266 Jeremy Ln Unit B · Winterville, NC 28590

$203,900

3 bd · 2.0 ba · 1,348 sqft · Townhouse public records · 5 Days on market

Built 2004 7,405 sqft lot Est $205k · at est. $35/mo HOA · 2% 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 +18.4/30.0
• ARV discount +7.7/15.0
• DSCR +5.8/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom/2 bath duplex includes large master suite with walk in closet, open floor plan. fenced yard and back patio for entertaining.

Key facts

• Convenient location
• New roof
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• WELL-APPOINTED KITCHEN
• PRIVATE PRIMARY SUITE
• NEW ROOF
• LOW-MAINTENANCE LIVING
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Directions: Memorial drive to lori ellis to jeremy lane
• Financial info: Financial details not provided
• HOA & community: Homeowners association with an annual fee of $420 (about $35/month); Subdivision: Carroll Crossing

Exterior

• Parking: Concrete parking; No garage
• Security: Security details not provided
• Utilities: Public water; Utilities described as 'See Remarks'
• Home design: Residential townhouse; One-story entry level
• Construction: Brick and frame construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Patio; Partial fencing; City street and state road frontage; Frontage noted as 'See Remarks'

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedrooms information not provided
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling; Electric heating option; No secondary heating system listed
• Interior features: Total of 4 rooms; Has a view
• Laundry & utility: Laundry details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $204k.

Deal economics

• At list price, monthly cash flow is $189 ($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 $187k (8.3% below list).
• Recommended offer: $187k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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); A G Cox Middle (math 37% / reading 49%, grade D-, #191 of 475 statewide, top 41%, 865 students, 52% FRL); South Central (math 42% / reading 51%, grade D-, #344 of 535 statewide, top 64%, 1,675 students, 55% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: Rents rising (+1.4%/yr); 278 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 $170k; 20% 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 $187,038 (8.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.92% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $204,896
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2920 Jessica Dr Unit A	0.15mi	3/2.0	1,320 (-2%)	5mo	$182,000	$138	85
2956 Kinsey Loop Unit A	0.21mi	3/2.0	1,320 (-2%)	4mo	$197,500	$150	84
334 Jeremy Ln Unit B	0.14mi	3/2.0	1,320 (-2%)	9mo	$220,000	$167	83
310 Jeremy Ln Unit B	0.10mi	3/2.0	1,285 (-5%)	10mo	$180,000	$140	79
3003 Kinsey Loop Unit A	0.10mi	3/2.0	1,348 (0%)	20mo	$200,000	$148	78
2803 Haley Ct Unit B	0.25mi	3/2.0	1,385 (+3%)	9mo	$210,000	$152	76
3015 Kinsey Loop Unit A	0.07mi	3/2.0	1,453 (+8%)	14mo	$210,000	$145	73
2917 Jessica Dr Unit A	0.16mi	3/2.0	1,320 (-2%)	21mo	$203,100	$154	71
198 Emily Dr Unit A	0.45mi	3/2.0	1,322 (-2%)	12mo	$220,000	$166	66
2976 Kinsey Loop Unit A	0.17mi	3/2.0	1,275 (-5%)	23mo	$176,000	$138	64
173 Emily Dr Unit B	0.52mi	2/2.0 (-1)	1,267 (-6%)	2mo	$200,000	$158	59
105 Emily Dr Unit B	0.65mi	2/2.0 (-1)	1,420 (+5%)	0mo	$250,000	$176	56

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: -11.7%
• Equity multiple: 0.58×
• Total profit: $-23,934
• Equity at exit: $30,402

10-year hold

• IRR: -4.9%
• Equity multiple: 0.70×
• Total profit: $-17,064
• Equity at exit: $17,630

Cash invested: $57,092 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,870 medium
• Mortgage (P&I): −$1,069
• Tax from tax record: −$99 /mo · $1,188/yr
• Insurance: −$85
• HOA: −$35
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $189

Break-even live

Break-even rent $1,631

Max offer price $203,900

Occupancy floor 85%

Sensitivity live

Price	-10% $305	-5% $247	+0% $189	+5% $132	+10% $74
Rent	-10% $42	-5% $116	+0% $189	+5% $263	+10% $337
Rate	-1.0pp $292	-0.5pp $241	base $189	+0.5pp $137	+1.0pp $83

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: $50,975
• Closing costs: $6,117
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2679 Virginia Mae Ln Winterville, NC	3.0	2.5	1614	$1,875	$1.16	21d	1	0.73mi
2629 Virginia Mae Ln Winterville, NC	2.0	2.5	1110	$1,600	$1.44	21d	1	0.74mi

HOA detail

• Monthly dues: $35 · $420/yr

Listing history 5 events

1. 2026-06-17
   status $203,900 Pending 5 DOM
2. 2026-06-16
   days on market $203,900 Active 5 DOM
3. 2026-06-15
   days on market $203,900 Active 4 DOM
4. 2026-06-13
   remarks 699-char remark
5. 2026-06-13
   listed $203,900 Active 1 DOM

ⓘ 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: $1,188 · $99/mo
• Projected year-2 tax: $1,672 · $139/mo
• Expected delta: +$484/yr (+$40/mo · 40.8%)

ⓘ 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 ≥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: $22,445
• − Mortgage interest: −$11,422
• − Property taxes: −$1,188
• − Insurance: −$1,020
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − HOA: −$420
• − Depreciation: −$5,932
• Taxable loss: −$1,127
• Est. tax savings @ 24.0%: +$271
• After-tax cash flow: $2,543/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

+126.6% since first listed

9 events — show timeline

• 2026-06-10 Listed $203,900 Hive MLS
• 2022-06-17 Sold (Public Records) $170,000 Public Records
• 2022-06-16 Sold (MLS) $170,000 Hive MLS
• 2022-05-09 Pending — Hive MLS
• 2022-05-05 Listed $160,000 Hive MLS
• 2008-05-20 Sold (MLS) $105,000 Hive MLS
• 2008-05-16 Sold (Public Records) $105,000 Public Records
• 2008-02-29 Listed $106,500 Hive MLS
• 2005-03-01 Sold (Public Records) $90,000 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,188 · +1.0% YoY. Source: county tax records.