1225 Cross Creek Cir Unit G7 · Greenville, NC 27834

$179,900

3 bd · 2.5 ba · 1,453 sqft · Townhouse public records · 31 Days on market

Built 2008 1,742 sqft lot Est $174k · at est. $78/mo HOA · 5% of rent

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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 +11.8/30.0
• ARV discount +6.1/15.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• DSCR +3.5/10.0
• 1% rule +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cross Creek Subdivision - great place to live and great place to invest! Perfect location and an End unit - close to Vidant and ECU. 3 bedrooms, 2.5 baths - upstairs bedroom with walk-in closet - Enjoy sitting by the fireplace in the living area or time spent in the spacious eat-in kitchen. Call quick to schedule your appointment - this will not last long!

Key facts

• End unit
• $78 HOA
• Built 2008

Tags

• END UNIT
• PRIVATE FENCED IN PATIO

Property features AI

Finance

• Other: Subdivision: Cross Creek Townhomes
• HOA & community: Homeowners association with annual fee of $936 (about $78/month)

Exterior

• Parking: Assigned parking in a concrete parking lot
• Utilities: Public water; Sewer connected; Water connected
• Home design: Townhouse; Two levels / 2 stories; Entry level: 1; Vinyl siding and frame construction
• Construction: Shingle roof; Slab foundation; Built with vinyl siding and frame
• Exterior features: Patio; Fenced yard; Has a view; Paved road access

Interior

• Kitchen: Built-in electric oven; Dishwasher
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Walk-in closets; Ceiling fans; Window coverings; Insulated windows; Built-in electric oven; Dishwasher; Electric water heater; Laundry room
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $-49 ($-583/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (17.3% below list).
• Recommended offer: $149k (17.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.8% in Greenville — 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 77/100 on livability (#30 in NC, #2,977 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: crime F, employment 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: Lakeforest Elementary (math 22% / reading 30%, grade F, #1,085 of 1,410 statewide, top 77%, 804 students, 98% 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) — zoned schools average 84% FRL vs 56% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 350 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,300 units permitted in Pitt County in 2024 (204 in 5+ unit buildings).
• This rent runs 36% of the median local income ($49k/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.
• Pitt County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $95k; list at $180k implies a 89% gain — meaningful room to come down on a strong offer.

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 $148,781 (17.3% 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. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $174,360
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1222 Cross Creek Cir Unit W5	0.02mi	3/2.5	1,457 (+0%)	9mo	$171,000	$117	91
1225 Cross Creek Cir Unit G2	0.00mi	3/2.5	1,454 (+0%)	12mo	$180,000	$124	90
1221 Cross Creek Cir Unit F2	0.04mi	3/2.5	1,453 (0%)	13mo	$175,000	$120	87
1216 Cross Creek Cir Unit X6	0.06mi	3/2.5	1,453 (0%)	15mo	$175,000	$120	85
1035 Spring Forest Rd Unit D10	0.40mi	3/2.5	1,453 (0%)	10mo	$152,000	$105	73
1005 Spring Forest Rd Unit G6	0.39mi	3/2.5	1,453 (0%)	12mo	$175,000	$120	72
965 Spring Forest Rd Unit A6	0.44mi	3/2.5	1,453 (0%)	10mo	$125,000	$86	72
1025 Spring Forest Rd Unit E4	0.41mi	3/2.5	1,450 (-0%)	12mo	$170,000	$117	70
3028 Spring Creek Rd Unit B	0.22mi	3/2.5	1,338 (-8%)	17mo	$229,500	$172	63
904 Spring Forest Rd Unit E9	0.63mi	2/2.5 (-1)	1,344 (-8%)	9mo	$155,000	$115	45
870 Spring Forest Rd Unit G9	0.69mi	2/2.5 (-1)	1,302 (-10%)	9mo	$161,000	$124	38
2907 Flintridge Dr	0.69mi	3/2.0	1,267 (-13%)	12mo	$190,000	$150	35

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 · 5.44% rent growth · sell at horizon

5-year hold

• IRR: -15.5%
• Equity multiple: 0.43×
• Total profit: $-28,492
• Equity at exit: $26,824

10-year hold

• IRR: -3.4%
• Equity multiple: 0.75×
• Total profit: $-12,609
• Equity at exit: $15,554

Cash invested: $50,372 (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 27834

• Rents YoY: 5.4%
• Active inventory: 350
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,488 high
• Mortgage (P&I): −$943
• Tax from tax record: −$128 /mo · $1,531/yr
• Insurance: −$75
• HOA: −$78
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $-49

Break-even live

Break-even rent $1,549

Max offer price $171,322

Occupancy floor 98%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1151 Cross Creek Cir Unit D Greenville, NC	3.0	2.5	1338	$1,550	$1.16	13d	1	0.20mi
1151 Cross Creek Cir Greenville, NC	3.0	2.5	1338	$1,600	$1.20	21d	1	0.20mi
1150 Cross Creek Cir Greenville, NC	2.0	2.0	1100	$1,200	$1.09	21d	1	0.22mi
1035 Spring Forest Rd Greenville, NC	3.0	2.0–2.5	1453	$1,450	$1.00	21d	2	0.40mi
1015 Spring Forest Rd Unit F5 Greenville, NC	3.0	2.5	1453	$1,200	$0.83	21d	1	0.42mi
935 Spring Forest Rd Greenville, NC	2.0	2.0	1000	$1,299	$1.30	21d	4	0.57mi
904 Gabriel Dr Greenville, NC	1.0–2.0	1.0–2.0	966	$1,875	$1.94	21d	17	0.60mi
1510 Bridle Ct Greenville, NC	1.0–3.0	1.0–2.0	798	$1,250	$1.57	21d	1	0.89mi
3709 Nantucket Rd Unit A Greenville, NC	3.0	2.0	1427	$1,700	$1.19	13d	1	1.06mi
203 Shiloh Dr Unit E Greenville, NC	2.0	1.5	1000	$1,130	$1.13	21d	1	1.12mi
1710 Garland St Greenville, NC	2.0	1.0	884	$1,195	$1.35	21d	1	1.17mi
600 Howell St Apt E Greenville, NC	2.0	1.0	1050	$815	$0.78	21d	1	1.27mi
1951 Cambria Dr Unit B Greenville, NC	3.0	3.0	1552	$1,800	$1.16	21d	1	1.32mi
207 Belvedere Dr Greenville, NC	3.0	2.0	1695	$2,300	$1.36	21d	1	1.34mi
1548 Manning Forest Dr Unit M7 Greenville, NC	2.0	1.5	1094	$1,300	$1.19	13d	1	1.44mi
1304 Myrtle St Greenville, NC	3.0	1.0	978	$1,375	$1.41	21d	1	1.47mi
3278 Colony Ct Greenville, NC	1.0–3.0	1.0–2.0	1170	$1,350	$1.15	21d	1	1.49mi
504 Davenport St Unit A Greenville, NC	2.0	1.0	900	$895	$0.99	13d	1	1.50mi

HOA detail

• Monthly dues: $78 · $936/yr

Listing history 27 events

1. 2026-06-19
   days on market $179,900 Active 31 DOM
2. 2026-06-18
   days on market $179,900 Active 30 DOM
3. 2026-06-17
   days on market $179,900 Active 29 DOM
4. 2026-06-16
   days on market $179,900 Active 28 DOM
5. 2026-06-15
   days on market $179,900 Active 27 DOM
6. 2026-06-13
   days on market $179,900 Active 24 DOM
7. 2026-06-10
   days on market $179,900 Active 22 DOM
8. 2026-06-09
   days on market $179,900 Active 21 DOM
9. 2026-06-08
   days on market $179,900 Active 20 DOM
10. 2026-06-07
    days on market $179,900 Active 19 DOM
11. 2026-06-05
    days on market $179,900 Active 16 DOM
12. 2026-06-03
    days on market $179,900 Active 15 DOM
13. 2026-06-02
    days on market $179,900 Active 14 DOM
14. 2026-06-01
    days on market $179,900 Active 13 DOM
15. 2026-05-31
    days on market $179,900 Active 12 DOM
16. 2026-05-30
    days on market $179,900 Active 11 DOM
17. 2026-05-19
    listed $179,900 Active
18. 2021-03-02
    soldstatus $95,000 359-char remark

    Show marketing remark (359 chars)

    Cross Creek Subdivision - great place to live and great place to invest! Perfect location and an End unit - close to Vidant and ECU. 3 bedrooms, 2.5 baths - upstairs bedroom with walk-in closet - Enjoy sitting by the fireplace in the living area or time spent in the spacious eat-in kitchen. Call quick to schedule your appointment - this will not last long!

19. 2021-02-26
    soldstatus $95,000
20. 2021-01-08
    listed $95,000 359-char remark

    Show marketing remark (359 chars)

    Cross Creek Subdivision - great place to live and great place to invest! Perfect location and an End unit - close to Vidant and ECU. 3 bedrooms, 2.5 baths - upstairs bedroom with walk-in closet - Enjoy sitting by the fireplace in the living area or time spent in the spacious eat-in kitchen. Call quick to schedule your appointment - this will not last long!

21. 2014-08-28
    soldstatus 132-char remark

    Show marketing remark (132 chars)

    Move-in ready end unit in convenient Cross Creek. Home is centrally located & perfect for the medical community. Priced to sell!

22. 2013-04-26
    listed $72,900 132-char remark

    Show marketing remark (132 chars)

    Move-in ready end unit in convenient Cross Creek. Home is centrally located & perfect for the medical community. Priced to sell!

23. 2012-06-21
    soldstatus $81,500
24. 2012-06-21
    soldstatus $81,500
25. 2012-05-18
    listed $80,500
26. 2009-05-22
    soldstatus $83,780
27. 2008-11-04
    listed $83,350

ⓘ 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: $1,531 · $128/mo
• Projected year-2 tax: $1,531 · $128/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 8/10 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,854
• − Mortgage interest: −$10,077
• − Property taxes: −$1,531
• − Insurance: −$900
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − HOA: −$936
• − Depreciation: −$5,233
• Taxable loss: −$3,680
• Est. tax savings @ 24.0%: +$883
• After-tax cash flow: $300/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 — Greenville

• Score: 77/100
• State rank: #30
• US rank: #2977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, NC
• County: Pitt County · 142,592 people
• City population: 115,121
• Metro: Greenville, NC
• Population (ZIP): 56,347
• Household income: $48,935
• Rent vs Own: 62.6% rent · 37.4% own
• Severe rent burden: 3319.0

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 0.59)
• Race & ethnicity: Black 54% White 33% Hispanic / Latino 8% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 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: ▼ -187.99%
• Current HPI: 190.6869
• Rent YoY: ▲ 5.44%
• 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

+115.8% since first listed

11 events — show timeline

• 2026-05-19 Listed $179,900 Hive MLS
• 2021-03-02 Sold (MLS) $95,000 Hive MLS
• 2021-02-26 Sold (Public Records) $95,000 Public Records
• 2021-01-08 Listed $95,000 Hive MLS
• 2014-08-28 Sold (MLS) — Hive MLS
• 2013-04-26 Listed $72,900 Hive MLS
• 2012-06-21 Sold (Public Records) $81,500 Public Records
• 2012-06-21 Sold (MLS) $81,500 Hive MLS
• 2012-05-18 Listed $80,500 Hive MLS
• 2009-05-22 Sold (MLS) $83,780 Hive MLS
• 2008-11-04 Listed $83,350 Hive MLS

Property tax history

+5.3%/yr

Latest (2025): $1,531 · +0.8% YoY. Source: county tax records.