5927 Berkley Dr · Grifton, NC 28530

$139,900

3 bd · 2.0 ba · 1,904 sqft · Manufactured public records · 4 Days on market

Built 2018 0.36 ac lot

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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 +24.0/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunities like this don't come around often. Nestled in a peaceful setting, this beautifully maintained home offers the perfect blend of comfort, privacy, and everyday convenience. From the moment you arrive, you'll feel the warmth and pride of ownership that make a house truly feel like home. Whether you're looking for a place to put down roots, create lasting memories, or simply enjoy a slower pace of life, this property delivers. Imagine relaxing after a long day, hosting friends and family, or enjoying quiet mornings with your favorite cup of coffee in a place you'll be proud to call your own. Homes with this kind of charm, condition, and value are becoming increasingly difficult to

Key facts

• 0.36 acre lot
• Built 2018
• Listed 3 days

Property features AI

Finance

• Other: Lot approx. 0.36 acres (126 x 126 x 126 x 126); Zoning: RAD

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Sewer available; Water available
• Home design: Manufactured home (residential); One-story; Entry level: 1; Faces: See remarks
• Construction: Aluminum and vinyl siding with frame construction; Shingle roof; Raised foundation; Built as a manufactured home
• Exterior features: Front porch; Shed(s); Has a view; Road frontage on city street and state road

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Kitchen island; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $274 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Cap rate 8.6% vs local median 4.5% in Grifton — 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 62/100 on livability (#444 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: Grifton (math 23% / reading 30%, grade F, #1,073 of 1,410 statewide, top 77%, 391 students, 99% FRL); Ayden Middle (math 34% / reading 39%, grade F, #270 of 475 statewide, top 57%, 388 students, 99% FRL); Ayden-Grifton High (math 32% / reading 42%, grade F, #414 of 535 statewide, top 79%, 659 students, 99% FRL) — zoned schools average 99% FRL vs 56% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 48 active listings in the ZIP; 1,300 units permitted in Pitt County in 2024 (204 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pitt County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $18k; list at $140k implies a 677% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $139,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.6%
• Equity multiple: 0.87×
• Total profit: $-5,272
• Equity at exit: $20,860

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $17,721
• Equity at exit: $12,096

Cash invested: $39,172 (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 28530

• Home prices YoY: -7.1%
• Active inventory: 48
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,457 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$85 /mo · $1,024/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $274

Break-even live

Break-even rent $1,110

Max offer price $139,900

Occupancy floor 76%

Sensitivity live

Price	-10% $353	-5% $313	+0% $274	+5% $234	+10% $194
Rent	-10% $159	-5% $216	+0% $274	+5% $331	+10% $389
Rate	-1.0pp $344	-0.5pp $309	base $274	+0.5pp $237	+1.0pp $201

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $139,900 Active 4 DOM
2. 2026-06-18
   days on market $139,900 Active 3 DOM
3. 2026-06-17
   days on market $139,900 Active 2 DOM
4. 2026-06-15
   remarks 699-char remark
5. 2026-06-15
   listed $139,900 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: $1,024 · $85/mo
• Projected year-2 tax: $1,147 · $96/mo
• Expected delta: +$123/yr (+$10/mo · 12.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 12% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,483
• − Mortgage interest: −$7,837
• − Property taxes: −$1,024
• − Insurance: −$700
• − Repairs & maintenance: −$1,399
• − Management: −$1,399
• − Depreciation: −$4,070
• Taxable income: $1,056
• Est. tax owed @ 24.0%: −$253
• After-tax cash flow: $3,031/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 — Grifton

• Score: 62/100
• State rank: #444
• US rank: #16371

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grifton, NC
• Population (ZIP): 7,055

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 0.64)
• Race & ethnicity: White 48% Black 33% Hispanic / Latino 16% Two or more races 4% Asian 2%
• Hispanic origin (detail): Mexican 11% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 1%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 87% English-only · Spanish 12% Vietnamese 1%

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: ▼ -15.30%
• Current HPI: 201.1297
• 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

+677.2% since first listed

2 events — show timeline

• 2026-06-15 Listed $139,900 Hive MLS
• 2017-11-16 Sold (Public Records) $18,000 Public Records

Property tax history

+29.8%/yr

Latest (2025): $1,024 · +1.2% YoY. Source: county tax records.