2646 N Hwy 903 N · Maury, NC 28580

$65,000

3 bd · 1.5 ba · 1,532 sqft · SingleFamily public records · 9 Days on market

Built 1950 0.46 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Property is located directly across from Eastern Correction Institution. SOLD AS IS NO WARRANTIES OR REPRESENTATIONS BY SELLER. NO CONTINGENT OFFERS. Exempt from NC Residential Disclosure. Contact Agent prior to writing an offer.

Key facts

• 0.46 acre lot
• Built 1950
• Listed 8 days

Property features AI

Exterior

• Parking: Unpaved parking
• Utilities: Water available
• Home design: Single-family residence; One story (entry level: 1)
• Construction: Vinyl siding and frame construction; Shingle roof; Built on crawl space foundation
• Exterior features: Front porch; Chain link fencing; Paved road access

Interior

• Bedrooms: Total of 6 rooms (bedrooms/other rooms combined)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump for heating and cooling; Electric heating
• Interior features: Crawl space basement; Has a view

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).

Location & tenants

• Location reads 57/100 on livability (#606 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Greene County Schools (rural): math 25% / reading 32% proficiency, ranked #151 of 178 in NC (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Greene County Intermediate (math 22% / reading 28%, grade F, #1,101 of 1,410 statewide, top 79%, 358 students, 99% FRL); Greene County Middle (math 21% / reading 32%, grade F, #381 of 475 statewide, top 81%, 680 students, 100% FRL); Greene Central High (math 42% / reading 32%, grade F, #414 of 535 statewide, top 79%, 752 students, 100% FRL) — zoned schools average 99% FRL vs 77% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 35 active listings in the ZIP; 52 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($449 loan paydown + $2k appreciation (2.9% local appreciation)).
• Greene County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 $40k; list at $65k implies a 62% 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 $65,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.73% ✓
• Cap rate: 14.87%
• Cash-on-cash: 30.65%
• DSCR: 2.36
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.3%
• Equity multiple: 3.04×
• Total profit: $37,190
• Equity at exit: $28,963

10-year hold

• IRR: 36.5%
• Equity multiple: 6.01×
• Total profit: $91,224
• Equity at exit: $44,431

Cash invested: $18,200 (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 28580

• Home prices YoY: 1.5%
• Active inventory: 35
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,128 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$58 /mo · $697/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $465

Break-even live

Break-even rent $539

Max offer price $65,000

Occupancy floor 54%

Sensitivity live

Price	-10% $502	-5% $483	+0% $465	+5% $446	+10% $428
Rent	-10% $376	-5% $420	+0% $465	+5% $509	+10% $554
Rate	-1.0pp $498	-0.5pp $481	base $465	+0.5pp $448	+1.0pp $431

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-21
   days on market $65,000 Active 9 DOM
2. 2026-06-19
   days on market $65,000 Active 7 DOM
3. 2026-06-18
   days on market $65,000 Active 6 DOM
4. 2026-06-17
   days on market $65,000 Active 5 DOM
5. 2026-06-16
   days on market $65,000 Active 4 DOM
6. 2026-06-15
   days on market $65,000 Active 3 DOM
7. 2026-06-13
   remarks 119-char remark
8. 2026-06-13
   listed $65,000 Active 1 DOM

ⓘ 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: $697 · $58/mo
• Projected year-2 tax: $697 · $58/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 7/10 Severe 7 d/yr ≥107°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,533
• − Mortgage interest: −$3,641
• − Property taxes: −$697
• − Insurance: −$325
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − Depreciation: −$1,891
• Taxable income: $4,813
• Est. tax owed @ 24.0%: −$1,155
• After-tax cash flow: $4,423/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: Greene County Schools
• NCES district ID: 3701830
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 32% ▲ 2.00%
• Median HH income: $38,566
• Composite: 23.84/100
• National rank: #7806
• State rank: #151 of 178 in NC

Livability — Maury

• Score: 57/100
• State rank: #606
• US rank: #21987

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Maury, NC
• City population: 77
• Population (ZIP): 12,048

Population outlook (Greene County) Hauer SSP2

• Today (2025): 21,070 people
• By 2030: 20,745 · -1.5%
• By 2040: 19,582 · -7.1%
• By 2050: 18,104 · -14.1%
• By 2075: 14,181 · -32.7%
• By 2100: 9,573 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 42% Black 36% Hispanic / Latino 14% Two or more races 13%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Greene

• 2024 margin: R (+18.1) · D 40.7% · R 58.8%
• 2008→2024 swing: -12.2pp toward R · 2008: -5.9pp · 2024: -18.1pp
• All cycles: 2024: R+18.1 2020: R+11.9 2016: R+9.8 2012: R+7.7 2008: R+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.93%
• Current HPI: 197.4523
• 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

+62.5% since first listed

10 events — show timeline

• 2026-06-12 Listed $65,000 Hive MLS
• 2023-10-20 Rental Removed $1,100 LEASESTAR
• 2023-10-17 Listed for Rent $1,100 LEASESTAR
• 2015-12-31 Listing Removed — Hive MLS
• 2015-08-10 Listed $35,500 Hive MLS
• 2015-05-05 Sold (Public Records) $40,000 Public Records
• 2014-02-27 Sold (Public Records) $40,000 Public Records
• 2014-02-26 Sold (MLS) $5,000 Hive MLS
• 2013-02-18 Listed $11,000 Hive MLS
• 2008-02-22 Sold (Public Records) $40,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $697 · +1.5% YoY. Source: county tax records.