Home design: Single-family residence; One story
• Construction: Asbestos siding or construction materials; Metal roof
• Exterior features: Front porch; Chain link fencing

Interior

• Bedrooms: Total of 3 rooms (includes bedrooms and living areas)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric heating with heat pump
• Interior features: No fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $383 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% 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: Vick Elementary (math 12% / reading 17%, grade F, #1,331 of 1,410 statewide, top 96%, 323 students, 99% FRL); Forest Hills Middle (math 32% / reading 38%, grade F, #286 of 475 statewide, top 61%, 670 students, 99% FRL); James Hunt High (math 67% / reading 58%, grade B-, #179 of 535 statewide, top 34%, 1,069 students, 60% FRL) — zoned schools average 86% FRL vs 58% district-wide (28 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 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 $24k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 828 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y 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.
• Current owner paid $22k; list at $85k implies a 295% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 828 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 1.35% ✓
• Cap rate: 11.70%
• Cash-on-cash: 19.32%
• DSCR: 1.86
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $122,268
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
304 Reid St E	0.30mi	2/1.0	915 (+3%)	2mo	$117,000	$128	79
912 Atlantic St E	0.33mi	2/1.0	869 (-2%)	7mo	$35,000	$40	75
1310 Washington St E	0.24mi	3/1.0 (+1)	951 (+7%)	8mo	$145,000	$152	65
913 Faison St E	0.57mi	2/1.0	905 (+2%)	8mo	$91,000	$101	63
112 East St E	0.41mi	2/1.0	823 (-7%)	10mo	$119,000	$145	61
1006 Washington St E	0.30mi	3/1.0 (+1)	967 (+9%)	7mo	$107,000	$111	60
902 Washington St E	0.39mi	2/1.0	792 (-11%)	10mo	$120,000	$152	56
1319 Carolina St E	0.32mi	3/1.0 (+1)	1,016 (+15%)	1mo	$140,000	$138	55
1024 Faison St E	0.54mi	2/1.0	800 (-10%)	5mo	$72,500	$91	54
807 Vance St E	0.54mi	3/1.0 (+1)	929 (+5%)	12mo	$122,900	$132	52
1845 E Trail Dr SE	0.73mi	2/2.0	888 (+0%)	16mo	$180,750	$204	48
1803 Ruffleleaf Cir	0.75mi	3/1.0 (+1)	960 (+8%)	13mo	$145,000	$151	36

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 · 7.01% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.65×
• Total profit: $15,403
• Equity at exit: $12,659

10-year hold

• IRR: 26.7%
• Equity multiple: 3.78×
• Total profit: $66,129
• Equity at exit: $7,341

Cash invested: $23,772 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,145 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$41 /mo · $493/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $383

Break-even live

Break-even rent $660

Max offer price $84,900

Occupancy floor 62%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $84,900 Active 828 DOM
2. 2026-06-18
   days on market $84,900 Active 827 DOM
3. 2026-06-17
   days on market $84,900 Active 826 DOM
4. 2026-06-16
   days on market $84,900 Active 825 DOM
5. 2026-06-15
   days on market $84,900 Active 824 DOM
6. 2026-06-14
   days on market $84,900 Active 822 DOM
7. 2026-06-13
   days on market $84,900 Active 821 DOM
8. 2026-06-10
   days on market $84,900 Active 819 DOM
9. 2026-06-09
   days on market $84,900 Active 818 DOM
10. 2026-06-08
    days on market $84,900 Active 817 DOM
11. 2026-06-07
    days on market $84,900 Active 816 DOM
12. 2026-06-05
    days on market $84,900 Active 813 DOM
13. 2026-06-03
    days on market $84,900 Active 812 DOM
14. 2026-06-02
    days on market $84,900 Active 811 DOM
15. 2026-06-01
    days on market $84,900 Active 810 DOM
16. 2026-05-31
    days on market $84,900 Active 809 DOM
17. 2026-05-30
    days on market $84,900 Active 808 DOM
18. 2026-03-26
    status Active
19. 2026-03-26
    historical
20. 2026-03-01
    status Active
21. 2026-02-28
    historical
22. 2025-03-13
    status Active
23. 2025-03-01
    historical
24. 2024-02-29
    listed $84,900 Active
25. 2021-04-09
    soldstatus $21,500 104-char remark

    Show marketing remark (104 chars)

    Great investment property to add to your portfolio; 2BR, 1BA, 886SFwith huge backyard. Selling ''AS IS''

26. 2021-03-23
    listed $30,000 104-char remark

    Show marketing remark (104 chars)

    Great investment property to add to your portfolio; 2BR, 1BA, 886SFwith huge backyard. Selling ''AS IS''

ⓘ 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: $493 · $41/mo
• Projected year-2 tax: $696 · $58/mo
• Expected delta: +$203/yr (+$17/mo · 41.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $13,738
• − Mortgage interest: −$4,756
• − Property taxes: −$493
• − Insurance: −$424
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$2,470
• Taxable income: $3,397
• Est. tax owed @ 24.0%: −$815
• After-tax cash flow: $3,778/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

• Census place: Wilson, NC
• 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

+183.0% since first listed

9 events — show timeline

• 2026-03-26 Relisted — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-03-01 Relisted — Hive MLS
• 2026-02-28 Listing Removed — Hive MLS
• 2025-03-13 Relisted — Hive MLS
• 2025-03-01 Listing Removed — Hive MLS
• 2024-02-29 Listed $84,900 Hive MLS
• 2021-04-09 Sold (MLS) $21,500 Hive MLS
• 2021-03-23 Listed $30,000 Hive MLS

Property tax history

+1.9%/yr

Latest (2025): $493 · +0.0% YoY. Source: county tax records.