3205 Deanswood Dr · Kinston, NC 28504

$144,900

4 bd · 2.0 ba · 1,948 sqft · Manufactured public records · 115 Days on market

Built 2002 0.48 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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located at the end of the street makes this a private location. Shared deck with family room and master bedroom. Large rooms. Ernest money to be certified funds payable to Rogers Townsend and Thomas, PC. Property offered to homeowners through the Freddie M

Key facts

• Screened in porch
• Fenced yard
• Wooded views

Tags

• CORNER LOT
• WOODED VIEWS
• FENCED YARD
• SCREENED IN PORCH
• UPDATED ROOF
• UPDATED WATER HEATER

Property features AI

Exterior

• Parking: Gravel/unpaved parking
• Utilities: Water connected
• Home design: Manufactured home; Single-story (one level); Entry level: 1
• Construction: Vinyl siding with frame construction; Permanent foundation; Built as a manufactured home
• Exterior features: Deck; Screened porch; Side porch; Full backyard chain link fence; Shingle roof; Has a view

Interior

• Kitchen: Kitchen island
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms; Accessible full bathroom
• Heating & cooling: Electric heating; Heat pump; Wall/window cooling units
• Interior features: Kitchen island; Ceiling fans; Window coverings
• Laundry & utility: Hall laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $268 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $145k).
• Recommended offer: $132k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 3.8% in Kinston — 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 55/100 on livability (#640 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime F, amenities F, commute F.
• Lenoir County Public Schools (rural): math 29% / reading 32% proficiency, ranked #147 of 178 in NC (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Banks Elementary (math 36% / reading 37%, grade F, #806 of 1,410 statewide, top 57%, 462 students, 99% FRL); E B Frink Middle (math 35% / reading 35%, grade F, #286 of 475 statewide, top 61%, 540 students, 99% FRL); North Lenoir High (math 52% / reading 36%, grade F, #367 of 535 statewide, top 69%, 975 students, 100% FRL) — zoned schools average 100% FRL vs 65% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 131 active listings in the ZIP; 148 units permitted in Lenoir County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($54k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lenoir 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 115 days — a 9% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $145k implies a 126% 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; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,859 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.01% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.94%
• DSCR: 1.35
• GRM: 8.2

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-6,440
• Equity at exit: $21,605

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $16,204
• Equity at exit: $12,528

Cash invested: $40,572 (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 28504

• Home prices YoY: -12.7%
• Active inventory: 131
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,465 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$69 /mo · $824/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $268

Break-even live

Break-even rent $1,125

Max offer price $144,900

Occupancy floor 77%

Sensitivity live

Price	-10% $350	-5% $309	+0% $268	+5% $227	+10% $186
Rent	-10% $153	-5% $210	+0% $268	+5% $326	+10% $384
Rate	-1.0pp $341	-0.5pp $305	base $268	+0.5pp $231	+1.0pp $193

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-06-04
   days on market $144,900 Active 115 DOM
2. 2026-06-02
   days on market $144,900 Active 114 DOM
3. 2026-06-01
   days on market $144,900 Active 113 DOM
4. 2026-05-31
   days on market $144,900 Active 112 DOM
5. 2026-05-31
   days on market $144,900 Active 111 DOM
6. 2026-04-22
   price $144,900
7. 2026-04-09
   price $149,900
8. 2026-02-08
   listed $154,900 Active
9. 2017-10-30
   soldstatus $64,000
10. 2014-10-14
    soldstatus $73,500
11. 2014-03-30
    historical
12. 2013-09-30
    listed $73,500
13. 2010-11-19
    soldstatus $41,500 256-char remark

    Show marketing remark (256 chars)

    Located at the end of the street makes this a private location. Shared deck with family room and master bedroom. Large rooms. Ernest money to be certified funds payable to Rogers Townsend and Thomas, PC. Property offered to homeowners through the Freddie M

14. 2010-09-20
    listed $45,500 256-char remark

    Show marketing remark (256 chars)

    Located at the end of the street makes this a private location. Shared deck with family room and master bedroom. Large rooms. Ernest money to be certified funds payable to Rogers Townsend and Thomas, PC. Property offered to homeowners through the Freddie M

ⓘ 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: $824 · $69/mo
• Projected year-2 tax: $1,188 · $99/mo
• Expected delta: +$364/yr (+$30/mo · 44.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 7/10 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,577
• − Mortgage interest: −$8,117
• − Property taxes: −$824
• − Insurance: −$724
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$4,215
• Taxable income: $885
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $3,007/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: Lenoir County Public Schools
• NCES district ID: 3702610
• Math proficiency: 29% ▲ 1.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $34,958
• Composite: 25.17/100
• National rank: #7515
• State rank: #147 of 178 in NC

Livability — Kinston

• Score: 55/100
• State rank: #640
• US rank: #23267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Lenoir County · 20,407 people
• City population: 20,407
• Metro: Kinston, NC
• Population (ZIP): 20,407
• Household income: $53,583
• Rent vs Own: 36.3% rent · 63.7% own
• Severe rent burden: 575.0

Population outlook (Lenoir County) Hauer SSP2

• Today (2025): 55,002 people
• By 2030: 53,048 · -3.6%
• By 2040: 49,041 · -10.8%
• By 2050: 45,136 · -17.9%
• By 2075: 36,547 · -33.6%
• By 2100: 27,731 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (59%)
• Race & ethnicity: White 59% Black 33% Hispanic / Latino 5% Two or more races 4%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Serbian 1% Lithuanian 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Asian/Pacific 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Lenoir

• 2024 margin: Lean R (+6.8) · D 46.2% · R 53.0%
• 2008→2024 swing: -6.7pp toward R · 2008: -0.1pp · 2024: -6.8pp
• All cycles: 2024: R+6.8 2020: R+3.5 2016: R+6.3 2012: R+1.5 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -29.45%
• Current HPI: 201.8226
• Rent YoY: —
• Metro: Kinston, 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

+218.5% since first listed

9 events — show timeline

• 2026-04-22 Price Changed $144,900 Hive MLS
• 2026-04-09 Price Changed $149,900 Hive MLS
• 2026-02-08 Listed $154,900 Hive MLS
• 2017-10-30 Sold (Public Records) $64,000 Public Records
• 2014-10-14 Sold (Public Records) $73,500 Public Records
• 2014-03-30 Listing Removed — Hive MLS
• 2013-09-30 Listed $73,500 Hive MLS
• 2010-11-19 Sold (MLS) $41,500 Hive MLS
• 2010-09-20 Listed $45,500 Hive MLS

Property tax history

+0.2%/yr

Latest (2025): $824 · +53.4% YoY. Source: county tax records.