367 Branchwood Dr · Winterville, NC 28590

$247,500

3 bd · 2.0 ba · 1,497 sqft · SingleFamily public records · 6 Days on market

Built 2006 0.26 ac lot Est $244k · at est.

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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 +11.7/30.0
• ARV discount +6.9/15.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• Rent growth +2.9/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3 bedroom, 2 bath home nestled in a quiet location! This well maintained property features stylish LVP flooring, updated countertops, and a full appliance package including a dishwasher, range, and built-in microwave. Enjoy a formal dining room, a spacious laundry room, and a large great room complete with a cozy fireplace, perfect for relaxing or entertaining. The primary suite offers a walk-in closet and a private bath with double vanities. Step outside to a backyard retreat featuring a deck and a storage building with built-in shelving, providing plenty of extra space. A wonderful blend of comfort, functionality, and peaceful living. Don't miss this one!

Key facts

• Formal dining room
• Updated countertops
• Lvp flooring

Tags

• LVP FLOORING
• UPDATED COUNTERTOPS
• FULL APPLIANCE PACKAGE
• FORMAL DINING ROOM
• SPACIOUS LAUNDRY ROOM
• LARGE GREAT ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $-71 ($-853/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (25.3% below list).
• Recommended offer: $185k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.1% in Winterville — 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 76/100 on livability (#33 in NC, #3,282 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute 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: W H Robinson Elementary (math 46% / reading 51%, grade D, #472 of 1,410 statewide, top 34%, 616 students, 59% FRL); E B Aycock Middle (math 27% / reading 30%, grade F, #355 of 475 statewide, top 76%, 661 students, 99% FRL); South Central (math 42% / reading 51%, grade D-, #344 of 535 statewide, top 64%, 1,675 students, 55% FRL).
• Market conditions: Rents rising (+1.4%/yr); 278 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts 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

• 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 $184,800 (25.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.75% ✗
• Cap rate: 5.95%
• Cash-on-cash: -1.23%
• DSCR: 0.95
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $244,011
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
367 Branchwood Dr	0.00mi	3/2.0	1,530 (+2%)	1mo	$244,000	$159	95
2142 Winder Dr	0.15mi	3/2.0	1,491 (-0%)	3mo	$275,900	$185	90
2148 Braselton Dr	0.12mi	3/2.0	1,497 (0%)	8mo	$241,000	$161	87
2136 Winder Dr	0.14mi	3/2.0	1,419 (-5%)	4mo	$269,900	$190	82
2119 Preston Trails Dr	0.20mi	3/2.0	1,473 (-2%)	10mo	$235,000	$160	80
2162 Winder Dr	0.21mi	3/2.0	1,557 (+4%)	15mo	$251,000	$161	71
334 Vernon White Rd	0.25mi	3/2.5	1,687 (+13%)	6mo	$365,000	$216	60
2305 N Miller Cir	0.61mi	3/2.5	1,600 (+7%)	1mo	$305,000	$191	57
393 Branchwood Dr	0.07mi	3/2.5	1,704 (+14%)	18mo	$285,000	$167	57
2414 Glenda St	0.59mi	4/2.0 (+1)	1,326 (-11%)	3mo	$105,000	$79	46
103 Sunshine Ln Unit A	0.67mi	2/2.5 (-1)	1,356 (-9%)	1mo	$189,000	$139	45
2408 Jones St	0.63mi	3/2.0	1,280 (-14%)	11mo	$208,000	$163	37

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 · 1.43% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.31×
• Total profit: $-47,592
• Equity at exit: $36,903

10-year hold

• IRR: -16.3%
• Equity multiple: 0.15×
• Total profit: $-59,038
• Equity at exit: $21,399

Cash invested: $69,300 (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 28590

• Home prices YoY: -23.7%
• Rents YoY: 1.4%
• Active inventory: 278
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,848 high
• Mortgage (P&I): −$1,298
• Tax from tax record: −$130 /mo · $1,560/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-71

Break-even live

Break-even rent $1,938

Max offer price $234,937

Occupancy floor 99%

Sensitivity live

Price	-10% $69	-5% $-1	+0% $-71	+5% $-141	+10% $-211
Rent	-10% $-217	-5% $-144	+0% $-71	+5% $2	+10% $75
Rate	-1.0pp $54	-0.5pp $-8	base $-71	+0.5pp $-135	+1.0pp $-200

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: $61,875
• Closing costs: $7,425
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
904 Persimmon Pl Winterville, NC	2.0	2.0	1154	$1,400	$1.21	22d	1	0.87mi
311 Nantucket Ct Winterville, NC	3.0	2.5	1612	$1,850	$1.15	14d	1	0.91mi
409 Ophelia WAY Winterville, NC	2.0	2.5	1852	$2,170	$1.17	14d	20	1.03mi
720 Carrington Ln Winterville, NC	3.0	2.0	1304	$1,950	$1.50	22d	1	1.05mi
205 South Pointe Dr Unit B Winterville, NC	3.0	2.5	1584	$1,900	$1.20	22d	1	1.17mi
611 Legacy Ct Winterville, NC	1.0–3.0	1.0–2.0	1155	$1,935	$1.67	14d	31	1.23mi
2629 Virginia Mae Ln Winterville, NC	2.0	2.5	1110	$1,600	$1.44	22d	1	1.47mi
3917 Sterling Pointe Dr Winterville, NC	2.0	1.5	1042	$1,200	$1.15	22d	1	1.48mi

Listing history 13 events

1. 2026-05-14
   soldstatus $244,000
2. 2026-03-31
   status Pending
3. 2026-03-25
   listed $247,500 Active
4. 2026-01-23
   historical $1,750
5. 2025-12-18
   listed $1,750
6. 2025-12-06
   historical $1,950
7. 2025-11-04
   listed $1,950
8. 2025-10-28
   historical $1,950
9. 2025-10-04
   listed $1,950
10. 2025-08-31
    historical
11. 2025-08-20
    price $264,000
12. 2025-07-14
    listed $270,000 Active
13. 2003-06-01
    soldstatus $25,000

ⓘ 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: $1,560 · $130/mo
• Projected year-2 tax: $2,030 · $169/mo
• Expected delta: +$470/yr (+$39/mo · 30.1%)

ⓘ 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 2/10 Low
• 🌡 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: $22,176
• − Mortgage interest: −$13,864
• − Property taxes: −$1,560
• − Insurance: −$1,238
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$7,200
• Taxable loss: −$5,233
• Est. tax savings @ 24.0%: +$1,256
• After-tax cash flow: $403/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 — Winterville

• Score: 76/100
• State rank: #33
• US rank: #3282

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winterville, NC
• County: Pitt County · 142,592 people
• City population: 27,471
• Metro: Greenville, NC
• Population (ZIP): 27,471
• Household income: $83,880
• Rent vs Own: 25.2% rent · 74.8% own
• Severe rent burden: 391.0

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 0.56)
• Race & ethnicity: White 58% Black 32% Two or more races 5% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 3% Serbian 3% Slovak 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 92% English-only · Spanish 4% Other Asian/Pacific 1% Arabic 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: ▼ -56.97%
• Current HPI: 183.8477
• Rent YoY: ▲ 1.43%
• 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

+876.0% since first listed

13 events — show timeline

• 2026-05-14 Sold (Public Records) $244,000 Public Records
• 2026-03-31 Pending — Hive MLS
• 2026-03-25 Listed $247,500 Hive MLS
• 2026-01-23 Rental Removed $1,750 TURBOTENANT
• 2025-12-18 Listed for Rent $1,750 TURBOTENANT
• 2025-12-06 Rental Removed $1,950 TURBOTENANT
• 2025-11-04 Listed for Rent $1,950 TURBOTENANT
• 2025-10-28 Rental Removed $1,950 TURBOTENANT
• 2025-10-04 Listed for Rent $1,950 TURBOTENANT
• 2025-08-31 Listing Removed — Hive MLS
• 2025-08-20 Price Changed $264,000 Hive MLS
• 2025-07-14 Listed $270,000 Hive MLS
• 2003-06-01 Sold (Public Records) $25,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,560 · +0.8% YoY. Source: county tax records.