84 Hardy Dr · Snow Hill, NC 28580

$78,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 191 Days on market

Built 1994 0.35 ac lot ↓ 22% since listing

---

Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

3 bedroom, 2 bath with large great room with fireplace. Conveniently located between Snow Hill and Kinston. Perfect for either homeowner or investor. Call today!

Key facts

• 0.35 acre lot
• Built 1994
• Listed 190 days

Property features AI

Finance

• Other: Zoning: RA; Private road frontage; Lot is approximately 0.35 acres

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Septic tank sewer; No additional utilities listed
• Home design: Manufactured home; Single-story; Residential property
• Construction: Vinyl siding; Shingle roof; Crawl space foundation; Built as a manufactured home
• Exterior features: Porch; Storage outbuilding; Level lot; Has a view; No additional exterior amenities listed

Interior

• Kitchen: Range; Dishwasher
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Range; Dishwasher; Electric water heater; Washer hookup; Crawl space basement; Total of 5 rooms
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $78k.

Deal economics

• At list price, monthly cash flow is $360 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $78k).
• Recommended offer: $69k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#319 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B; Watch: amenities F, commute F, employment F.
• Greene County Schools (rural): math 25% / reading 32% proficiency, ranked #151 of 178 in NC (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Greene County Intermediate (math 22% / reading 28%, grade F, #1,101 of 1,410 statewide, top 79%, 358 students, 99% FRL); Greene County Middle (math 21% / reading 32%, grade F, #381 of 475 statewide, top 81%, 680 students, 100% FRL) — zoned schools average 99% FRL vs 77% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 33 active listings in the ZIP; 52 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($539 loan paydown + $2k appreciation (2.9% local appreciation)).
• Greene County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $66k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $68,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.46% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.80%
• DSCR: 1.88
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $184,680
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
247 Fred Harrison Rd	0.70mi	3/2.0	1,512 (-7%)	10mo	$172,000	$114	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.93% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.0%
• Equity multiple: 2.47×
• Total profit: $32,063
• Equity at exit: $34,755

10-year hold

• IRR: 26.7%
• Equity multiple: 4.77×
• Total profit: $82,388
• Equity at exit: $53,317

Cash invested: $21,840 (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 28580

• Home prices YoY: 1.5%
• Active inventory: 33
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,138 medium
• Mortgage (P&I): −$409
• Tax est. 1.5%: −$98 /mo · $1,170/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $360

Break-even live

Break-even rent $682

Max offer price $78,000

Occupancy floor 63%

Sensitivity live

Price	-10% $414	-5% $387	+0% $360	+5% $333	+10% $306
Rent	-10% $270	-5% $315	+0% $360	+5% $405	+10% $450
Rate	-1.0pp $400	-0.5pp $380	base $360	+0.5pp $340	+1.0pp $320

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: $19,500
• Closing costs: $2,340
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $78,000 Active 191 DOM
2. 2026-06-18
   days on market $78,000 Active 190 DOM
3. 2026-06-17
   days on market $78,000 Active 189 DOM
4. 2026-06-16
   days on market $78,000 Active 188 DOM
5. 2026-06-15
   days on market $78,000 Active 187 DOM
6. 2026-06-14
   days on market $78,000 Active 185 DOM
7. 2026-06-13
   days on market $78,000 Active 184 DOM
8. 2026-06-10
   days on market $78,000 Active 182 DOM
9. 2026-06-09
   days on market $78,000 Active 181 DOM
10. 2026-06-08
    days on market $78,000 Active 180 DOM
11. 2026-06-07
    days on market $78,000 Active 179 DOM
12. 2026-06-05
    days on market $78,000 Active 176 DOM
13. 2026-06-03
    days on market $78,000 Active 175 DOM
14. 2026-06-02
    days on market $78,000 Active 174 DOM
15. 2026-06-01
    days on market $78,000 Active 173 DOM
16. 2026-05-31
    days on market $78,000 Active 172 DOM
17. 2026-05-30
    days on market $78,000 Active 171 DOM
18. 2025-12-10
    listed $78,000 Active
19. 2025-06-27
    soldstatus $66,500 Closed 161-char remark

    Show marketing remark (161 chars)

    3 bedroom, 2 bath with large great room with fireplace. Conveniently located between Snow Hill and Kinston. Perfect for either homeowner or investor. Call today!

20. 2025-06-25
    soldstatus $66,500
21. 2025-05-29
    status Pending 161-char remark

    Show marketing remark (161 chars)

    3 bedroom, 2 bath with large great room with fireplace. Conveniently located between Snow Hill and Kinston. Perfect for either homeowner or investor. Call today!

22. 2025-05-28
    listed $74,900 Active 161-char remark

    Show marketing remark (161 chars)

    3 bedroom, 2 bath with large great room with fireplace. Conveniently located between Snow Hill and Kinston. Perfect for either homeowner or investor. Call today!

23. 2024-04-24
    status Pending
24. 2024-04-23
    historical
25. 2024-03-21
    price $74,900
26. 2024-03-05
    price $84,900
27. 2024-01-30
    price $92,500
28. 2023-12-29
    listed $99,900 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,661
• − Mortgage interest: −$4,369
• − Property taxes: −$1,170
• − Insurance: −$390
• − Repairs & maintenance: −$1,093
• − Management: −$1,093
• − Depreciation: −$2,269
• Taxable income: $3,277
• Est. tax owed @ 24.0%: −$786
• After-tax cash flow: $3,537/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: Greene County Schools
• NCES district ID: 3701830
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 32% ▲ 2.00%
• Median HH income: $38,566
• Composite: 23.84/100
• National rank: #7806
• State rank: #151 of 178 in NC

Livability — Snow Hill

• Score: 65/100
• State rank: #319
• US rank: #13179

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 12,048
• Population (ZIP): 12,048

Population outlook (Greene County) Hauer SSP2

• Today (2025): 21,070 people
• By 2030: 20,745 · -1.5%
• By 2040: 19,582 · -7.1%
• By 2050: 18,104 · -14.1%
• By 2075: 14,181 · -32.7%
• By 2100: 9,573 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 42% Black 36% Hispanic / Latino 14% Two or more races 13%
• Hispanic origin (detail): Mexican 11% Puerto Rican 2%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 5% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Greene

• 2024 margin: R (+18.1) · D 40.7% · R 58.8%
• 2008→2024 swing: -12.2pp toward R · 2008: -5.9pp · 2024: -18.1pp
• All cycles: 2024: R+18.1 2020: R+11.9 2016: R+9.8 2012: R+7.7 2008: R+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.93%
• Current HPI: 197.4523
• 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

-21.9% since first listed

11 events — show timeline

• 2025-12-10 Listed $78,000 Hive MLS
• 2025-06-27 Sold (MLS) $66,500 Hive MLS
• 2025-06-25 Sold (Public Records) $66,500 Public Records
• 2025-05-29 Pending — Hive MLS
• 2025-05-28 Listed $74,900 Hive MLS
• 2024-04-24 Pending — Hive MLS
• 2024-04-23 Listing Removed — Hive MLS
• 2024-03-21 Price Changed $74,900 Hive MLS
• 2024-03-05 Price Changed $84,900 Hive MLS
• 2024-01-30 Price Changed $92,500 Hive MLS
• 2023-12-29 Listed $99,900 Hive MLS

Property tax history

-11.5%/yr

Latest (2025): $107 · +0.0% YoY. Source: county tax records.