120 Ives St · Bethel, NC 27812

$49,900

3 bd · 2.0 ba · 1,708 sqft · SingleFamily public records · 114 Days on market

Built 1901 0.39 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 +5.7/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Older home with some updates in 2017 as vinyl siding, vinyl replacement windows, tile baths and laminate floors. Renovation not completed - Large corner lot with side yard & large back yard for gardening.

Key facts

• Laminate flooring
• Large corner lot
• Foundation repairs

Tags

• LARGE CORNER LOT
• VINYL SIDING
• VINYL REPLACEMENT WINDOWS
• LAMINATE FLOORING
• TILED BATHROOMS
• FOUNDATION REPAIRS

Property features AI

Exterior

• Parking: On-site unpaved parking
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; One level; Residential property
• Construction: Vinyl siding and frame construction; Shingle roof; Crawl space/no basement
• Exterior features: Porch; Corner lot; Has view

Interior

• Kitchen: No appliances listed
• Bedrooms: Total rooms: 6
• Flooring: Laminate; Tile; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: No heating; No cooling
• Interior features: Master bedroom on the main floor; Unfurnished
• Laundry & utility: No laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#238 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute 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: Belvoir Elementary (math 27% / reading 27%, grade F, #1,033 of 1,410 statewide, top 76%, 373 students, 99% FRL); North Pitt High (math 52% / reading 37%, grade F, #352 of 535 statewide, top 68%, 814 students, 100% FRL) — zoned schools average 99% FRL vs 56% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 15 active listings in the ZIP; 1,300 units permitted in Pitt County in 2024 (204 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($345 loan paydown + $667 appreciation (1.3% local appreciation)).
• Pitt County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.3% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $5k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $26k; list at $50k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1901 — 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 $45,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1901 — 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. 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.
7. 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.
8. 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: 2.54% ✓
• Cap rate: 22.08%
• Cash-on-cash: 56.38%
• DSCR: 3.51
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $249,368
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7511 Main Street N	0.21mi	3/2.0	1,853 (+8%)	2mo	$90,000	$49	74
3833 Cherry St	0.30mi	3/2.0	1,730 (+1%)	12mo	$225,000	$130	74
3905 James St	0.11mi	2/1.0 (-1)	1,593 (-7%)	4mo	$130,000	$82	72
216 Crawford St	0.44mi	3/3.0	1,787 (+5%)	0mo	$45,000	$25	68
238 Nelson St	0.28mi	3/2.0	1,468 (-14%)	2mo	$190,000	$129	62
317 W Washington St	0.34mi	3/2.0	1,508 (-12%)	4mo	$270,000	$179	61
255 Nelson St	0.26mi	4/2.5 (+1)	1,508 (-12%)	3mo	$239,994	$159	58
3710 Robinson St	0.34mi	3/2.0	1,529 (-10%)	12mo	$230,000	$150	57
3624 Moore Dr	0.59mi	4/2.5 (+1)	1,710 (+0%)	11mo	$239,997	$140	56
3631 Moore Dr	0.62mi	4/2.5 (+1)	1,508 (-12%)	3mo	$229,986	$153	42
3642 Moore Dr	0.59mi	4/2.5 (+1)	1,508 (-12%)	8mo	$219,996	$146	39
3630 E Moore Dr	0.65mi	4/2.5 (+1)	1,508 (-12%)	12mo	$229,000	$152	33

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

Projected returns pro-forma

1.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.5%
• Equity multiple: 4.12×
• Total profit: $43,588
• Equity at exit: $17,914

10-year hold

• IRR: 60.6%
• Equity multiple: 8.32×
• Total profit: $102,273
• Equity at exit: $24,500

Cash invested: $13,972 (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 27812

• Home prices YoY: 0.7%
• Active inventory: 15
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,268 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$63 /mo · $758/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $656

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 43%

Sensitivity live

Price	-10% $685	-5% $671	+0% $656	+5% $642	+10% $628
Rent	-10% $556	-5% $606	+0% $656	+5% $707	+10% $757
Rate	-1.0pp $682	-0.5pp $669	base $656	+0.5pp $644	+1.0pp $630

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $49,900 Active 114 DOM
2. 2026-06-18
   days on market $49,900 Active 113 DOM
3. 2026-06-17
   days on market $49,900 Active 112 DOM
4. 2026-06-16
   days on market $49,900 Active 111 DOM
5. 2026-06-15
   days on market $49,900 Active 110 DOM
6. 2026-06-13
   days on market $49,900 Active 107 DOM
7. 2026-06-10
   days on market $49,900 Active 105 DOM
8. 2026-06-09
   days on market $49,900 Active 104 DOM
9. 2026-06-08
   days on market $49,900 Active 103 DOM
10. 2026-06-07
    statusdays on market $49,900 Active 102 DOM
11. 2026-05-30
    statusdays on market $49,900 Pending 101 DOM
12. 2026-05-12
    price $49,900
13. 2026-02-04
    listed $55,000 Active
14. 2020-10-13
    soldstatus $26,000 211-char remark

    Show marketing remark (211 chars)

    Older home with some updates in 2017 as vinyl siding, vinyl replacement windows, tile baths and laminate floors. Renovation not completed - Large corner lot with side yard & large back yard for gardening.

15. 2019-11-05
    listed $35,000 211-char remark

    Show marketing remark (211 chars)

    Older home with some updates in 2017 as vinyl siding, vinyl replacement windows, tile baths and laminate floors. Renovation not completed - Large corner lot with side yard & large back yard for gardening.

16. 2019-09-24
    historical
17. 2019-03-13
    listed $49,000

ⓘ 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: $758 · $63/mo
• Projected year-2 tax: $758 · $63/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $15,221
• − Mortgage interest: −$2,795
• − Property taxes: −$758
• − Insurance: −$250
• − Repairs & maintenance: −$1,218
• − Management: −$1,218
• − Depreciation: −$1,452
• Taxable income: $7,532
• Est. tax owed @ 24.0%: −$1,808
• After-tax cash flow: $6,070/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: 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 — Bethel

• Score: 67/100
• State rank: #238
• US rank: #10878

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethel, NC
• City population: 2,059
• Population (ZIP): 2,059

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 0.57)
• Race & ethnicity: Black 50% White 41% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Italian 3% Serbian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▲ 1.34%
• Current HPI: 188.1971
• 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

+1.8% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $49,900 Hive MLS
• 2026-02-04 Listed $55,000 Hive MLS
• 2020-10-13 Sold (MLS) $26,000 Hive MLS
• 2019-11-05 Listed $35,000 Hive MLS
• 2019-09-24 Listing Removed — Hive MLS
• 2019-03-13 Listed $49,000 Hive MLS

Property tax history

+4.0%/yr

Latest (2025): $758 · +0.0% YoY. Source: county tax records.