103 Mosby Cir Unit A/B · Greenville, NC 27834

$215,000

4 bd · 2.0 ba · 1,864 sqft · Condo · 34 Days on market

Built 1981 Poor condition

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Why this score? — see what drove the D 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 +13.0/30.0
• ARV discount +7.5/15.0
• DSCR +3.9/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• 1% rule +3.7/10.0
• Schools +3.6/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Each unit can rent for $450/month. Located in quiet cul-de-sac area. No HOA. Priced to sell quickly. Selling as-is, where-is. Needs work. Can close ASAP, BRING ALL OFFERS!!! Submit proof financing with offer.

Key facts

• Full brick duplex
• 9,583 sq ft lot
• Built 1981

Tags

• FULL BRICK DUPLEX
• GREENVILLE CITY LIMITS

Property features AI

Finance

• Other: Property located on a cul-de-sac; Has a view; Subdivision: Shenandoah
• Financial info:
• HOA & community: Homeowners association with park and playground amenities

Exterior

• Parking: Assigned parking on concrete; No garage
• Security:
• Utilities: Public water; Electricity connected; Sewer connected; Water connected
• Home design: Duplex (residential income); One story
• Construction: Brick veneer and frame construction; Shingle roof; Crawl space foundation
• Exterior features: Covered front porch; No additional exterior features listed

Interior

• Kitchen: Electric cooktop; Range; Refrigerator; Dishwasher
• Bedrooms:
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms:
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Electric water heater; No notable built-in exterior interior features listed
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath condo listed at $215k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-11 ($-126/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (13.1% below list).
• Recommended offer: $187k (13.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.8% in Greenville — 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 77/100 on livability (#30 in NC, #2,977 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: crime 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: Ridgewood Elementary (math 50% / reading 57%, grade C, #335 of 1,410 statewide, top 24%, 722 students, 47% FRL); E B Aycock Middle (math 27% / reading 30%, grade F, #355 of 475 statewide, top 76%, 661 students, 99% FRL); South Central (math 42% / reading 51%, grade D-, #344 of 535 statewide, top 64%, 1,675 students, 55% FRL).
• Market conditions: Rents rising fast (+5.4%/yr); 356 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,300 units permitted in Pitt County in 2024 (204 in 5+ unit buildings).
• At $1,867/mo this rent would consume 46% of the median local household income ($49k/yr) (locally 3319% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• It's been on market 34 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $15k; list at $215k implies a 1333% 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 $186,746 (13.1% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.87% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.44% rent growth · sell at horizon

5-year hold

• IRR: -13.9%
• Equity multiple: 0.49×
• Total profit: $-30,785
• Equity at exit: $32,057

10-year hold

• IRR: -1.6%
• Equity multiple: 0.88×
• Total profit: $-7,296
• Equity at exit: $18,589

Cash invested: $60,200 (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 27834

• Rents YoY: 5.4%
• Active inventory: 356
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,867 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-11

Break-even live

Break-even rent $1,881

Max offer price $213,477

Occupancy floor 96%

Sensitivity live

Price	-10% $138	-5% $64	+0% $-11	+5% $-85	+10% $-159
Rent	-10% $-158	-5% $-84	+0% $-11	+5% $63	+10% $137
Rate	-1.0pp $98	-0.5pp $44	base $-11	+0.5pp $-66	+1.0pp $-123

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3536 Lena Ln Greenville, NC	4.0	3.0	2450	$2,250	$0.92	15d	1	0.51mi
207 Belvedere Dr Greenville, NC	3.0	2.0	1695	$2,300	$1.36	23d	1	0.82mi
1951 Cambria Dr Unit B Greenville, NC	3.0	3.0	1552	$1,800	$1.16	23d	1	0.95mi
1632 Cambria Dr Unit B Greenville, NC	3.0	3.0	1919	$2,000	$1.04	23d	1	0.99mi
1151 Cross Creek Cir Greenville, NC	3.0	2.5	1338	$1,600	$1.20	23d	1	1.16mi
1151 Cross Creek Cir Unit D Greenville, NC	3.0	2.5	1338	$1,550	$1.16	15d	1	1.21mi
3278 Colony Ct Greenville, NC	1.0–3.0	1.0–2.0	1170	$1,350	$1.15	23d	1	1.22mi
2221 Brookville Dr Unit B Greenville, NC	3.0	2.0	1508	$1,700	$1.13	23d	1	1.25mi
205 South Pointe Dr Unit B Winterville, NC	3.0	2.5	1584	$1,900	$1.20	23d	1	1.28mi
1015 Spring Forest Rd Unit F5 Greenville, NC	3.0	2.5	1453	$1,200	$0.83	23d	1	1.30mi
2500 Brookville Dr Greenville, NC	3.0	2.0	1423	$1,800	$1.26	15d	1	1.32mi
1035 Spring Forest Rd Greenville, NC	3.0	2.0–2.5	1453	$1,450	$1.00	23d	2	1.33mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-21
   days on market $215,000 Active 34 DOM
2. 2026-06-19
   days on market $215,000 Active 32 DOM
3. 2026-06-18
   days on market $215,000 Active 31 DOM
4. 2026-06-17
   days on market $215,000 Active 30 DOM
5. 2026-06-16
   days on market $215,000 Active 29 DOM
6. 2026-06-15
   days on market $215,000 Active 28 DOM
7. 2026-06-13
   days on market $215,000 Active 25 DOM
8. 2026-06-10
   days on market $215,000 Active 23 DOM
9. 2026-06-09
   days on market $215,000 Active 22 DOM
10. 2026-06-08
    days on market $215,000 Active 21 DOM
11. 2026-06-07
    days on market $215,000 Active 20 DOM
12. 2026-06-05
    days on market $215,000 Active 17 DOM
13. 2026-06-03
    days on market $215,000 Active 16 DOM
14. 2026-06-02
    days on market $215,000 Active 15 DOM
15. 2026-06-01
    days on market $215,000 Active 14 DOM
16. 2026-05-31
    days on market $215,000 Active 13 DOM
17. 2026-05-30
    days on market $215,000 Active 12 DOM
18. 2026-05-16
    listed $215,000 Active
19. 2011-10-06
    soldstatus $15,000 208-char remark

    Show marketing remark (212 chars)

    Investors take note! 2 BR, 1 BA duplex. Located in quiet cul-de-sac area, No HOA. Priced to sell quickly. Selling as-is, where-is. Needs work. Can close ASAP, BRING ALL OFFERS!! Submit proof financing with offer.

20. 2011-10-06
    soldstatus $15,000 212-char remark

    Show marketing remark (212 chars)

    Investors take note! 2 BR, 1 BA duplex. Located in quiet cul-de-sac area, No HOA. Priced to sell quickly. Selling as-is, where-is. Needs work. Can close ASAP, BRING ALL OFFERS!! Submit proof financing with offer.

21. 2011-05-10
    listed $17,900 208-char remark

    Show marketing remark (212 chars)

    Investors take note! 2 BR, 1 BA duplex. Located in quiet cul-de-sac area, No HOA. Priced to sell quickly. Selling as-is, where-is. Needs work. Can close ASAP, BRING ALL OFFERS!! Submit proof financing with offer.

22. 2011-05-10
    listed $17,900 212-char remark

    Show marketing remark (212 chars)

    Investors take note! 2 BR, 1 BA duplex. Located in quiet cul-de-sac area, No HOA. Priced to sell quickly. Selling as-is, where-is. Needs work. Can close ASAP, BRING ALL OFFERS!! Submit proof financing with offer.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,410
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$6,255
• Taxable loss: −$3,774
• Est. tax savings @ 24.0%: +$906
• After-tax cash flow: $779/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and updates to bring it up to market standards, significantly impacting its resale and rental value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major roof — No visible damage, but age is unknown
• Major interior walls/paint — No visible interior, but age is unknown
• Major bathrooms — No visible bathrooms, but age is unknown
• Major kitchen — No visible kitchen, but age is unknown
• Major HVAC/mechanicals — No visible HVAC/mechanicals, but age is unknown
• Major windows — No visible windows, but age is unknown
• Major foundation/structure — No visible foundation/structure, but age is unknown

Value-add opportunities

• Both exterior siding replacement — Improves curb appeal and value
• Both roof replacement — Essential for long-term value
• Both interior painting — Enhances interior aesthetics and value
• Both bathroom updates — Modernizes and increases rental value
• Both kitchen updates — Modernizes and increases rental value
• Both HVAC/mechanical upgrades — Improves comfort and energy efficiency
• Both window replacements — Enhances energy efficiency and curb appeal
• Both foundation/structure repairs — Ensures structural integrity and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
roof · No visible damage, but age is unknown	Major	$15,000–50,000
interior walls/paint · No visible interior, but age is unknown	Major	$15,000–50,000
bathrooms · No visible bathrooms, but age is unknown	Major	$15,000–50,000
kitchen · No visible kitchen, but age is unknown	Major	$15,000–50,000
HVAC/mechanicals · No visible HVAC/mechanicals, but age is unknown	Major	$15,000–50,000
windows · No visible windows, but age is unknown	Major	$15,000–50,000
foundation/structure · No visible foundation/structure, but age is unknown	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both exterior siding replacement — Improves curb appeal and value ↑
• Both roof replacement — Essential for long-term value ↑
• Both interior painting — Enhances interior aesthetics and value ↑
• Both bathroom updates — Modernizes and increases rental value ↑
• Both kitchen updates — Modernizes and increases rental value ↑
• Both HVAC/mechanical upgrades — Improves comfort and energy efficiency ↑
• Both window replacements — Enhances energy efficiency and curb appeal ↑
• Both foundation/structure repairs — Ensures structural integrity and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Greenville

• Score: 77/100
• State rank: #30
• US rank: #2977

Category grades

Amenities C Commute A+ 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: Greenville, NC
• County: Pitt County · 142,592 people
• City population: 115,121
• Metro: Greenville, NC
• Population (ZIP): 56,347
• Household income: $48,935
• Rent vs Own: 62.6% rent · 37.4% own
• Severe rent burden: 3319.0

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 0.59)
• Race & ethnicity: Black 54% White 33% Hispanic / Latino 8% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 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: ▼ -187.99%
• Current HPI: 190.6869
• Rent YoY: ▲ 5.44%
• Metro: Greenville, 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

+1101.1% since first listed

5 events — show timeline

• 2026-05-16 Listed $215,000 Hive MLS
• 2011-10-06 Sold (MLS) $15,000 Hive MLS
• 2011-10-06 Sold (MLS) $15,000 Hive MLS
• 2011-05-10 Listed $17,900 Hive MLS
• 2011-05-10 Listed $17,900 Hive MLS