1110 Colonial Ave · Greenville, NC 27834

$145,000

2 bd · 1.0 ba · 916 sqft · SingleFamily public records · 586 Days on market

Built 1940 7,841 sqft lot Est $112k · 30% over ↓ 43% since listing

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Why this score? — see what drove the F 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 +13.8/30.0
• DSCR +4.2/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

This would be a great starter home or investment property. 2 bedroom 1 bath with an enclosed front porch. Located a block away from the Greenway trail and in close proximity to both ECU and ECU Health. Tenants, lease ending 7-31-25

Key facts

• 7,841 sq ft lot
• 2 parking spots
• Built 1940

Property features AI

Finance

• Other: Located on a city street and state road; Lot size approximately 0.18 acres (50 x 150); Zoning: R-6; Subdivision: Greenville Heights

Exterior

• Parking: On-site paved parking with 2 open spaces
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Asbestos shingle roof
• Exterior features: Enclosed porch; Partial fencing

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Crawl space basement; 5 total rooms
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $14 ($173/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 $114k (21.0% below list).
• Recommended offer: $114k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.8% in Greenville — 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 77/100 on livability (#30 in NC, #2,977 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: crime F, employment 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.
• Zoned schools: Wahl Coates Elementary (math 13% / reading 22%, grade F, #1,283 of 1,410 statewide, top 91%, 423 students, 99% FRL); C M Eppes Middle (math 24% / reading 32%, grade F, #360 of 475 statewide, top 77%, 626 students, 99% FRL); Junius H Rose High (math 52% / reading 61%, grade C, #261 of 535 statewide, top 49%, 1,525 students, 50% FRL) — zoned schools average 83% FRL vs 56% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 350 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,300 units permitted in Pitt County in 2024 (204 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pitt County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 586 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $114,486 (21.0% below list)

Questions for the listing agent

1. It's been on market 586 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. 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. 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?
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: 0.79% ✗
• Cap rate: 6.41%
• Cash-on-cash: 0.43%
• DSCR: 1.02
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $111,752
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1303 Colonial Ave	0.12mi	3/1.0 (+1)	980 (+7%)	2mo	$119,900	$122	76
305 Cadillac St	0.21mi	2/1.0	838 (-8%)	5mo	$115,000	$137	72
1404 W 4th St	0.21mi	2/1.0	816 (-11%)	4mo	$47,000	$58	69
1310 W Third St	0.16mi	2/1.0	1,048 (+14%)	8mo	$27,500	$26	62
13 Vance St	0.23mi	3/1.5 (+1)	1,024 (+12%)	14mo	$150,000	$146	51

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 · 5.44% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.51×
• Total profit: $-19,750
• Equity at exit: $21,620

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-3,803
• Equity at exit: $12,537

Cash invested: $40,600 (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 27834

• Rents YoY: 5.4%
• Active inventory: 350
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,145 high
• Mortgage (P&I): −$760
• Tax from tax record: −$69 /mo · $830/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $14

Break-even live

Break-even rent $1,127

Max offer price $145,000

Occupancy floor 94%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1612 Lincoln Dr Greenville, NC	3.0	1.0	972	$900	$0.93	13d	1	0.48mi
1220 Battle St Greenville, NC	2.0	1.0	689	$825	$1.20	21d	1	0.54mi
504 Davenport St Unit A Greenville, NC	2.0	1.0	900	$895	$0.99	13d	1	0.58mi
1304 Myrtle St Greenville, NC	3.0	1.0	978	$1,375	$1.41	21d	1	0.68mi
550 Pitt-Greene Connector Greenville, NC	4.0	1.0–4.0	1012	$1,102	$1.09	13d	25	0.72mi
400 Arbor St Greenville, NC	2.0	1.0	860	$1,850	$2.15	21d	1	0.86mi
300 Higgs St Unit 300-B Greenville, NC	2.0	1.0	756	$900	$1.19	21d	1	0.91mi
701 Treybrooke Cir Greenville, NC	1.0–2.0	1.5–2.0	1070	$1,650	$1.54	13d	18	0.94mi
1902 Myrtle St Unit 1902-A Greenville, NC	2.0	1.0	848	$850	$1.00	21d	1	0.95mi
411 E 5th St Unit 20 Greenville, NC	1.0	1.0	600	$825	$1.38	21d	1	1.05mi
301 E 12th St Apt 1 Greenville, NC	1.0	1.0	600	$825	$1.38	21d	1	1.21mi
709 Johnston St Unit Y Greenville, NC	2.0	1.0	900	$950	$1.06	21d	1	1.23mi
600 Howell St Apt E Greenville, NC	2.0	1.0	1050	$815	$0.78	21d	1	1.23mi
1710 Garland St Greenville, NC	2.0	1.0	884	$1,195	$1.35	21d	1	1.27mi
640 Brighton Park Dr Greenville, NC	1.0–2.0	1.0–2.0	815	$1,548	$1.90	13d	36	1.35mi
301 S Harding St Greenville, NC	1.0	1.0	564	$850	$1.51	21d	1	1.39mi
2604 Boone Ct Unit A Greenville, NC	2.0	2.0	1068	$1,299	$1.22	21d	1	1.43mi
2601 Richard Dr Unit B Greenville, NC	2.0	2.0	978	$1,250	$1.28	21d	1	1.43mi
2807 Richard Dr Unit B Greenville, NC	2.0	2.0	1068	$1,275	$1.19	21d	1	1.46mi

Listing history 25 events

1. 2026-06-19
   days on market $145,000 Active 586 DOM
2. 2026-06-18
   days on market $145,000 Active 585 DOM
3. 2026-06-17
   days on market $145,000 Active 584 DOM
4. 2026-06-16
   days on market $145,000 Active 583 DOM
5. 2026-06-15
   days on market $145,000 Active 582 DOM
6. 2026-06-13
   days on market $145,000 Active 579 DOM
7. 2026-06-10
   days on market $145,000 Active 577 DOM
8. 2026-06-09
   days on market $145,000 Active 576 DOM
9. 2026-06-08
   days on market $145,000 Active 575 DOM
10. 2026-06-07
    days on market $145,000 Active 574 DOM
11. 2026-06-05
    days on market $145,000 Active 571 DOM
12. 2026-06-03
    days on market $145,000 Active 570 DOM
13. 2026-06-02
    days on market $145,000 Active 569 DOM
14. 2026-06-01
    days on market $145,000 Active 568 DOM
15. 2026-05-31
    days on market $145,000 Active 567 DOM
16. 2026-05-30
    days on market $145,000 Active 566 DOM
17. 2026-03-26
    status Active
18. 2026-03-26
    historical
19. 2026-01-02
    status Active
20. 2025-12-31
    historical
21. 2025-09-02
    status Active
22. 2025-08-31
    historical
23. 2024-11-19
    price $145,000
24. 2024-11-06
    listed $150,000 Active
25. 2020-04-30
    soldstatus $253,500

ⓘ 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: $830 · $69/mo
• Projected year-2 tax: $1,189 · $99/mo
• Expected delta: +$359/yr (+$30/mo · 43.2%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,738
• − Mortgage interest: −$8,122
• − Property taxes: −$830
• − Insurance: −$725
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$4,218
• Taxable loss: −$2,356
• Est. tax savings @ 24.0%: +$565
• After-tax cash flow: $739/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: 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 — Greenville

• Score: 77/100
• State rank: #30
• US rank: #2977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, NC
• County: Pitt County · 142,592 people
• City population: 115,121
• Metro: Greenville, NC
• Population (ZIP): 56,347
• Household income: $48,935
• Rent vs Own: 62.6% rent · 37.4% own
• Severe rent burden: 3319.0

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 0.59)
• Race & ethnicity: Black 54% White 33% Hispanic / Latino 8% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 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: ▼ -187.99%
• Current HPI: 190.6869
• Rent YoY: ▲ 5.44%
• Metro: Greenville, 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

-42.8% since first listed

9 events — show timeline

• 2026-03-26 Relisted — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-01-02 Relisted — Hive MLS
• 2025-12-31 Listing Removed — Hive MLS
• 2025-09-02 Relisted — Hive MLS
• 2025-08-31 Listing Removed — Hive MLS
• 2024-11-19 Price Changed $145,000 Hive MLS
• 2024-11-06 Listed $150,000 Hive MLS
• 2020-04-30 Sold (Public Records) $253,500 Public Records

Property tax history

+11.6%/yr

Latest (2025): $830 · +1.5% YoY. Source: county tax records.