101 W Pine Forest Rd · Calypso, NC 28365

$169,900

3 bd · 1.0 ba · 1,028 sqft · SingleFamily public records · 147 Days on market

Built 1967 0.32 ac lot Est $148k · 15% over

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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 +17.8/30.0
• DSCR +5.6/10.0
• 1% rule +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• ARV discount +0.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Over 10K price improvement! Beautifully updated 3-bedroom, 2-full-bath brick home offering comfort, durability, and modern finishes. The kitchen features granite countertops and stainless-steel appliances, opening to inviting living spaces with hardwood floors and new carpet throughout. Enjoy central heat and air, a beautifully tiled shower, and thoughtful updates throughout. Outside, you'll find a covered front porch, carport, and a nice-size backyard, perfect for everyday living or entertaining.

Key facts

• Covered front porch
• Carport
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• HARDWOOD FLOORS
• TILED SHOWER
• COVERED FRONT PORCH
• CARPORT

Property features AI

Finance

• Other: Property located in Duplin County
• HOA & community: No homeowners association

Exterior

• Parking: One-car carport
• Utilities: Public water; Septic tank sewer
• Home design: Single-story house; Site-built construction
• Construction: Brick veneer construction; Composition roof; Site-built structure
• Exterior features: Composition roof; Brick veneer exterior; Lot of about 0.32 acres; Publicly maintained road access

Interior

• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central electric heating; Electric cooling with heat pump; Ceiling fans
• Interior features: Carpet and hardwood flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $139 ($2k/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 $146k (14.1% below list).
• Recommended offer: $146k (14.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#198 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, crime F, amenities F.
• Duplin County Schools (rural): math 23% / reading 32% proficiency, ranked #153 of 178 in NC (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: North Duplin Elementary (math 25% / reading 37%, grade F, #954 of 1,410 statewide, top 68%, 714 students, 100% FRL); North Duplin Jr Sr High (math 32% / reading 41%, grade F, #423 of 535 statewide, top 79%, 604 students, 100% FRL) — zoned schools average 100% FRL vs 74% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 11 active listings in the ZIP; 134 units permitted in Duplin County in 2024 (0 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 $5k of value loss. Plan a longer hold.
• Duplin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; 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 $146,007 (14.1% below list)

Questions for the listing agent

1. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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: 0.86% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.50%
• DSCR: 1.16
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $148,032
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 E Pine Forest Rd	0.29mi	2/1.0 (-1)	1,100 (+7%)	22mo	$158,000	$144	52

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-18,759
• Equity at exit: $25,333

10-year hold

• IRR: -1.6%
• Equity multiple: 0.89×
• Total profit: $-5,250
• Equity at exit: $14,690

Cash invested: $47,572 (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 28365

• Home prices YoY: -30.2%
• Active inventory: 11
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,460 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$53 /mo · $633/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $139

Break-even live

Break-even rent $1,284

Max offer price $169,900

Occupancy floor 85%

Sensitivity live

Price	-10% $235	-5% $187	+0% $139	+5% $91	+10% $43
Rent	-10% $24	-5% $81	+0% $139	+5% $197	+10% $254
Rate	-1.0pp $224	-0.5pp $182	base $139	+0.5pp $95	+1.0pp $50

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $169,900 Active 147 DOM
2. 2026-06-19
   days on market $169,900 Active 145 DOM
3. 2026-06-18
   days on market $169,900 Active 144 DOM
4. 2026-06-17
   days on market $169,900 Active 143 DOM
5. 2026-06-16
   days on market $169,900 Active 142 DOM
6. 2026-06-15
   days on market $169,900 Active 141 DOM
7. 2026-06-14
   days on market $169,900 Active 139 DOM
8. 2026-06-13
   days on market $169,900 Active 138 DOM
9. 2026-06-10
   pricedays on market $169,900 Active 136 DOM
10. 2026-06-09
    days on market $174,900 Active 135 DOM
11. 2026-06-08
    days on market $174,900 Active 134 DOM
12. 2026-06-07
    days on market $174,900 Active 133 DOM
13. 2026-06-05
    days on market $174,900 Active 130 DOM
14. 2026-06-03
    days on market $174,900 Active 129 DOM
15. 2026-06-02
    days on market $174,900 Active 128 DOM
16. 2026-06-01
    days on market $174,900 Active 127 DOM
17. 2026-05-31
    days on market $174,900 Active 126 DOM
18. 2026-05-30
    days on market $174,900 Active 125 DOM
19. 2026-04-20
    status Active 502-char remark

    Show marketing remark (502 chars)

    Over 10K price improvement! Beautifully updated 3-bedroom, 2-full-bath brick home offering comfort, durability, and modern finishes. The kitchen features granite countertops and stainless-steel appliances, opening to inviting living spaces with hardwood floors and new carpet throughout. Enjoy central heat and air, a beautifully tiled shower, and thoughtful updates throughout. Outside, you'll find a covered front porch, carport, and a nice-size backyard, perfect for everyday living or entertaining.

20. 2026-04-20
    status Active

    Show marketing remark (502 chars)

    Over 10K price improvement! Beautifully updated 3-bedroom, 2-full-bath brick home offering comfort, durability, and modern finishes. The kitchen features granite countertops and stainless-steel appliances, opening to inviting living spaces with hardwood floors and new carpet throughout. Enjoy central heat and air, a beautifully tiled shower, and thoughtful updates throughout. Outside, you'll find a covered front porch, carport, and a nice-size backyard, perfect for everyday living or entertaining.

21. 2026-04-12
    historical Active Under Contract 502-char remark

    Show marketing remark (502 chars)

    Over 10K price improvement! Beautifully updated 3-bedroom, 2-full-bath brick home offering comfort, durability, and modern finishes. The kitchen features granite countertops and stainless-steel appliances, opening to inviting living spaces with hardwood floors and new carpet throughout. Enjoy central heat and air, a beautifully tiled shower, and thoughtful updates throughout. Outside, you'll find a covered front porch, carport, and a nice-size backyard, perfect for everyday living or entertaining.

22. 2026-04-11
    status Pending
23. 2026-04-06
    price $174,900 502-char remark

    Show marketing remark (502 chars)

    Over 10K price improvement! Beautifully updated 3-bedroom, 2-full-bath brick home offering comfort, durability, and modern finishes. The kitchen features granite countertops and stainless-steel appliances, opening to inviting living spaces with hardwood floors and new carpet throughout. Enjoy central heat and air, a beautifully tiled shower, and thoughtful updates throughout. Outside, you'll find a covered front porch, carport, and a nice-size backyard, perfect for everyday living or entertaining.

24. 2026-04-06
    price $174,900

    Show marketing remark (502 chars)

    Over 10K price improvement! Beautifully updated 3-bedroom, 2-full-bath brick home offering comfort, durability, and modern finishes. The kitchen features granite countertops and stainless-steel appliances, opening to inviting living spaces with hardwood floors and new carpet throughout. Enjoy central heat and air, a beautifully tiled shower, and thoughtful updates throughout. Outside, you'll find a covered front porch, carport, and a nice-size backyard, perfect for everyday living or entertaining.

25. 2026-04-02
    price $179,900 502-char remark

    Show marketing remark (502 chars)

    Over 10K price improvement! Beautifully updated 3-bedroom, 2-full-bath brick home offering comfort, durability, and modern finishes. The kitchen features granite countertops and stainless-steel appliances, opening to inviting living spaces with hardwood floors and new carpet throughout. Enjoy central heat and air, a beautifully tiled shower, and thoughtful updates throughout. Outside, you'll find a covered front porch, carport, and a nice-size backyard, perfect for everyday living or entertaining.

26. 2026-03-08
    price $179,900
27. 2026-02-18
    price $190,000 502-char remark

    Show marketing remark (502 chars)

    Over 10K price improvement! Beautifully updated 3-bedroom, 2-full-bath brick home offering comfort, durability, and modern finishes. The kitchen features granite countertops and stainless-steel appliances, opening to inviting living spaces with hardwood floors and new carpet throughout. Enjoy central heat and air, a beautifully tiled shower, and thoughtful updates throughout. Outside, you'll find a covered front porch, carport, and a nice-size backyard, perfect for everyday living or entertaining.

28. 2026-02-18
    price $190,000

    Show marketing remark (502 chars)

    Over 10K price improvement! Beautifully updated 3-bedroom, 2-full-bath brick home offering comfort, durability, and modern finishes. The kitchen features granite countertops and stainless-steel appliances, opening to inviting living spaces with hardwood floors and new carpet throughout. Enjoy central heat and air, a beautifully tiled shower, and thoughtful updates throughout. Outside, you'll find a covered front porch, carport, and a nice-size backyard, perfect for everyday living or entertaining.

29. 2026-01-16
    listed $195,000 Active 502-char remark

    Show marketing remark (502 chars)

    Over 10K price improvement! Beautifully updated 3-bedroom, 2-full-bath brick home offering comfort, durability, and modern finishes. The kitchen features granite countertops and stainless-steel appliances, opening to inviting living spaces with hardwood floors and new carpet throughout. Enjoy central heat and air, a beautifully tiled shower, and thoughtful updates throughout. Outside, you'll find a covered front porch, carport, and a nice-size backyard, perfect for everyday living or entertaining.

30. 2026-01-16
    listed $195,000 Active

    Show marketing remark (502 chars)

    Over 10K price improvement! Beautifully updated 3-bedroom, 2-full-bath brick home offering comfort, durability, and modern finishes. The kitchen features granite countertops and stainless-steel appliances, opening to inviting living spaces with hardwood floors and new carpet throughout. Enjoy central heat and air, a beautifully tiled shower, and thoughtful updates throughout. Outside, you'll find a covered front porch, carport, and a nice-size backyard, perfect for everyday living or entertaining.

31. 2022-03-04
    soldstatus $145,000 269-char remark

    Show marketing remark (269 chars)

    New New New!! 3 Bedrooms 2 Baths! New Roof, New HVAC, New Cabinets, New Windows, Granite Counter tops, Beautiful hardwood floors, En-suite bedroom with gorgeous tiled shower. Large back yard. Located minutes from University of Mount Olive. Newly Decorated. Ranch stype.

32. 2022-03-04
    soldstatus $145,000

    Show marketing remark (269 chars)

    New New New!! 3 Bedrooms 2 Baths! New Roof, New HVAC, New Cabinets, New Windows, Granite Counter tops, Beautiful hardwood floors, En-suite bedroom with gorgeous tiled shower. Large back yard. Located minutes from University of Mount Olive. Newly Decorated. Ranch stype.

33. 2022-01-28
    listed $139,900 269-char remark

    Show marketing remark (269 chars)

    New New New!! 3 Bedrooms 2 Baths! New Roof, New HVAC, New Cabinets, New Windows, Granite Counter tops, Beautiful hardwood floors, En-suite bedroom with gorgeous tiled shower. Large back yard. Located minutes from University of Mount Olive. Newly Decorated. Ranch stype.

ⓘ 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: $633 · $53/mo
• Projected year-2 tax: $1,393 · $116/mo
• Expected delta: +$760/yr (+$63/mo · 120.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $17,521
• − Mortgage interest: −$9,517
• − Property taxes: −$633
• − Insurance: −$850
• − Repairs & maintenance: −$1,402
• − Management: −$1,402
• − Depreciation: −$4,943
• Taxable loss: −$1,225
• Est. tax savings @ 24.0%: +$294
• After-tax cash flow: $1,961/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: Duplin County Schools
• NCES district ID: 3701200
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 32% ▼ -1.00%
• Median HH income: $34,900
• Composite: 22.66/100
• National rank: #8052
• State rank: #153 of 178 in NC

Livability — Calypso

• Score: 68/100
• State rank: #198
• US rank: #9790

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 440
• Population (ZIP): 15,008

Population outlook (Duplin County) Hauer SSP2

• Today (2025): 57,701 people
• By 2030: 56,333 · -2.4%
• By 2040: 52,736 · -8.6%
• By 2050: 48,426 · -16.1%
• By 2075: 36,339 · -37.0%
• By 2100: 23,866 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 56% Hispanic / Latino 20% Black 19% Two or more races 11%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Hispanic 2% Romanian 1% Slovak 1%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 80% English-only · Spanish 17% French/Haitian/Cajun 2% Korean 1%

Political lean MEDSL · Duplin

• 2024 margin: Strong R (+28.9) · D 35.2% · R 64.2%
• 2008→2024 swing: -19.5pp toward R · 2008: -9.4pp · 2024: -28.9pp
• All cycles: 2024: R+28.9 2020: R+22.1 2016: R+19.2 2012: R+11.8 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.91%
• Current HPI: 168.7507
• 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

+25.0% since first listed

15 events — show timeline

• 2026-04-20 Relisted — Hive MLS
• 2026-04-20 Relisted — TMLS
• 2026-04-12 Contingent — Hive MLS
• 2026-04-11 Pending — TMLS
• 2026-04-06 Price Changed $174,900 Hive MLS
• 2026-04-06 Price Changed $174,900 TMLS
• 2026-04-02 Price Changed $179,900 Hive MLS
• 2026-03-08 Price Changed $179,900 TMLS
• 2026-02-18 Price Changed $190,000 Hive MLS
• 2026-02-18 Price Changed $190,000 TMLS
• 2026-01-16 Listed $195,000 Hive MLS
• 2026-01-16 Listed $195,000 TMLS
• 2022-03-04 Sold (Public Records) $145,000 Public Records
• 2022-03-04 Sold (MLS) $145,000 Hive MLS
• 2022-01-28 Listed $139,900 Hive MLS

Property tax history

+7.9%/yr

Latest (2025): $633 · +12.0% YoY. Source: county tax records.