310 Chicopee Rd · Benson, NC 27504

$209,900

3 bd · 1.0 ba · 1,350 sqft · SingleFamily · 187 Days on market

Built 1923 0.43 ac lot Est $288k · 27% under ↓ 2% since listing

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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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming ranch-style home in the heart of Benson! NEW SOUND BARRIER INSTALLED between the home and I-95--- More privacy-- Significantly Less Traffic Noise. The Home offers over 1,300 square feet of comfortable living space, this beautifully maintained home sits on nearly half an acre, providing plenty of room to enjoy outdoor living. Covered Rocking Chair Front Porch. Step inside to a welcoming entry foyer that opens into a spacious layout, featuring a formal dining room perfect for gatherings and entertaining. The large laundry/mudroom offers practical convenience. Outside, you'll find an additional outbuilding, ideal for a workshop, storage, or creative space. This property combines comfort, character, and versatility — all just minutes from downtown Benson and major highways. A must-see!

Key facts

• Formal dining room
• 0.43 acre lot
• 4 parking spots

Tags

• FORMAL DINING ROOM
• LARGE LAUNDRY MUDROOM
• ADDITIONAL OUTBUILDING

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Open parking for 4 vehicles; Circular driveway; On-street parking
• Utilities: Public water; Public sewer; Electricity connected; Cable connected
• Home design: Site-built single-story home; One level
• Construction: Wood siding; Shingle roof; Brick/mortar and combination foundation; Built as site built construction
• Exterior features: Covered front porch; Porch; Storage; Outbuilding, shed(s), and workshop on the property; Grassed yard

Interior

• Kitchen: Electric range; Refrigerator; Eat-in kitchen
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Electric heating with heat pump; Central air conditioning; Ceiling fans
• Interior features: Bathtub/shower combination; Built-in features; Ceiling fans; Dining area; Eat-in kitchen; Entrance foyer; Primary bedroom on main level
• Laundry & utility: Laundry room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $90 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (7.1% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.2% in Benson — 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 68/100 on livability (#205 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities D-, commute F.
• Johnston County Public Schools (rural): math 39% / reading 42% proficiency, ranked #105 of 178 in NC (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Benson Elementary (math 27% / reading 32%, grade F, #975 of 1,410 statewide, top 71%, 608 students, 74% FRL); Benson Middle (math 27% / reading 32%, grade F, #343 of 475 statewide, top 73%, 511 students, 69% FRL); South Johnston High (math 27% / reading 27%, grade F, #468 of 535 statewide, top 88%, 1,331 students, 56% FRL) — zoned schools average 66% FRL vs 41% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 342 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 2,783 units permitted in Johnston County in 2024 (6 in 5+ unit buildings).
• This rent runs 35% of the median local income ($67k/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 $6k of value loss. Plan a longer hold.
• Johnston County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 187 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% 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 $184,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 187 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.84%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $287,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 S Eastwood Dr Unit (Lot 11)	0.33mi	3/2.0	1,360 (+1%)	3mo	$294,900	$217	77
302 S Eastwood Dr	0.31mi	3/2.0	1,360 (+1%)	14mo	$279,000	$205	69
307 E Holmes St	0.55mi	3/2.0	1,360 (+1%)	2mo	$259,500	$191	68
404 S Eastwood Dr	0.39mi	3/2.0	1,372 (+2%)	11mo	$300,000	$219	66
400 S Eastwood Dr	0.37mi	3/2.0	1,374 (+2%)	11mo	$300,000	$218	66
1015 E Maplewood	0.41mi	3/2.0	1,385 (+3%)	12mo	$279,000	$201	63
603 E Hill St	0.41mi	3/1.5	1,221 (-10%)	7mo	$232,500	$190	58
1013 E Maplewood Dr	0.44mi	3/2.0	1,379 (+2%)	22mo	$290,000	$210	53
202 W Hill St	0.69mi	3/2.0	1,314 (-3%)	13mo	$280,000	$213	48
303 W Parrish Dr	0.69mi	2/1.5 (-1)	1,281 (-5%)	5mo	$232,000	$181	48
305 E Holmes St	0.55mi	2/1.0 (-1)	1,200 (-11%)	13mo	$255,000	$213	40
205 E Holmes St	0.59mi	3/2.0	1,175 (-13%)	23mo	$256,000	$218	28

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-28,231
• Equity at exit: $31,297

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-17,056
• Equity at exit: $18,148

Cash invested: $58,772 (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 27504

• Home prices YoY: -14.5%
• Active inventory: 342
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,950 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,148/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $90

Break-even live

Break-even rent $1,836

Max offer price $209,900

Occupancy floor 90%

Sensitivity live

Price	-10% $235	-5% $163	+0% $90	+5% $18	+10% $-55
Rent	-10% $-64	-5% $13	+0% $90	+5% $167	+10% $244
Rate	-1.0pp $196	-0.5pp $144	base $90	+0.5pp $36	+1.0pp $-19

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 S Ryals St Benson, NC	3.0	2.5	1615	$1,800	$1.11	18d	1	0.67mi
516 S Ryals St Benson, NC	3.0	2.5	1615	$1,850	$1.15	18d	1	0.67mi
510 S Ryals St Benson, NC	3.0	2.5	1615	$1,800	$1.11	18d	1	0.67mi
514 S Ryals St Benson, NC	3.0	2.5	1615	$1,800	$1.11	18d	1	0.67mi
504 S Ryals St Benson, NC	3.0	2.5	1615	$1,800	$1.11	18d	1	0.67mi
500 S Ryals St Benson, NC	3.0	2.5	1615	$1,850	$1.15	18d	1	0.68mi
608 S Blackmon St Benson, NC	3.0	2.5	1563	$1,800	$1.15	25d	1	0.75mi
610 S Blackmon St Benson, NC	3.0	2.5	1563	$1,800	$1.15	25d	1	0.75mi

Listing history 27 events

1. 2026-06-21
   days on market $209,900 Active 187 DOM
2. 2026-06-18
   days on market $209,900 Active 184 DOM
3. 2026-06-17
   days on market $209,900 Active 183 DOM
4. 2026-06-16
   days on market $209,900 Active 182 DOM
5. 2026-06-15
   days on market $209,900 Active 181 DOM
6. 2026-06-13
   days on market $209,900 Active 179 DOM
7. 2026-06-13
   days on market $209,900 Active 178 DOM
8. 2026-06-09
   days on market $209,900 Active 175 DOM
9. 2026-06-08
   days on market $209,900 Active 174 DOM
10. 2026-06-07
    pricedays on market $209,900 Active 173 DOM
11. 2026-06-05
    days on market $224,900 Active 170 DOM
12. 2026-06-03
    days on market $224,900 Active 169 DOM
13. 2026-06-02
    days on market $224,900 Active 168 DOM
14. 2026-06-01
    days on market $224,900 Active 167 DOM
15. 2026-05-31
    days on market $224,900 Active 166 DOM
16. 2026-03-17
    price $224,900 823-char remark

    Show marketing remark (823 chars)

    Welcome to this charming ranch-style home in the heart of Benson! NEW SOUND BARRIER INSTALLED between the home and I-95--- More privacy-- Significantly Less Traffic Noise. The Home offers over 1,300 square feet of comfortable living space, this beautifully maintained home sits on nearly half an acre, providing plenty of room to enjoy outdoor living. Covered Rocking Chair Front Porch. Step inside to a welcoming entry foyer that opens into a spacious layout, featuring a formal dining room perfect for gatherings and entertaining. The large laundry/mudroom offers practical convenience. Outside, you'll find an additional outbuilding, ideal for a workshop, storage, or creative space. This property combines comfort, character, and versatility — all just minutes from downtown Benson and major highways. A must-see!

17. 2026-03-17
    price $224,900

    Show marketing remark (823 chars)

    Welcome to this charming ranch-style home in the heart of Benson! NEW SOUND BARRIER INSTALLED between the home and I-95--- More privacy-- Significantly Less Traffic Noise. The Home offers over 1,300 square feet of comfortable living space, this beautifully maintained home sits on nearly half an acre, providing plenty of room to enjoy outdoor living. Covered Rocking Chair Front Porch. Step inside to a welcoming entry foyer that opens into a spacious layout, featuring a formal dining room perfect for gatherings and entertaining. The large laundry/mudroom offers practical convenience. Outside, you'll find an additional outbuilding, ideal for a workshop, storage, or creative space. This property combines comfort, character, and versatility — all just minutes from downtown Benson and major highways. A must-see!

18. 2025-12-17
    listed $229,900 Active 823-char remark

    Show marketing remark (823 chars)

    Welcome to this charming ranch-style home in the heart of Benson! NEW SOUND BARRIER INSTALLED between the home and I-95--- More privacy-- Significantly Less Traffic Noise. The Home offers over 1,300 square feet of comfortable living space, this beautifully maintained home sits on nearly half an acre, providing plenty of room to enjoy outdoor living. Covered Rocking Chair Front Porch. Step inside to a welcoming entry foyer that opens into a spacious layout, featuring a formal dining room perfect for gatherings and entertaining. The large laundry/mudroom offers practical convenience. Outside, you'll find an additional outbuilding, ideal for a workshop, storage, or creative space. This property combines comfort, character, and versatility — all just minutes from downtown Benson and major highways. A must-see!

19. 2025-12-16
    listed $229,900 Active
20. 2025-10-13
    historical
21. 2025-06-11
    status Active
22. 2025-06-11
    status Active
23. 2025-05-23
    status Pending
24. 2025-05-23
    status Pending
25. 2025-05-23
    historical
26. 2025-05-01
    listed $229,900 Active
27. 2025-04-28
    listed $229,900 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $23,406
• − Mortgage interest: −$11,758
• − Property taxes: −$3,148
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$6,106
• Taxable loss: −$2,401
• Est. tax savings @ 24.0%: +$576
• After-tax cash flow: $1,660/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: Johnston County Public Schools
• NCES district ID: 3702370
• Math proficiency: 39% ▲ 4.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $50,912
• Composite: 34.99/100
• National rank: #5052
• State rank: #105 of 178 in NC

Livability — Benson

• Score: 68/100
• State rank: #205
• US rank: #9985

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Benson, NC
• County: Johnston County · 175,441 people
• City population: 17,079
• Metro: Raleigh-Cary, NC
• Population (ZIP): 17,079
• Household income: $66,724
• Rent vs Own: 26.5% rent · 73.5% own
• Severe rent burden: 554.0

Population outlook (Johnston County) Hauer SSP2

• Today (2025): 222,440 people
• By 2030: 240,227 · +8.0%
• By 2040: 274,616 · +23.5%
• By 2050: 304,915 · +37.1%
• By 2075: 369,507 · +66.1%
• By 2100: 406,280 · +82.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (65%)
• Race & ethnicity: White 65% Hispanic / Latino 16% Black 15% Two or more races 10%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 85% English-only · Spanish 15%

Political lean MEDSL · Johnston

• 2024 margin: Strong R (+21.5) · D 38.7% · R 60.2% · Other 1.1%
• 2008→2024 swing: +2.2pp toward D · 2008: -23.7pp · 2024: -21.5pp
• All cycles: 2024: R+21.5 2020: R+24.3 2016: R+30.7 2012: R+27.8 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -42.79%
• Current HPI: 252.3984
• Rent YoY: —
• Metro: Raleigh-Cary, 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

-2.2% since first listed

12 events — show timeline

• 2026-03-17 Price Changed $224,900 Hive MLS
• 2026-03-17 Price Changed $224,900 TMLS
• 2025-12-17 Listed $229,900 Hive MLS
• 2025-12-16 Listed $229,900 TMLS
• 2025-10-13 Listing Removed — Hive MLS
• 2025-06-11 Relisted — Hive MLS
• 2025-06-11 Relisted — TMLS
• 2025-05-23 Pending — Hive MLS
• 2025-05-23 Pending — TMLS
• 2025-05-23 Listing Removed — TMLS
• 2025-05-01 Listed $229,900 TMLS
• 2025-04-28 Listed $229,900 Hive MLS