1104 Robert Rd W · Wilson, NC 27893

$160,000

3 bd · 1.0 ba · 1,189 sqft · SingleFamily public records · 21 Days on market

Built 1955 0.32 ac lot Est $188k · 15% under

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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 +15.5/30.0
• ARV discount +14.2/15.0
• DSCR +4.8/10.0
• Rent growth +4.3/5.0
• 1% rule +3.7/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brick ranch with 3 Bedrooms and 1 Full Bath on nice lot. Enclosed Porch leads to large Living Room and Dining Area. Roomy Kitchen with ample storage steps to large back yard.

Key facts

• New washer and dryer
• Updated kitchen
• Fenced backyard

Tags

• UPDATED KITCHEN
• FENCED BACKYARD
• HVAC SYSTEM
• NEW WASHER AND DRYER

Property features AI

Finance

• Other: Property located in Wilson County; Publicly maintained road access
• HOA & community: No association

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-story house; Site-built construction
• Construction: Brick veneer construction; Shingle roof; One-level structure
• Exterior features: Shingle roof; Brick veneer exterior; Lot of about 0.32 acres

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump for heating; Heat pump for cooling
• Interior features: Laminate flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-3 ($-31/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (0.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (13.2% below list).
• Recommended offer: $139k (13.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: Vinson-Bynum Elementary (math 32% / reading 37%, grade F, #835 of 1,410 statewide, top 62%, 473 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).
• This rent runs 39% of the median local income ($43k/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.
• Wilson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 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 $122k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 78% 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 $138,849 (13.2% 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. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 0.87% ✗
• Cap rate: 6.77%
• Cash-on-cash: 1.71%
• DSCR: 1.08
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $187,862
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1403 Westwood Ave W	0.27mi	3/1.0	1,200 (+1%)	1mo	$138,500	$115	85
304 Lillian Rd W	0.15mi	3/1.0	1,148 (-3%)	13mo	$181,500	$158	76
908 Anthony St W	0.34mi	3/1.5	1,146 (-4%)	8mo	$195,000	$170	69
1305 Westwood Ave W	0.22mi	3/1.5	1,250 (+5%)	13mo	$197,000	$158	68
1108 Robert Rd W	0.03mi	2/1.0 (-1)	1,045 (-12%)	6mo	$124,000	$119	68
200 Forrest Rd W	0.42mi	3/1.5	1,240 (+4%)	5mo	$145,000	$117	67
106 Thurston Dr W	0.31mi	3/1.0	1,070 (-10%)	8mo	$184,000	$172	63
608 Hawthorne Ln W	0.39mi	3/2.0	1,274 (+7%)	14mo	$225,000	$177	54
318 Jefferson St W	0.27mi	3/1.0	1,014 (-15%)	14mo	$135,800	$134	51
406 Hawthorne Ln W	0.39mi	3/2.0	1,362 (+15%)	4mo	$198,300	$146	50
606 Hawthorne Ln W	0.38mi	2/2.0 (-1)	1,341 (+13%)	8mo	$215,000	$160	46
609 Hines St W	0.67mi	4/2.0 (+1)	1,152 (-3%)	12mo	$189,900	$165	45

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: -12.0%
• Equity multiple: 0.55×
• Total profit: $-20,247
• Equity at exit: $23,857

10-year hold

• IRR: 2.2%
• Equity multiple: 1.18×
• Total profit: $8,203
• Equity at exit: $13,834

Cash invested: $44,800 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$127 /mo · $1,528/yr
• Insurance: −$67
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $-3

Break-even live

Break-even rent $1,392

Max offer price $159,541

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $160,000 Active 21 DOM
2. 2026-06-18
   days on market $160,000 Active 20 DOM
3. 2026-06-17
   days on market $160,000 Active 19 DOM
4. 2026-06-16
   days on market $160,000 Active 18 DOM
5. 2026-06-15
   days on market $160,000 Active 17 DOM
6. 2026-06-14
   days on market $160,000 Active 15 DOM
7. 2026-06-13
   days on market $160,000 Active 14 DOM
8. 2026-06-10
   days on market $160,000 Active 12 DOM
9. 2026-06-09
   days on market $160,000 Active 11 DOM
10. 2026-06-08
    days on market $160,000 Active 10 DOM
11. 2026-06-07
    days on market $160,000 Active 9 DOM
12. 2026-06-05
    days on market $160,000 Active 6 DOM
13. 2026-06-03
    days on market $160,000 Active 5 DOM
14. 2026-06-02
    days on market $160,000 Active 4 DOM
15. 2026-06-01
    days on market $160,000 Active 3 DOM
16. 2026-05-31
    days on market $160,000 Active 2 DOM
17. 2026-05-29
    listed $160,000 Active
18. 2021-10-05
    soldstatus $122,000 174-char remark

    Show marketing remark (174 chars)

    Brick ranch with 3 Bedrooms and 1 Full Bath on nice lot. Enclosed Porch leads to large Living Room and Dining Area. Roomy Kitchen with ample storage steps to large back yard.

19. 2021-10-05
    soldstatus $122,000

    Show marketing remark (174 chars)

    Brick ranch with 3 Bedrooms and 1 Full Bath on nice lot. Enclosed Porch leads to large Living Room and Dining Area. Roomy Kitchen with ample storage steps to large back yard.

20. 2021-08-13
    listed $99,900 174-char remark

    Show marketing remark (174 chars)

    Brick ranch with 3 Bedrooms and 1 Full Bath on nice lot. Enclosed Porch leads to large Living Room and Dining Area. Roomy Kitchen with ample storage steps to large back yard.

ⓘ 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: $1,528 · $127/mo
• Projected year-2 tax: $1,528 · $127/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $16,662
• − Mortgage interest: −$8,962
• − Property taxes: −$1,528
• − Insurance: −$1,598
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$4,655
• Taxable loss: −$2,746
• Est. tax savings @ 24.0%: +$659
• After-tax cash flow: $628/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

+60.2% since first listed

4 events — show timeline

• 2026-05-29 Listed $160,000 TMLS
• 2021-10-05 Sold (Public Records) $122,000 Public Records
• 2021-10-05 Sold (MLS) $122,000 Hive MLS
• 2021-08-13 Listed $99,900 Hive MLS

Property tax history

+4.8%/yr

Latest (2025): $1,528 · +0.0% YoY. Source: county tax records.