801 Crawford St S · Wilson, NC 27893

$149,900

3 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 46 Days on market

Built 1979 7,405 sqft lot Est $157k · at est.

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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 +20.4/30.0
• ARV discount +9.5/15.0
• DSCR +6.5/10.0
• Rent growth +4.3/5.0
• 1% rule +4.1/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully Updated 3-Bedroom Home! Step into this move-in ready 3-bedroom, 1-bath home featuring a brand-new roof, HVAC system, and AC ductwork. Enjoy modern comfort with luxury vinyl plank flooring, a new water heater, and updated electrical throughout. The bathroom shines with a new toilet and vanity, while fresh paint and new windows fill the home with natural light. Every detail has been thoughtfully updated offering the perfect balance of style, efficiency, and peace of mind.

Key facts

• Updated electrical
• New water heater
• Hvac system

Tags

• NEW ROOF
• HVAC SYSTEM
• AC DUCTWORK
• LUXURY VINYL PLANK FLOORING
• NEW WATER HEATER
• UPDATED ELECTRICAL

Property features AI

Finance

• Other: Zoning: GR6; Subdivision: Wilson

Exterior

• Parking: Has garage; Has attached garage; Concrete on-site parking
• Utilities: Water available
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Brick and frame construction; Built on crawl space
• Exterior features: Shingle roof; No patio or porch; No fencing; Property has a view; Road frontage on city street and state road

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Electric heating; Heat pump cooling
• Interior features: Crawl space basement; Total of 5 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $195 ($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 $137k (8.9% below list).
• Recommended offer: $137k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: Charles H Darden Middle (math 17% / reading 25%, grade F, #424 of 475 statewide, top 90%, 441 students, 99% FRL); Beddingfield High (math 57% / reading 32%, grade F, #352 of 535 statewide, top 68%, 682 students, 98% FRL) — zoned schools average 99% FRL vs 58% district-wide (41 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 38% 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 $4k 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.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $150k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $136,633 (8.9% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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. 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: 0.91% ✗
• Cap rate: 7.85%
• Cash-on-cash: 5.56%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $156,978
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 Meadow St S	0.14mi	3/1.0	1,062 (+4%)	10mo	$154,900	$146	80
903 Aycock St S	0.14mi	2/1.0 (-1)	1,101 (+7%)	6mo	$55,000	$50	71
809 Briggs St S	0.28mi	2/1.0 (-1)	961 (-6%)	4mo	$49,900	$52	68
917 Meadow St S	0.21mi	3/1.0	1,120 (+9%)	11mo	$180,000	$161	66
900 Woodrow St S	0.15mi	2/2.0 (-1)	901 (-12%)	5mo	$172,500	$191	60
701 Jordan St S	0.23mi	2/1.0 (-1)	881 (-14%)	4mo	$39,900	$45	58
910 Randolph St S	0.43mi	2/1.0 (-1)	1,000 (-2%)	19mo	$152,000	$152	55
707 Aycock St S	0.12mi	2/2.0 (-1)	897 (-13%)	12mo	$192,500	$215	54
903 Granger St S	0.52mi	3/1.0	1,107 (+8%)	15mo	$175,000	$158	50
503 Park Ave W	0.72mi	3/1.0	1,045 (+2%)	17mo	$85,000	$81	49
1201 Crawford St S	0.41mi	2/2.0 (-1)	889 (-13%)	8mo	$180,750	$203	43
104 Dewey St SW	0.56mi	2/1.0 (-1)	911 (-11%)	19mo	$139,500	$153	34

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: -3.8%
• Equity multiple: 0.85×
• Total profit: $-6,239
• Equity at exit: $22,351

10-year hold

• IRR: 9.5%
• Equity multiple: 1.85×
• Total profit: $35,790
• Equity at exit: $12,961

Cash invested: $41,972 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,366 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$36 /mo · $436/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $195

Break-even live

Break-even rent $1,120

Max offer price $149,900

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $149,900 Active 46 DOM
2. 2026-06-18
   days on market $149,900 Active 45 DOM
3. 2026-06-17
   days on market $149,900 Active 44 DOM
4. 2026-06-16
   days on market $149,900 Active 43 DOM
5. 2026-06-15
   days on market $149,900 Active 42 DOM
6. 2026-06-14
   days on market $149,900 Active 40 DOM
7. 2026-06-13
   days on market $149,900 Active 39 DOM
8. 2026-06-10
   pricedays on market $149,900 Active 37 DOM
9. 2026-06-09
   days on market $152,000 Active 36 DOM
10. 2026-06-08
    days on market $152,000 Active 35 DOM
11. 2026-06-07
    days on market $152,000 Active 34 DOM
12. 2026-06-05
    days on market $152,000 Active 31 DOM
13. 2026-06-03
    days on market $152,000 Active 30 DOM
14. 2026-06-02
    days on market $152,000 Active 29 DOM
15. 2026-06-01
    days on market $152,000 Active 28 DOM
16. 2026-05-31
    days on market $152,000 Active 27 DOM
17. 2026-05-30
    days on market $152,000 Active 26 DOM
18. 2026-05-20
    price $152,000
19. 2026-05-04
    price $155,000
20. 2026-05-04
    listed $140,000 Active
21. 2026-02-04
    soldstatus $50,000

ⓘ 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: $436 · $36/mo
• Projected year-2 tax: $1,229 · $102/mo
• Expected delta: +$793/yr (+$66/mo · 181.9%)

ⓘ 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 7/10 Severe 78% 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: $16,396
• − Mortgage interest: −$8,397
• − Property taxes: −$436
• − Insurance: −$750
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$4,361
• Taxable loss: −$170
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $2,375/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

+204.0% since first listed

4 events — show timeline

• 2026-05-20 Price Changed $152,000 Hive MLS
• 2026-05-04 Price Changed $155,000 Hive MLS
• 2026-05-04 Listed $140,000 Hive MLS
• 2026-02-04 Sold (Public Records) $50,000 Public Records

Property tax history

-4.9%/yr

Latest (2025): $436 · -0.0% YoY. Source: county tax records.