205 Peach St · South Mills, NC 27976

$324,990

3 bd · 2.5 ba · 1,520 sqft · Townhouse · 79 Days on market

Built 2026 Est $344k · 5% under $100/mo HOA · 3% of rent

---

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 +17.7/30.0
• ARV discount +9.9/15.0
• DSCR +5.5/10.0
• 1% rule +5.2/10.0
• Schools +5.2/10.0
• Appreciation +4.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Ready in May! The Juniper townhome combines all the amenities of single-family living with total convenience. The main level is highlighted by a gourmet kitchen that's open to the living area so you'll never miss a moment. Choose the optional island for more workspace. A dining area provides room for entertaining or cozy evenings at home. Upstairs, three large bedrooms offer plenty of closet space and a generous hall bath. The luxury owner's suite is a quiet retreat with its own full bath and huge large closet. The lower level provides plenty of storage space. Discover all The Juniper has to offer.

Key facts

• $100 HOA
• Garage
• Built 2026

Property features AI

Finance

• Other: Neighborhood: SOUTH MILLS LANDING TOWNS; Directions/GPS: 102 Tee Olive Street, South Mills, NC 27976
• HOA & community: Has an HOA managed by GOODMAN PROPERTY MANAGEMENT; HOA fee approximately $100 monthly

Exterior

• Parking: Attached 1-car garage
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Attached property; Townhouse, Traditional style; 3 stories; Slab foundation; Simple ownership
• Construction: Vinyl exterior; Asphalt shingle roof; Slab foundation
• Exterior features: Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Range
• Bedrooms: No bedroom and full bathroom on the first floor; Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Carpet and laminate flooring
• Laundry & utility: Washer hookup; Dryer hookup; Energy Star appliances

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $325k.

Deal economics

• At list price, monthly cash flow is $261 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $325k).
• Recommended offer: $305k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 5.0% in South Mills — 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 57/100 on livability (#612 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: amenities F, commute F, employment F.
• Camden County Schools (rural): math 56% / reading 64% proficiency, ranked #29 of 178 in NC (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Grandy Primary (math 87% / reading 72%, grade A, #24 of 1,410 statewide, top 2%, 607 students, 32% FRL); Camden County High (math 62% / reading 62%, grade B-, #184 of 535 statewide, top 37%, 464 students, 25% FRL).
• Market conditions: 86 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 105 units permitted in Camden County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $974 of equity ($2k loan paydown + $-1k appreciation (-0.4% local appreciation)).
• Camden County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Recommended offer $305,490 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
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: 1.02% ✓
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $343,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Peach St	0.03mi	3/2.5	1,520 (0%)	2mo	$296,310	$195	97
216 Peach St	0.05mi	3/2.5	1,520 (0%)	3mo	$313,485	$206	95
112 Tee Olive St	0.01mi	3/2.5	1,311 (-14%)	3mo	$330,990	$252	74
214 Peach St	0.14mi	3/2.5	1,307 (-14%)	3mo	$293,910	$225	68
204 Peach St	0.49mi	3/2.5	1,307 (-14%)	1mo	$289,680	$222	53
102 Tee Olive St	0.49mi	3/2.5	1,307 (-14%)	1mo	$294,990	$226	53
206 Peach St	0.49mi	3/2.5	1,307 (-14%)	2mo	$289,405	$221	52
202 Peach St	0.49mi	3/2.5	1,307 (-14%)	2mo	$315,150	$241	52
208 Peach St	0.49mi	3/2.5	1,307 (-14%)	2mo	$289,520	$222	52
220 Peach St	0.49mi	3/2.5	1,307 (-14%)	3mo	$302,360	$231	52
218 Peach St	0.49mi	3/2.5	1,307 (-14%)	3mo	$303,450	$232	52
226 Peach St	0.49mi	3/2.5	1,307 (-14%)	3mo	$314,450	$241	52

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

Projected returns pro-forma

-0.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.3%
• Equity multiple: 1.01×
• Total profit: $1,300
• Equity at exit: $88,057

10-year hold

• IRR: 6.3%
• Equity multiple: 1.65×
• Total profit: $59,047
• Equity at exit: $100,935

Cash invested: $90,997 (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 27976

• Home prices YoY: -0.2%
• Active inventory: 86
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,300 medium
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$100
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $261

Break-even live

Break-even rent $2,970

Max offer price $324,990

Occupancy floor 87%

Sensitivity live

Price	-10% $486	-5% $373	+0% $261	+5% $149	+10% $36
Rent	-10% $0	-5% $131	+0% $261	+5% $391	+10% $522
Rate	-1.0pp $425	-0.5pp $344	base $261	+0.5pp $177	+1.0pp $91

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: $81,248
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Pampas ST South Mills, NC	4.0	2.5	1903	$3,300	$1.73	3d	1	0.62mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 17 events

1. 2026-06-03
   statusdays on market $324,990 Under Contract 79 DOM
2. 2026-06-02
   days on market $324,990 Active 78 DOM
3. 2026-06-01
   days on market $324,990 Active 77 DOM
4. 2026-05-31
   days on market $324,990 Active 76 DOM
5. 2026-05-12
   price $324,990

   Show marketing remark (605 chars)

   Ready in May! The Juniper townhome combines all the amenities of single-family living with total convenience. The main level is highlighted by a gourmet kitchen that's open to the living area so you'll never miss a moment. Choose the optional island for more workspace. A dining area provides room for entertaining or cozy evenings at home. Upstairs, three large bedrooms offer plenty of closet space and a generous hall bath. The luxury owner's suite is a quiet retreat with its own full bath and huge large closet. The lower level provides plenty of storage space. Discover all The Juniper has to offer.

6. 2026-05-12
   price $324,990 605-char remark

   Show marketing remark (605 chars)

   Ready in May! The Juniper townhome combines all the amenities of single-family living with total convenience. The main level is highlighted by a gourmet kitchen that's open to the living area so you'll never miss a moment. Choose the optional island for more workspace. A dining area provides room for entertaining or cozy evenings at home. Upstairs, three large bedrooms offer plenty of closet space and a generous hall bath. The luxury owner's suite is a quiet retreat with its own full bath and huge large closet. The lower level provides plenty of storage space. Discover all The Juniper has to offer.

7. 2026-05-11
   listed $324,990 Active 1107-char remark

   Show marketing remark (1107 chars)

   Discover Ryan Homes at South Mills Towns. Experience the pride of homeownership with new garage townhomes, yards and amenities off Route 17 in South Mills. The community is convenient to Hampton Roads (just 30 minutes to Chesapeake) with low North Carolina taxes and highly-rated Camden County schools. Discover the last end-unit Juniper townhome, offering all the comforts of single-family living with unmatched convenience. The main level features a bright, open layout anchored by a gourmet kitchen with a spacious island that flows seamlessly into the living area-perfect for everyday living and entertaining. A dedicated dining space adds versatility for gatherings or quiet evenings in. Upstairs, three generously sized bedrooms provide abundant closet space and are complemented by a well-appointed hall bath. The luxury owner's suite serves as a private retreat, complete with a full bath and an expansive walk-in closet. The lower level offers bonus flexibility, ideal for a home office, gym, or recreation room. Don't miss your chance to own this final end-unit Juniper. Schedule your visit today!

8. 2026-04-03
   price $314,990

   Show marketing remark (605 chars)

   Ready in May! The Juniper townhome combines all the amenities of single-family living with total convenience. The main level is highlighted by a gourmet kitchen that's open to the living area so you'll never miss a moment. Choose the optional island for more workspace. A dining area provides room for entertaining or cozy evenings at home. Upstairs, three large bedrooms offer plenty of closet space and a generous hall bath. The luxury owner's suite is a quiet retreat with its own full bath and huge large closet. The lower level provides plenty of storage space. Discover all The Juniper has to offer.

9. 2026-04-03
   price $314,990 605-char remark

   Show marketing remark (605 chars)

   Ready in May! The Juniper townhome combines all the amenities of single-family living with total convenience. The main level is highlighted by a gourmet kitchen that's open to the living area so you'll never miss a moment. Choose the optional island for more workspace. A dining area provides room for entertaining or cozy evenings at home. Upstairs, three large bedrooms offer plenty of closet space and a generous hall bath. The luxury owner's suite is a quiet retreat with its own full bath and huge large closet. The lower level provides plenty of storage space. Discover all The Juniper has to offer.

10. 2026-03-31
    price $299,990
11. 2026-03-17
    price $309,990
12. 2026-03-16
    status Active 605-char remark

    Show marketing remark (605 chars)

    Ready in May! The Juniper townhome combines all the amenities of single-family living with total convenience. The main level is highlighted by a gourmet kitchen that's open to the living area so you'll never miss a moment. Choose the optional island for more workspace. A dining area provides room for entertaining or cozy evenings at home. Upstairs, three large bedrooms offer plenty of closet space and a generous hall bath. The luxury owner's suite is a quiet retreat with its own full bath and huge large closet. The lower level provides plenty of storage space. Discover all The Juniper has to offer.

13. 2026-03-16
    price $309,990 605-char remark

    Show marketing remark (605 chars)

    Ready in May! The Juniper townhome combines all the amenities of single-family living with total convenience. The main level is highlighted by a gourmet kitchen that's open to the living area so you'll never miss a moment. Choose the optional island for more workspace. A dining area provides room for entertaining or cozy evenings at home. Upstairs, three large bedrooms offer plenty of closet space and a generous hall bath. The luxury owner's suite is a quiet retreat with its own full bath and huge large closet. The lower level provides plenty of storage space. Discover all The Juniper has to offer.

14. 2026-03-16
    status Active

    Show marketing remark (605 chars)

    Ready in May! The Juniper townhome combines all the amenities of single-family living with total convenience. The main level is highlighted by a gourmet kitchen that's open to the living area so you'll never miss a moment. Choose the optional island for more workspace. A dining area provides room for entertaining or cozy evenings at home. Upstairs, three large bedrooms offer plenty of closet space and a generous hall bath. The luxury owner's suite is a quiet retreat with its own full bath and huge large closet. The lower level provides plenty of storage space. Discover all The Juniper has to offer.

15. 2026-01-16
    price $325,650
16. 2026-01-16
    listed $325,650
17. 2026-01-16
    historical

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

Taxation est. · year 1

• Rental income: $39,600
• − Mortgage interest: −$18,204
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,168
• − Management: −$3,168
• − HOA: −$1,200
• − Depreciation: −$9,454
• Taxable loss: −$2,095
• Est. tax savings @ 24.0%: +$503
• After-tax cash flow: $3,635/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: Camden County Schools
• NCES district ID: 3700600
• Math proficiency: 56% ▲ 8.00%
• Reading proficiency: 64% ▲ 4.00%
• Median HH income: $59,622
• Composite: 51.97/100
• National rank: #1643
• State rank: #29 of 178 in NC

Livability — South Mills

• Score: 57/100
• State rank: #612
• US rank: #22229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Mills, NC
• Population (ZIP): 4,237

Population outlook (Camden County) Hauer SSP2

• Today (2025): 10,980 people
• By 2030: 11,246 · +2.4%
• By 2040: 11,562 · +5.3%
• By 2050: 11,572 · +5.4%
• By 2075: 11,450 · +4.3%
• By 2100: 10,648 · -3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Scotch-Irish 4% Portuguese 3% Romanian 3%
• Languages at home: 98% English-only · Arabic 1%

Political lean MEDSL · Camden

• 2024 margin: Solid R (+50.8) · D 24.2% · R 75.0%
• 2008→2024 swing: -18.8pp toward R · 2008: -32.0pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+46.6 2016: R+45.8 2012: R+34.0 2008: R+32.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.39%
• Current HPI: 174.2102
• 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

-0.2% since first listed

13 events — show timeline

• 2026-05-12 Price Changed $324,990 REINMLS
• 2026-05-12 Price Changed $324,990 Hive MLS
• 2026-05-11 Listed $324,990 Zillow
• 2026-04-03 Price Changed $314,990 REINMLS
• 2026-04-03 Price Changed $314,990 Hive MLS
• 2026-03-31 Price Changed $299,990 REINMLS
• 2026-03-17 Price Changed $309,990 REINMLS
• 2026-03-16 Relisted — Hive MLS
• 2026-03-16 Price Changed $309,990 Hive MLS
• 2026-03-16 Relisted — REINMLS
• 2026-01-16 Listing Removed — REINMLS
• 2026-01-16 Listed $325,650 REINMLS
• 2026-01-16 Price Changed $325,650 REINMLS