816 Menola Saint Johns Rd · Ahoskie, NC 27910

$229,900

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 19 Days on market

Built 2006 1.13 ac lot

---

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 +10.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• DSCR +3.2/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.6/10.0

Listing remarks

The perfect mix of location, space, privacy, and convenience! Nestled in the desirable Menola community, this property offers beautiful mature shade trees, spacious outdoor living, and that quiet rural setting everyone is searching for. Enjoy the comfort of small-town living while still being just minutes from Ahoskie shopping, dining, schools, and medical facilities. Menola is known for its scenic surroundings, open spaces, and relaxed lifestyle -- making this property the perfect place to call home.

Key facts

• Open spaces
• Quiet rural setting
• Mature shade trees

Tags

• MATURE SHADE TREES
• OUTDOOR LIVING
• QUIET RURAL SETTING
• SCENIC SURROUNDINGS
• OPEN SPACES

Property features AI

Exterior

• Parking: Covered detached carport; Carport with 4 spaces
• Utilities: Cable available; Water connected
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Brick veneer, vinyl siding and frame construction; Brick/mortar foundation
• Exterior features: Covered, enclosed and screened front porch with deck; Vinyl fencing; Shingle roof; Has a view

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating (electric); Central air conditioning; Ceiling fan(s) for cooling
• Interior features: Ceiling fan(s); Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $230k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (27.3% below list).
• Recommended offer: $167k (27.3% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 7.7% in Ahoskie — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 57/100 on livability (#600 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime F, amenities F, commute F.
• Hertford County Schools (town): math 14% / reading 26% proficiency, ranked #171 of 178 in NC (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Riverview Elementary (math 8% / reading 22%, grade F, #1,325 of 1,410 statewide, top 94%, 344 students, 99% FRL); Hertford County Middle (math 6% / reading 26%, grade F, #455 of 475 statewide, top 96%, 536 students, 99% FRL); Hertford County High (math 12% / reading 12%, grade F, #518 of 535 statewide, top 97%, 573 students, 100% FRL) — zoned schools average 99% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 59 active listings in the ZIP; 5 units permitted in Hertford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($2k loan paydown + $6k appreciation (2.5% local appreciation)).
• Hertford County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 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: moderate flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,085 (27.3% 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 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.84%
• DSCR: 0.92
• GRM: 11.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.3%
• Equity multiple: 1.24×
• Total profit: $15,545
• Equity at exit: $97,233

10-year hold

• IRR: 7.7%
• Equity multiple: 2.11×
• Total profit: $71,413
• Equity at exit: $145,239

Cash invested: $64,372 (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 27910

• Home prices YoY: 1.9%
• Active inventory: 59
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,671 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$117 /mo · $1,410/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $-99

Break-even live

Break-even rent $1,796

Max offer price $212,429

Occupancy floor —

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-18
   days on market $229,900 Active 19 DOM
2. 2026-06-17
   days on market $229,900 Active 18 DOM
3. 2026-06-16
   days on market $229,900 Active 17 DOM
4. 2026-06-15
   days on market $229,900 Active 16 DOM
5. 2026-06-13
   days on market $229,900 Active 14 DOM
6. 2026-06-12
   days on market $229,900 Active 13 DOM
7. 2026-06-09
   days on market $229,900 Active 10 DOM
8. 2026-06-08
   days on market $229,900 Active 9 DOM
9. 2026-06-07
   days on market $229,900 Active 8 DOM
10. 2026-06-07
    days on market $229,900 Active 7 DOM
11. 2026-06-04
    days on market $229,900 Active 4 DOM
12. 2026-06-02
    remarks 506-char remark
13. 2026-06-02
    listed $229,900 Active 3 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: $1,410 · $117/mo
• Projected year-2 tax: $1,885 · $157/mo
• Expected delta: +$476/yr (+$40/mo · 33.7%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,050
• − Mortgage interest: −$12,878
• − Property taxes: −$1,410
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$6,688
• Taxable loss: −$5,283
• Est. tax savings @ 24.0%: +$1,268
• After-tax cash flow: $81/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: Hertford County Schools
• NCES district ID: 3702160
• Math proficiency: 14% ▼ -3.00%
• Reading proficiency: 26% ▼ -1.00%
• Median HH income: $33,467
• Composite: 16.29/100
• National rank: #9213
• State rank: #171 of 178 in NC

Livability — Ahoskie

• Score: 57/100
• State rank: #600
• US rank: #21815

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 10,427
• Population (ZIP): 10,427

Population outlook (Hertford County) Hauer SSP2

• Today (2025): 23,401 people
• By 2030: 22,708 · -3.0%
• By 2040: 21,227 · -9.3%
• By 2050: 19,942 · -14.8%
• By 2075: 17,844 · -23.7%
• By 2100: 15,148 · -35.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 59% White 32% Hispanic / Latino 4% Two or more races 3% Native American 2% Asian 1%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Hertford

• 2024 margin: Strong D (+26.8) · D 63.0% · R 36.3%
• 2008→2024 swing: -14.8pp toward R · 2008: 41.5pp · 2024: 26.8pp
• All cycles: 2024: D+26.8 2020: D+34.0 2016: D+37.7 2012: D+44.3 2008: D+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.52%
• Current HPI: 135.494
• 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

2 events — show timeline

• 2026-06-01 Relisted — Hive MLS
• 2026-05-27 Listed $229,900 Hive MLS

Property tax history

+1.0%/yr

Latest (2025): $1,410 · +0.7% YoY. Source: county tax records.