503 Maury St S · Wilson, NC 27893

$165,000

2 bd · 1.0 ba · 775 sqft · SingleFamily public records · 45 Days on market

Built 1964 4,356 sqft lot

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Why this score? — see what drove the D- 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 +10.1/30.0
• ARV discount +7.5/15.0
• Rent growth +4.3/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

This charming ranch-style home has been completely renovated and offers comfortable one-level living with thoughtful updates throughout. Featuring 3 bedrooms and 1 bathroom, the home welcomes you with a covered front porch that creates the perfect spot to relax and unwind. Inside, you'll find durable LVP flooring flowing throughout the home, complemented by smooth ceilings and recessed lighting that add a modern touch to the living spaces. The updated kitchen is equipped with stainless steel appliances and offers both style and functionality for everyday living. Major system updates provide added peace of mind, including a new roof, HVAC system, and water heater all installed earlier this y

Key facts

• Covered front porch
• Lvp flooring
• Fenced-in backyard

Tags

• COVERED FRONT PORCH
• LVP FLOORING
• STAINLESS STEEL APPLIANCES
• FENCED-IN BACKYARD

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: 2 open parking spaces
• Utilities: Public water; Public sewer; Electric service (implied)
• Home design: Single-story house; One level
• Construction: Brick and vinyl siding construction
• Exterior features: Shingle roof

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Heat pump; Central air conditioning
• Interior features: Laminate flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-96 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $113k (31.7% below list).
• Recommended offer: $113k (31.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.4% in Wilson — 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 64/100 on livability (#374 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime F, amenities F, commute F.
• Wilson County Schools (rural): math 38% / reading 40% proficiency, ranked #119 of 178 in NC (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Vick Elementary (math 12% / reading 17%, grade F, #1,331 of 1,410 statewide, top 96%, 323 students, 99% FRL); Forest Hills Middle (math 32% / reading 38%, grade F, #286 of 475 statewide, top 61%, 670 students, 99% FRL); James Hunt High (math 67% / reading 58%, grade B-, #179 of 535 statewide, top 34%, 1,069 students, 60% FRL) — zoned schools average 86% FRL vs 58% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.0%/yr); 261 active listings in the ZIP; lower-income renter base — watch delinquency; 580 units permitted in Wilson County in 2024 (168 in 5+ unit buildings).
• This rent runs 32% of the median local income ($43k/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 $5k of value loss. Plan a longer hold.
• Wilson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,669 (31.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.50%
• DSCR: 0.89
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $70,525
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 Washington St E	0.42mi	2/1.0	792 (+2%)	10mo	$120,000	$152	68
112 East St E	0.40mi	2/1.0	823 (+6%)	10mo	$119,000	$145	63
700 Black Creek Rd SE	0.34mi	2/1.0	749 (-3%)	21mo	$132,500	$177	61
912 Atlantic St E	0.41mi	2/1.0	869 (+12%)	7mo	$35,000	$40	55
106 Spruce St W	0.65mi	2/1.0	771 (-0%)	21mo	$70,000	$91	51
704 Black Creek Rd SE	0.36mi	2/1.0	704 (-9%)	21mo	$160,000	$227	51
1010 Wainwright Ave SE	0.42mi	1/1.0 (-1)	700 (-10%)	15mo	$44,900	$64	47
701 Jordan St S	0.67mi	2/1.0	881 (+14%)	4mo	$39,900	$45	43
327 Finch St SE	0.63mi	2/1.0	730 (-6%)	24mo	$60,000	$82	41
720 Crowell St E	0.69mi	1/1.0 (-1)	682 (-12%)	18mo	$20,000	$29	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 · 7.01% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.39×
• Total profit: $-28,211
• Equity at exit: $24,602

10-year hold

• IRR: -3.3%
• Equity multiple: 0.75×
• Total profit: $-11,688
• Equity at exit: $14,266

Cash invested: $46,200 (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 27893

• Rents YoY: 7.0%
• Active inventory: 261
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$52 /mo · $627/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $-96

Break-even live

Break-even rent $1,248

Max offer price $148,011

Occupancy floor —

Sensitivity live

Price	-10% $-3	-5% $-49	+0% $-96	+5% $-143	+10% $-190
Rent	-10% $-185	-5% $-141	+0% $-96	+5% $-52	+10% $-7
Rate	-1.0pp $-13	-0.5pp $-54	base $-96	+0.5pp $-139	+1.0pp $-182

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   days on market $165,000 Active 45 DOM
2. 2026-06-19
   days on market $165,000 Active 42 DOM
3. 2026-06-18
   days on market $165,000 Active 41 DOM
4. 2026-06-17
   days on market $165,000 Active 40 DOM
5. 2026-06-16
   days on market $165,000 Active 39 DOM
6. 2026-06-15
   days on market $165,000 Active 38 DOM
7. 2026-06-14
   days on market $165,000 Active 36 DOM
8. 2026-06-13
   days on market $165,000 Active 35 DOM
9. 2026-06-10
   days on market $165,000 Active 33 DOM
10. 2026-06-09
    days on market $165,000 Active 32 DOM
11. 2026-06-09
    price $165,000 Active 31 DOM
12. 2026-06-08
    days on market $170,000 Active 31 DOM
13. 2026-06-07
    days on market $170,000 Active 30 DOM
14. 2026-06-05
    days on market $170,000 Active 27 DOM
15. 2026-06-03
    days on market $170,000 Active 26 DOM
16. 2026-06-02
    days on market $170,000 Active 25 DOM
17. 2026-06-01
    days on market $170,000 Active 24 DOM
18. 2026-05-31
    days on market $170,000 Active 23 DOM
19. 2026-05-30
    days on market $170,000 Active 22 DOM
20. 2026-05-08
    listed $170,000 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: $627 · $52/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$726/yr (+$61/mo · 115.9%)

ⓘ 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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $13,520
• − Mortgage interest: −$9,243
• − Property taxes: −$627
• − Insurance: −$825
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$4,800
• Taxable loss: −$4,137
• Est. tax savings @ 24.0%: +$993
• After-tax cash flow: $-161/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: Wilson County Schools
• NCES district ID: 3705020
• Math proficiency: 38% ▲ 2.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $39,342
• Composite: 32.64/100
• National rank: #5665
• State rank: #119 of 178 in NC

Livability — Wilson

• Score: 64/100
• State rank: #374
• US rank: #14674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilson, NC
• County: Wilson County · 57,967 people
• City population: 57,967
• Metro: Wilson, NC
• Population (ZIP): 38,512
• Household income: $42,810
• Rent vs Own: 55.8% rent · 44.2% own
• Severe rent burden: 2175.0

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 82,765 people
• By 2030: 82,492 · -0.3%
• By 2040: 81,054 · -2.1%
• By 2050: 78,610 · -5.0%
• By 2075: 71,865 · -13.2%
• By 2100: 62,792 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 55% White 27% Hispanic / Latino 16% Two or more races 5%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Wilson

• 2024 margin: Toss-up / Even · D 49.8% · R 49.4%
• 2008→2024 swing: -5.7pp toward R · 2008: 6.1pp · 2024: 0.4pp
• All cycles: 2024: D+0.4 2020: D+2.9 2016: D+5.6 2012: D+7.3 2008: D+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -149.54%
• Current HPI: 211.4136
• Rent YoY: ▲ 7.01%
• Metro: Wilson, 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

1 event — show timeline

• 2026-05-08 Listed $170,000 TMLS

Property tax history

-0.2%/yr

Latest (2025): $627 · +71.3% YoY. Source: county tax records.