600 Pollock St · Kinston, NC 28501

$120,000

3 bd · 2.0 ba · 2,504 sqft · SingleFamily public records · 31 Days on market

Built 1935 Est $208k · 42% under

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Why this score? — see what drove the B 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 +27.9/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.4/10.0
• 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

2 story just needs some loving , tender care

Key facts

• Built 1935
• Listed 30 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: schools F, crime F, amenities 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.
• Market conditions: 95 active listings in the ZIP; 148 units permitted in Lenoir County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $116,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — 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 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: 1.24% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.14%
• DSCR: 1.58
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $207,832
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
606 College St	0.09mi	3/2.0	2,520 (+1%)	4mo	$40,000	$16	91
1101 Rhem St	0.41mi	3/3.0	2,470 (-1%)	10mo	$258,000	$104	66
1200 W Lenoir Ave	0.55mi	3/2.5	2,577 (+3%)	6mo	$180,000	$70	62
703 Rountree St	0.49mi	4/2.0 (+1)	2,438 (-3%)	12mo	$275,000	$113	58
1009 Rhem St	0.37mi	3/3.0	2,410 (-4%)	19mo	$239,000	$99	56
1500 Pollock St	0.70mi	3/2.0	2,287 (-9%)	2mo	$190,000	$83	51
900 Nelson St	0.38mi	4/2.5 (+1)	2,161 (-14%)	2mo	$130,000	$60	51
1210 Perry Park Dr	0.69mi	3/2.0	2,411 (-4%)	14mo	$275,000	$114	50
805 West Rd	0.39mi	4/2.5 (+1)	2,636 (+5%)	22mo	$209,000	$79	48
1310 Bond St	0.62mi	3/2.0	2,253 (-10%)	13mo	$104,000	$46	44
206 Summit Ave	0.66mi	3/2.0	2,849 (+14%)	4mo	$180,000	$63	43
1221 Sutton Dr	0.74mi	4/2.0 (+1)	2,645 (+6%)	21mo	$235,000	$89	34

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: 3.1%
• Equity multiple: 1.12×
• Total profit: $4,004
• Equity at exit: $17,892

10-year hold

• IRR: 12.6%
• Equity multiple: 2.00×
• Total profit: $33,704
• Equity at exit: $10,375

Cash invested: $33,600 (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 28501

• Home prices YoY: -18.9%
• Active inventory: 95
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,486 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$127 /mo · $1,522/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $368

Break-even live

Break-even rent $1,020

Max offer price $120,000

Occupancy floor 70%

Sensitivity live

Price	-10% $436	-5% $402	+0% $368	+5% $334	+10% $300
Rent	-10% $251	-5% $309	+0% $368	+5% $427	+10% $485
Rate	-1.0pp $428	-0.5pp $399	base $368	+0.5pp $337	+1.0pp $305

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $120,000 Active 31 DOM
2. 2026-06-18
   days on market $120,000 Active 30 DOM
3. 2026-06-17
   days on market $120,000 Active 29 DOM
4. 2026-06-16
   days on market $120,000 Active 28 DOM
5. 2026-06-15
   days on market $120,000 Active 27 DOM
6. 2026-06-14
   days on market $120,000 Active 25 DOM
7. 2026-06-12
   days on market $120,000 Active 24 DOM
8. 2026-06-09
   days on market $120,000 Active 21 DOM
9. 2026-06-08
   days on market $120,000 Active 20 DOM
10. 2026-06-07
    days on market $120,000 Active 19 DOM
11. 2026-06-07
    days on market $120,000 Active 18 DOM
12. 2026-06-04
    days on market $120,000 Active 15 DOM
13. 2026-06-02
    days on market $120,000 Active 14 DOM
14. 2026-06-01
    days on market $120,000 Active 13 DOM
15. 2026-05-31
    days on market $120,000 Active 12 DOM
16. 2026-05-31
    days on market $120,000 Active 11 DOM
17. 2026-05-20
    listed $120,000 Active

ⓘ 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: $1,522 · $127/mo
• Projected year-2 tax: $1,522 · $127/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 3/10 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,835
• − Mortgage interest: −$6,722
• − Property taxes: −$1,522
• − Insurance: −$600
• − Repairs & maintenance: −$1,427
• − Management: −$1,427
• − Depreciation: −$3,491
• Taxable income: $2,647
• Est. tax owed @ 24.0%: −$635
• After-tax cash flow: $3,781/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

• Census place: Kinston, NC
• City population: 20,407
• Population (ZIP): 18,112

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 Black (62%)
• Race & ethnicity: Black 62% White 26% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 5%

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: ▼ -45.17%
• Current HPI: 193.3213
• 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

• 2026-05-20 Listed $120,000 FSBO.com

Property tax history

+8.6%/yr

Latest (2025): $1,522 · +187.6% YoY. Source: county tax records.