200 Martin St · Williamston, NC 27892

$115,000

3 bd · 1.0 ba · 1,064 sqft · SingleFamily public records · 326 Days on market

Built 1950 10,019 sqft lot Est $121k · 5% under ↓ 4% since listing

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Why this score? — see what drove the C- 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 +17.6/30.0
• ARV discount +9.8/15.0
• Appreciation +7.6/10.0
• DSCR +5.5/10.0
• 1% rule +4.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

This is a 3 bedroom, 1.5 bath brick house with hardwood floors. Living room, dining room, kitchen and utility room Fenced in yard. Storage building in the back.

Key facts

• Storage building
• Hardwood floors
• Fenced in yard

Tags

• HARDWOOD FLOORS
• FENCED IN YARD
• STORAGE BUILDING

Property features AI

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Public sewer (connected)
• Home design: Single-family residence; One story
• Construction: Brick construction; Brick/mortar foundation; Shingle roof; Built details: see remarks
• Exterior features: Covered porch; Porch; Chain link fencing; Corner lot; Road frontage on city street and state road

Interior

• Kitchen: Range
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Window coverings; Storage structure on property
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $105k (8.3% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.6% in Williamston — 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 58/100 on livability (#584 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime F, amenities F, commute F.
• Martin County Schools (rural): math 24% / reading 34% proficiency, ranked #150 of 178 in NC (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Williamston Primary (368 students, 99% FRL); Riverside Middle (math 18% / reading 33%, grade F, #388 of 475 statewide, top 83%, 364 students, 99% FRL) — zoned schools average 99% FRL vs 62% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 72 active listings in the ZIP.

Forward outlook

• In year one you build about $7k of equity ($795 loan paydown + $6k appreciation (5.1% local appreciation)).
• Martin County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 326 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.

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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 326 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 1950 — 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 D-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: 0.92% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.39%
• DSCR: 1.15
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $121,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Center St	0.10mi	3/1.0	1,056 (-1%)	2mo	$100,000	$95	92
308 N Haines St	0.28mi	3/1.0	1,053 (-1%)	18mo	$145,000	$138	70
411 N Broad St	0.15mi	3/1.0	1,200 (+13%)	4mo	$55,000	$46	68
210 Faulk St	0.64mi	3/2.0	1,074 (+1%)	4mo	$143,000	$133	61
313 N Haines St	0.31mi	3/1.0	1,002 (-6%)	18mo	$125,000	$125	61
302 E Simmons Avenue E	0.55mi	3/1.0	1,140 (+7%)	7mo	$129,900	$114	57
403 W Woodlawn Dr	0.44mi	2/1.5 (-1)	1,056 (-1%)	20mo	$77,000	$73	55
109 Wilson St	0.50mi	3/1.0	936 (-12%)	4mo	$42,000	$45	54
305 Center St	0.13mi	2/1.0 (-1)	1,214 (+14%)	16mo	$95,000	$78	52
117 Plum St	0.46mi	3/1.5	1,188 (+12%)	12mo	$177,500	$149	47
408 Roberson St	0.29mi	2/1.0 (-1)	942 (-12%)	20mo	$102,850	$109	45
604 School Dr	0.53mi	2/1.0 (-1)	952 (-10%)	9mo	$114,250	$120	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 2.03×
• Total profit: $33,111
• Equity at exit: $66,044

10-year hold

• IRR: 16.4%
• Equity multiple: 3.94×
• Total profit: $94,693
• Equity at exit: $114,713

Cash invested: $32,200 (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 27892

• Home prices YoY: 3.0%
• Active inventory: 72
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,054 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$91 /mo · $1,088/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$221
• Net cashflow: $91

Break-even live

Break-even rent $939

Max offer price $115,000

Occupancy floor 86%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $115,000 Active 326 DOM
2. 2026-06-18
   days on market $115,000 Active 325 DOM
3. 2026-06-17
   days on market $115,000 Active 324 DOM
4. 2026-06-16
   days on market $115,000 Active 323 DOM
5. 2026-06-15
   days on market $115,000 Active 322 DOM
6. 2026-06-14
   days on market $115,000 Active 320 DOM
7. 2026-06-12
   days on market $115,000 Active 319 DOM
8. 2026-06-09
   days on market $115,000 Active 316 DOM
9. 2026-06-08
   days on market $115,000 Active 315 DOM
10. 2026-06-07
    days on market $115,000 Active 314 DOM
11. 2026-06-03
    days on market $115,000 Active 310 DOM
12. 2026-06-02
    days on market $115,000 Active 309 DOM
13. 2026-06-01
    days on market $115,000 Active 308 DOM
14. 2026-05-31
    days on market $115,000 Active 307 DOM
15. 2026-05-30
    days on market $115,000 Active 306 DOM
16. 2026-03-26
    price $115,000
17. 2025-07-28
    listed $120,000 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: $1,088 · $91/mo
• Projected year-2 tax: $1,088 · $91/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,649
• − Mortgage interest: −$6,442
• − Property taxes: −$1,088
• − Insurance: −$575
• − Repairs & maintenance: −$1,012
• − Management: −$1,012
• − Depreciation: −$3,345
• Taxable loss: −$825
• Est. tax savings @ 24.0%: +$198
• After-tax cash flow: $1,291/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: Martin County Schools
• NCES district ID: 3702880
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 34% ▲ 1.00%
• Median HH income: $35,403
• Composite: 23.94/100
• National rank: #7781
• State rank: #150 of 178 in NC

Livability — Williamston

• Score: 58/100
• State rank: #584
• US rank: #21504

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamston, NC
• Population (ZIP): 13,387

Population outlook (Martin County) Hauer SSP2

• Today (2025): 21,018 people
• By 2030: 19,693 · -6.3%
• By 2040: 16,793 · -20.1%
• By 2050: 14,171 · -32.6%
• By 2075: 9,804 · -53.4%
• By 2100: 6,894 · -67.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 53% Black 38% Two or more races 5% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 94% English-only · Spanish 5% Chinese 1%

Political lean MEDSL · Martin

• 2024 margin: R (+10.3) · D 44.6% · R 54.9%
• 2008→2024 swing: -15.0pp toward R · 2008: 4.6pp · 2024: -10.3pp
• All cycles: 2024: R+10.3 2020: R+5.0 2016: R+0.5 2012: D+4.4 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.13%
• Current HPI: 178.4817
• 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

-4.2% since first listed

2 events — show timeline

• 2026-03-26 Price Changed $115,000 Hive MLS
• 2025-07-28 Listed $120,000 Hive MLS

Property tax history

+5.5%/yr

Latest (2025): $1,088 · +45.6% YoY. Source: county tax records.