2345 B Brookville Dr · Greenville, NC 27834

$224,990

3 bd · 2.5 ba · 1,648 sqft · Townhouse · 9 Days on market

Built 2026 Excellent condition 4,356 sqft lot

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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 +7.8/30.0
• ARV discount +7.5/15.0
• Condition / age +5.0/5.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

''Discover modern luxury with in the sought-after Cobblestone! The Holly Springs Plan is a stunning new 2 story Townhome that combines modern elegance with practicality, featuring an open-concept design that flows seamlessly from the expansive great room to the home's central hub. The contemporary kitchen dazzles with stylish cabinetry, sleek quartz countertops, and LG stainless steel appliances, including a smooth-top range, overhead microwave, and dishwasher, ideal for any culinary endeavor. Upstairs, discover all bedrooms, a dedicated laundry room, and a versatile loft space perfect for an office, play area, or cozy reading nook. The generous primary suite offers a private bath with dual vanity sinks and a spacious walk-in closet. A 1-car garage and energy-efficient Low E insulated dual-pane vinyl windows add to the appeal, complemented by a 1-year limited home warranty for added peace of mind. Embrace a vibrant lifestyle in Holly Springs Plan. ''

Key facts

• Open-concept design
• Stylish cabinetry
• Contemporary kitchen

Tags

• OPEN-CONCEPT DESIGN
• CONTEMPORARY KITCHEN
• STYLISH CABINETRY
• QUARTZ COUNTERTOPS
• LG STAINLESS STEEL APPLIANCES
• DEDICATED LAUNDRY ROOM

Property features AI

Finance

• Other: Publicly maintained road access; Directions: I-587 straight till ends into Stantonsburg Rd., Right on Allen Rd, left onto Cobblestone; County: Pitt; Postal code: 27834
• HOA & community: Association present (details TBD); Association fee charged annually; Association fee currently listed as $0 and includes no services; Association amenities: Other

Exterior

• Parking: Attached garage (1 garage space); Driveway parking; Concrete surfaces; Garage faces front; 2 total parking spaces
• Utilities: Public water; Public sewer; Other utilities
• Home design: Townhouse; Two levels; New construction; 1 common wall
• Construction: Vinyl siding; Composition roof; Slab foundation; Built as townhouse
• Exterior features: Front porch; Patio; No fencing; No additional exterior structures

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Stainless steel appliances
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central electric heating; Central electric air conditioning
• Interior features: Entrance foyer; Granite counters; Open floorplan; Pantry; Walk-in closet(s); Double pane windows
• Laundry & utility: Washer hookup; Electric dryer hookup; Electric water heater

🏗️ New construction. The $224,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $248,848.

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (19.0% below list).
• Recommended offer: $182k (19.0% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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: 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); 356 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 45% 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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.

Recommended offer $182,136 (19.0% 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: 0.73% ✗
• Cap rate: 4.94%
• Cash-on-cash: -4.84%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $248,848
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2445 A Brookville Dr	0.17mi	3/2.5	1,648 (0%)	1mo	$214,991	$130	91
2108 Dovedale Dr Unit B	0.36mi	2/2.0 (-1)	1,647 (-0%)	0mo	$235,000	$143	76
109 Lady O Dr Unit B	0.47mi	3/2.5	1,684 (+2%)	0mo	$283,200	$168	74
2001 Cambria Dr Unit B	0.33mi	3/2.5	1,781 (+8%)	1mo	$252,500	$142	70
4109 Laurel Ridge Dr	0.43mi	3/2.5	1,502 (-9%)	0mo	$220,000	$146	65
2144 Flagstone Ct Unit K-1	0.37mi	3/2.5	1,452 (-12%)	1mo	$174,000	$120	62
2601 Nexus Dr Unit A	0.72mi	3/2.5	1,684 (+2%)	1mo	$277,400	$165	62
2128 Flagstone Ct Unit G1	0.37mi	3/2.5	1,426 (-14%)	0mo	$155,000	$109	60
2001 Newbury Way Unit F	0.52mi	3/2.5	1,839 (+12%)	1mo	$277,500	$151	56
2028 Dartford Dr Unit B	0.39mi	3/3.0	1,872 (+14%)	1mo	$297,500	$159	56
2025 Dartford Dr Unit B	0.42mi	3/3.0	1,872 (+14%)	0mo	$297,500	$159	56
2245 Sweet Bay Dr Unit A	0.71mi	3/2.0	1,408 (-15%)	1mo	$248,500	$176	40

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: -21.8%
• Equity multiple: 0.23×
• Total profit: $-53,604
• Equity at exit: $37,104

10-year hold

• IRR: -10.7%
• Equity multiple: 0.28×
• Total profit: $-49,840
• Equity at exit: $21,516

Cash invested: $69,677 (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: 356
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$1,305
• Tax est. 1.5%: −$311 /mo · $3,733/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-281

Break-even live

Break-even rent $2,177

Max offer price $208,207

Occupancy floor —

Sensitivity live

Price	-10% $-109	-5% $-195	+0% $-281	+5% $-367	+10% $-453
Rent	-10% $-425	-5% $-353	+0% $-281	+5% $-209	+10% $-137
Rate	-1.0pp $-156	-0.5pp $-218	base $-281	+0.5pp $-345	+1.0pp $-411

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: $62,212
• Closing costs: $7,465
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2221 Brookville Dr Unit B Greenville, NC	3.0	2.0	1508	$1,700	$1.13	22d	1	0.08mi
1632 Cambria Dr Unit B Greenville, NC	3.0	3.0	1919	$2,000	$1.04	22d	1	0.19mi
2500 Brookville Dr Greenville, NC	3.0	2.0	1423	$1,800	$1.26	15d	1	0.34mi
1951 Cambria Dr Unit B Greenville, NC	3.0	3.0	1552	$1,800	$1.16	22d	1	0.35mi
1005 Allen Ridge Dr Greenville, NC	2.0–3.0	2.0	1134	$1,999	$1.76	15d	13	0.40mi
4129 Laurel Ridge Dr Unit F Greenville, NC	2.0	3.5	1050	$2,500	$2.38	22d	1	0.43mi
4129 Laurel Ridge Dr Greenville, NC	2.0	4.0	1050	$2,500	$2.38	22d	1	0.43mi
4511 Laurel Ridge Dr Unit B Greenville, NC	3.0	2.5	1619	$1,950	$1.20	22d	1	0.44mi
1548 Manning Forest Dr Unit M7 Greenville, NC	2.0	1.5	1094	$1,300	$1.19	15d	1	0.45mi
974 Ellery Dr Greenville, NC	3.0	2.0	1901	$1,995	$1.05	22d	1	0.61mi
2308 Sweet Bay Dr Unit B Greenville, NC	3.0	2.0	1446	$1,925	$1.33	22d	1	0.80mi
3709 Nantucket Rd Unit A Greenville, NC	3.0	2.0	1427	$1,700	$1.19	15d	1	1.20mi
828 Sarah Rebecca Dr Greenville, NC	3.0	2.5	1636	$2,000	$1.22	22d	1	1.37mi
1301 Westpointe Dr Greenville, NC	2.0–3.0	1.0–2.0	1074	$1,250	$1.16	22d	1	1.47mi
1015 Spring Forest Rd Unit F5 Greenville, NC	3.0	2.5	1453	$1,200	$0.83	22d	1	1.49mi

Listing history 8 events

1. 2026-06-21
   days on market $224,990 Active 9 DOM
2. 2026-06-19
   days on market $224,990 Active 7 DOM
3. 2026-06-18
   days on market $224,990 Active 6 DOM
4. 2026-06-17
   days on market $224,990 Active 5 DOM
5. 2026-06-16
   days on market $224,990 Active 4 DOM
6. 2026-06-15
   days on marketlisting id $224,990 Active 3 DOM
7. 2026-06-13
   remarks 699-char remark
8. 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: $21,856
• − Mortgage interest: −$13,939
• − Property taxes: −$3,733
• − Insurance: −$1,244
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$7,239
• Taxable loss: −$7,796
• Est. tax savings @ 24.0%: +$1,871
• After-tax cash flow: $-1,499/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 · 3 photos

Excellent 100/100 None rehab

This modern townhouse is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would be ideal for both resale and rental.

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

• 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

+0.0% since first listed

4 events — show timeline

• 2026-06-12 Listed $224,990 Hive MLS
• 2026-06-12 Listed $224,990 Hive MLS
• 2026-06-12 Listed $224,990 TMLS
• 2026-06-12 Listed $224,990 TMLS