11246 U.s. Hwy 301 S · Benson, NC 27504

$205,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 7 Days on market

Built 1942 0.76 ac lot Est $270k · 24% under

---

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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 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 quaint, updated three-bedroom, one-and-a-half-bath single family home with No City taxes and a large yard. No restrictions! No HOA. Situated on . 5 acre lot with adjoining 0.26 acre lot included in the price. This property offers substantial outdoor space for your lifestyle needs. Includes large laundry room with sink. Town of Benson water. Septic tank. Stove 2025. New A/C condenser fan 2025. New water heater element 2025. New bathroom vanity and lighting. New shiplap. Fast Brightspeed Internet. Close to Triangle area, Fayetteville, and Goldsboro. Home is being sold AS IS.

Key facts

• Septic tank
• Stove
• Large yard

Tags

• LARGE YARD
• SUBSTANTIAL OUTDOOR SPACE
• LARGE LAUNDRY ROOM
• TOWN OF BENSON WATER
• SEPTIC TANK
• STOVE

Property features AI

Finance

• HOA & community: No association; No community amenities

Exterior

• Parking: Attached carport (1 space); Driveway parking; Open parking
• Utilities: Public water; Septic tank; Electricity connected; Septic connected; Water connected
• Home design: House; One story; Entry at level 1; Not waterfront; Zoned RAG
• Construction: Vinyl siding; Architectural shingle roof; Combination foundation; Built as a house
• Exterior features: Deck; Front porch; Rain gutters; Outbuilding/storage

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Range hood; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: No listed heating system; Central air; Heat pump; Ceiling fan(s); Electric
• Interior features: Bathtub/shower combination; Ceiling fan(s); High-speed internet; Kitchen/dining room combination; Primary bedroom on main level; Blinds
• Laundry & utility: Main-level laundry room with sink

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $260 ($3k/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 $190k (7.4% below list).
• Recommended offer: $190k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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: schools F, crime F, amenities D-.
• 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.
• Market conditions: 336 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,783 units permitted in Johnston County in 2024 (6 in 5+ unit buildings).
• This rent runs 34% 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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 4y ago 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.
• Current owner paid $146k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — 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 $189,790 (7.4% below list)

Questions for the listing agent

1. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $269,568
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Willa Chase Ct	0.37mi	3/2.0	1,420 (+10%)	12mo	$295,000	$208	52
113 Larksdale Cv	0.44mi	3/2.0	1,451 (+12%)	9mo	$297,000	$205	48
248-A Gilbert Rd	0.57mi	3/2.0	1,485 (+15%)	9mo	$385,000	$259	38

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-16,716
• Equity at exit: $30,566

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $6,470
• Equity at exit: $17,725

Cash invested: $57,400 (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 27504

• Home prices YoY: -14.5%
• Active inventory: 336
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,898 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$79 /mo · $942/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $260

Break-even live

Break-even rent $1,568

Max offer price $205,000

Occupancy floor 81%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
481 Ivey Rd Benson, NC	3.0	2.0	1500	$1,900	$1.27	23d	1	0.80mi

Listing history 4 events

1. 2026-06-13
   statusdays on market $205,000 Pending 7 DOM
2. 2026-06-09
   days on market $205,000 Active 5 DOM
3. 2026-06-08
   remarks 597-char remark
4. 2026-06-08
   listed $205,000 Active 4 DOM

ⓘ 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: $942 · $79/mo
• Projected year-2 tax: $1,681 · $140/mo
• Expected delta: +$739/yr (+$62/mo · 78.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°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: $22,775
• − Mortgage interest: −$11,483
• − Property taxes: −$942
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,822
• − Management: −$1,822
• − Depreciation: −$5,964
• Taxable loss: −$283
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $3,192/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

• 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

+1038.9% since first listed

14 events — show timeline

• 2026-06-04 Listed $205,000 TMLS
• 2026-06-04 Listed $205,000 Hive MLS
• 2022-10-18 Sold (Public Records) $145,500 Public Records
• 2022-10-18 Sold (MLS) $145,500 TMLS
• 2022-10-18 Sold (MLS) $145,500 Hive MLS
• 2022-10-14 Pending — Hive MLS
• 2022-10-08 Pending — TMLS
• 2022-10-07 Relisted — TMLS
• 2022-10-02 Contingent — TMLS
• 2022-09-29 Relisted — TMLS
• 2022-09-20 Contingent — TMLS
• 2022-09-16 Listed $159,900 TMLS
• 2022-09-16 Listed $159,900 Hive MLS
• 1991-06-01 Sold (Public Records) $18,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $942 · +52.0% YoY. Source: county tax records.