329 W Jones St · Trenton, NC 28585

$149,000

5 bd · 2.0 ba · 2,936 sqft · SingleFamily public records · 449 Days on market

Built 1920 1.25 ac lot Est $297k · 50% 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 +20.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.7/10.0
• Appreciation +3.9/10.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

HUGE PRICE REDUCTION - City Life with Country Charm This home blends historic character with the opportunity to create your own modern vision. Set on 1.25 acres across a double lot with access from two asphalt city streets, this property offers both convenience and tremendous potential. Currently offering 1 bedroom and 1 bathroom, the home is undergoing a complete renovation. The expansive 1,030 sq. ft. second floor is ready to be finished and awaits your personal touch, providing the chance to expand and customize as you see fit. From the inviting front porch, enjoy peaceful outdoor views framed by mature magnolias, pecans, pines, and azaleas, with grapes, figs, and blueberries right in y

Key facts

• Inviting front porch
• Complete renovation
• 9 foot ceilings

Tags

• COMPLETE RENOVATION
• SPACIOUS CORNER LOT
• INVITING FRONT PORCH
• BAMBOO AND TILE FLOORING
• 9 FOOT CEILINGS
• PANTRY AND LAUNDRY AREA

Property features AI

Finance

• Other: Zoning: Residential
• HOA & community: No association amenities

Exterior

• Parking: On-site parking (gravel/unpaved)
• Utilities: Public water; Natural gas connected; Sewer available; Water available
• Home design: Single-family residence; Residential property; Two levels; Not in a subdivision; Home warranty included
• Construction: Vinyl siding; Metal roof; Built on crawl space
• Exterior features: Porch; No pool; Lot features: see remarks; Road frontage on city street and state road; Irregular lot

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: Total rooms: 5
• Flooring: Bamboo flooring; Tile flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Forced air; Natural gas heating; Zoned heating/cooling; Central air conditioning
• Interior features: High ceilings; Pantry; Crawl space basement
• Laundry & utility: Laundry room; Laundry area in kitchen

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/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 $145k (2.8% below list).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#466 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.
• Jones County Schools (rural): math 34% / reading 43% proficiency, ranked #121 of 178 in NC (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Jones Senior High School (math 35% / reading 47%, grade F, #385 of 535 statewide, top 72%, 557 students, 100% FRL) — zoned schools average 100% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 23 active listings in the ZIP; 39 units permitted in Jones County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jones County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 449 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $149k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 449 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 1920 — 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: 0.97% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $296,536
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
331 W Jones St	0.02mi	5/3.0	2,808 (-4%)	10mo	$190,000	$68	79
326 W Jones St	0.04mi	4/3.0 (-1)	2,849 (-3%)	22mo	$289,000	$101	66

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

Projected returns pro-forma

-2.12% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.84×
• Total profit: $-6,755
• Equity at exit: $28,123

10-year hold

• IRR: 4.1%
• Equity multiple: 1.34×
• Total profit: $14,219
• Equity at exit: $23,261

Cash invested: $41,720 (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 28585

• Home prices YoY: -1.2%
• Active inventory: 23
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,448 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$114 /mo · $1,373/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $186

Break-even live

Break-even rent $1,212

Max offer price $149,000

Occupancy floor 82%

Sensitivity live

Price	-10% $271	-5% $228	+0% $186	+5% $144	+10% $102
Rent	-10% $72	-5% $129	+0% $186	+5% $243	+10% $301
Rate	-1.0pp $261	-0.5pp $224	base $186	+0.5pp $148	+1.0pp $108

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $149,000 Active 449 DOM
2. 2026-06-18
   days on market $149,000 Active 448 DOM
3. 2026-06-17
   price $149,000 Active 447 DOM
4. 2026-06-17
   days on market $149,500 Active 447 DOM
5. 2026-06-16
   days on market $149,500 Active 446 DOM
6. 2026-06-15
   days on market $149,500 Active 445 DOM
7. 2026-06-14
   days on market $149,500 Active 443 DOM
8. 2026-06-13
   pricedays on market $149,500 Active 442 DOM
9. 2026-06-10
   days on market $150,000 Active 440 DOM
10. 2026-06-09
    days on market $150,000 Active 439 DOM
11. 2026-06-08
    days on market $150,000 Active 438 DOM
12. 2026-06-07
    days on market $150,000 Active 437 DOM
13. 2026-06-02
    days on market $150,000 Active 432 DOM
14. 2026-06-01
    days on market $150,000 Active 431 DOM
15. 2026-05-31
    days on market $150,000 Active 430 DOM
16. 2026-05-30
    days on market $150,000 Active 429 DOM
17. 2025-09-29
    price $150,000
18. 2025-08-29
    price $299,000
19. 2025-05-22
    price $325,000
20. 2025-03-27
    listed $335,000 Active
21. 2019-10-08
    soldstatus $62,000
22. 2013-12-04
    soldstatus $82,367

ⓘ 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: $1,373 · $114/mo
• Projected year-2 tax: $1,373 · $114/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,378
• − Mortgage interest: −$8,346
• − Property taxes: −$1,373
• − Insurance: −$745
• − Repairs & maintenance: −$1,390
• − Management: −$1,390
• − Depreciation: −$4,335
• Taxable loss: −$201
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $2,283/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: Jones County Schools
• NCES district ID: 3702400
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $36,517
• Composite: 31.93/100
• National rank: #5849
• State rank: #121 of 178 in NC

Livability — Trenton

• Score: 62/100
• State rank: #466
• US rank: #16957

Category grades

Amenities F Commute F 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

• Census place: Trenton, NC
• Population (ZIP): 3,944

Population outlook (Jones County) Hauer SSP2

• Today (2025): 9,892 people
• By 2030: 9,720 · -1.7%
• By 2040: 9,043 · -8.6%
• By 2050: 8,128 · -17.8%
• By 2075: 6,419 · -35.1%
• By 2100: 5,454 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Black 24% Two or more races 7% Hispanic / Latino 7% Asian 2%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Slovak 1% Portuguese 1% Lithuanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6% Other Indo-European 1%

Political lean MEDSL · Jones

• 2024 margin: Strong R (+25.7) · D 36.8% · R 62.5%
• 2008→2024 swing: -17.3pp toward R · 2008: -8.4pp · 2024: -25.7pp
• All cycles: 2024: R+25.7 2020: R+19.6 2016: R+17.9 2012: R+9.4 2008: R+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.12%
• Current HPI: 173.2593
• 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

+82.1% since first listed

6 events — show timeline

• 2025-09-29 Price Changed $150,000 Hive MLS
• 2025-08-29 Price Changed $299,000 Hive MLS
• 2025-05-22 Price Changed $325,000 Hive MLS
• 2025-03-27 Listed $335,000 Hive MLS
• 2019-10-08 Sold (Public Records) $62,000 Public Records
• 2013-12-04 Sold (Public Records) $82,367 Public Records

Property tax history

+1.6%/yr

Latest (2025): $1,373 · +0.0% YoY. Source: county tax records.