4425 Nc 903 · Stokes, NC 27871

$30,000

2 bd · 1.0 ba · 1,094 sqft · SingleFamily · 3 Days on market

Built 1901 Poor condition 1.49 ac lot Est $28k · 5% over

---

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 +15.0/30.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• ARV discount +5.0/15.0
• Appreciation +5.0/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.5/5.0

Listing remarks

Investor special with exceptional potential on 1.49 wooded acres in a rural setting. Built in 1901, this 2 bedroom, 1.5 bath home offers approximately 1,094 square feet and includes an upstairs loft area with a half bath that can be used as a 3rd bedroom. There is a detached 12x16 outbuilding for additional storage. The property offers the potential to subdivide into 2 lots, presenting additional opportunities for investors, builders, or those seeking a redevelopment project. The home previously experienced roof leaks that caused ceiling damage prior to the roof being replaced. Mildew and possible mold are present. Property is being sold as-is and will require significant renovation or may

Key facts

• Upstairs loft area
• Detached outbuilding
• Roof replaced

Tags

• UPSTAIRS LOFT AREA
• DETACHED OUTBUILDING
• ROOF REPLACED
• SIGNIFICANT RENOVATION

Property features AI

Finance

• Other: Lot size approximately 1.49 acres
• HOA & community: No association

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Public sewer; Electricity available; Septic connected; Sewer connected; Water available
• Home design: House; One and one-half stories; Wooded lot, not waterfront; Facing direction not specified
• Construction: Vinyl siding; Asphalt roof; Built with standard foundation (year built not provided)
• Exterior features: Front porch; Rear porch; Outbuilding; Heavily wooded lot; Two drive entrances

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heat; Central air conditioning
• Interior features: Carpet and hardwood flooring; Fixer condition

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $30k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $853 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).

Location & tenants

• Location reads 63/100 on livability (#405 in NC) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: schools D, amenities F, commute 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.
• Market conditions: 21 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 ($207 loan paydown + $900 appreciation (3.0% local appreciation)).
• Pitt County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 4.48% ✓
• Cap rate: 40.43%
• Cash-on-cash: 121.93%
• DSCR: 6.43
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $28,444
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4425 Nc 903	0.00mi	2/1.0	1,094 (0%)	0mo	$28,000	$26	100

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

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 7.90×
• Total profit: $57,993
• Equity at exit: $13,489

10-year hold

• IRR: —
• Equity multiple: 16.51×
• Total profit: $130,300
• Equity at exit: $20,789

Cash invested: $8,400 (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 27871

• Active inventory: 21
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,343 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $853

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 31%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-01
   status $30,000 Pending 3 DOM
2. 2026-05-31
   days on market $30,000 Active 3 DOM
3. 2026-05-30
   days on market $30,000 Active 2 DOM
4. 2026-05-28
   listed $30,000 Active

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,113
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$873
• Taxable income: $10,382
• Est. tax owed @ 24.0%: −$2,492
• After-tax cash flow: $7,750/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 · 6 photos

Poor 30/100 Extensive rehab

This property requires extensive renovation, including roof replacement and exterior repairs, to become move-in ready. Significant value can be added through these improvements, enhancing both resale and rental potential.

Repairs flagged

• Major roof — Significant damage
• Major siding — Weathered and damaged
• Major landscaping — Overgrown and debris-filled
• Major fencing — In poor condition

Value-add opportunities

• Both roof replacement — Critical to safety and appearance
• Both exterior painting — Enhances curb appeal and value
• Both landscaping and debris removal — Improves curb appeal and safety
• Both fencing repair — Enhances safety and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage	Major	$15,000–50,000
siding · Weathered and damaged	Major	$15,000–50,000
landscaping · Overgrown and debris-filled	Major	$15,000–50,000
fencing · In poor condition	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both roof replacement — Critical to safety and appearance ↑
• Both exterior painting — Enhances curb appeal and value ↑
• Both landscaping and debris removal — Improves curb appeal and safety ↑
• Both fencing repair — Enhances safety and property 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 — Stokes

• Score: 63/100
• State rank: #405
• US rank: #15382

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,608
• Population (ZIP): 3,559

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 0.60)
• Race & ethnicity: Black 45% White 45% Two or more races 10% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Serbian 3% Lithuanian 1% Italian 1%
• Foreign-born: 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: —
• Current HPI: —
• 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 event — show timeline

• 2026-05-28 Listed $30,000 TMLS