211 Tyson St · Winterville, NC 28590

$139,900

1 bd · 2.0 ba · 1,188 sqft · Manufactured public records · 5 Days on market

Built 2022 0.31 ac lot

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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 +20.3/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +4.4/10.0
• 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

2022 Year Model Approximately 1188 Sq Ft 3 Bedroom 2 Full Bath Manufactured Home. Living Room, Eat in Kitchen with Range and Refrigerator. Primary Bath with Tub/Shower Combo and Closet Area. Central Heat and Air, Vinyl Tilt Windows, Permanent Foundation, Public Water and Sewer, .31 Acre Corner Lot, Convenient to Winterville Shopping, Restaurants and much more! Seller will consider all Lender Approved Loan Types.

Key facts

• 0.31 acre lot
• Built 2022
• Listed 5 days

Property features AI

Exterior

• Parking: Gravel/unpaved parking
• Utilities: Public water connected; Public sewer connected
• Home design: Manufactured home; Single-story (one level); Entry level is 1
• Construction: Vinyl siding and frame construction; Composition roof; Permanent foundation; Built as a manufactured home
• Exterior features: No patio or porch; No fencing; Has a view; Paved road access; Lot dimensions roughly 121 x 106 x 155 x 96

Interior

• Kitchen: Eat-in kitchen
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Eat-in kitchen; Window coverings

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $112 ($1k/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 $131k (6.1% below list).
• Recommended offer: $131k (6.1% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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; 1 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 $967 of loan paydown is wiped out by about $4k 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.
• Current owner paid $35k; list at $140k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; 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 $131,297 (6.1% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.48%
• DSCR: 1.24
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.43% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.55×
• Total profit: $-17,555
• Equity at exit: $20,860

10-year hold

• IRR: -6.0%
• Equity multiple: 0.64×
• Total profit: $-14,208
• Equity at exit: $12,096

Cash invested: $39,172 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$66 /mo · $797/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $112

Break-even live

Break-even rent $1,171

Max offer price $139,900

Occupancy floor 86%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2629 Virginia Mae Ln Winterville, NC	2.0	2.5	1110	$1,600	$1.44	21d	1	0.49mi

Listing history 3 events

1. 2026-05-19
   status Pending
2. 2026-05-13
   listed $139,900 Active
3. 2006-10-01
   soldstatus $35,000

ⓘ 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: $797 · $66/mo
• Projected year-2 tax: $1,147 · $96/mo
• Expected delta: +$351/yr (+$29/mo · 44.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $15,756
• − Mortgage interest: −$7,837
• − Property taxes: −$797
• − Insurance: −$1,497
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$4,070
• Taxable loss: −$965
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $1,581/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

+299.7% since first listed

3 events — show timeline

• 2026-05-19 Pending — Hive MLS
• 2026-05-13 Listed $139,900 Hive MLS
• 2006-10-01 Sold (Public Records) $35,000 Public Records

Property tax history

+14.6%/yr

Latest (2025): $797 · +1.5% YoY. Source: county tax records.