426 Boone Farm Rd · Ahoskie, NC 27910

$85,000

3 bd · 2.5 ba · 1,272 sqft · SingleFamily public records · 84 Days on market

Built 1978 0.82 ac lot ↓ 40% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

Home is ready to put your touch on. Home features a sitting and living area with a finished enclosed garage with half bath. Deck off the back.

Key facts

• 0.82 acre lot
• Built 1978
• Listed 83 days

Property features AI

Finance

• Other: Zoning: RA-30

Exterior

• Parking: Unpaved parking
• Utilities: Septic tank sewer; Other water source; Other utilities
• Home design: Single-family residence; One level / 1 story; Residential property; Irregular lot shape
• Construction: Brick veneer, vinyl siding, and frame construction; Shingle roof; Built with crawl space foundation
• Exterior features: Deck; Outbuilding; Has a view; Paved road access

Interior

• Kitchen: Refrigerator
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Tile; Vinyl; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Propane heating; Other heating; Has cooling (type: Other)
• Interior features: Ceiling fan(s); Unfurnished; Crawl space basement (no full basement)
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $773 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 17.2% vs local median 7.7% in Ahoskie — 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 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: Hertford County Middle (math 6% / reading 26%, grade F, #455 of 475 statewide, top 96%, 536 students, 99% FRL); Hertford Co Early College (math 74% / reading 74%, grade B+, #92 of 535 statewide, top 18%, 172 students, 98% FRL) — zoned schools average 99% FRL vs 74% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 45% at this address vs 20% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Hertford County Schools average implies; a family-tenant draw the district grade alone would hide.
• 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 $3k of equity ($588 loan paydown + $2k 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.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $10k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 2.00% ✓
• Cap rate: 17.20%
• Cash-on-cash: 38.97%
• DSCR: 2.73
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $44,520
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
849 Nc-461	0.22mi	3/1.0	1,102 (-13%)	6mo	$30,000	$27	56
832 Nc 461	0.09mi	3/2.0	1,450 (+14%)	24mo	$51,000	$35	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 43.8%
• Equity multiple: 3.41×
• Total profit: $57,346
• Equity at exit: $35,950

10-year hold

• IRR: 44.1%
• Equity multiple: 6.79×
• Total profit: $137,903
• Equity at exit: $53,699

Cash invested: $23,800 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,703 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $773

Break-even live

Break-even rent $725

Max offer price $85,000

Occupancy floor 50%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $85,000 Active 84 DOM
2. 2026-06-17
   days on market $85,000 Active 83 DOM
3. 2026-06-16
   days on market $85,000 Active 82 DOM
4. 2026-06-15
   days on market $85,000 Active 81 DOM
5. 2026-06-13
   days on market $85,000 Active 79 DOM
6. 2026-06-12
   days on market $85,000 Active 78 DOM
7. 2026-06-09
   days on market $85,000 Active 75 DOM
8. 2026-06-09
   price $85,000 Active 74 DOM
9. 2026-06-08
   days on market $90,000 Active 74 DOM
10. 2026-06-07
    days on market $90,000 Active 73 DOM
11. 2026-06-07
    days on market $90,000 Active 72 DOM
12. 2026-06-04
    days on market $90,000 Active 69 DOM
13. 2026-06-02
    days on market $90,000 Active 68 DOM
14. 2026-06-01
    days on market $90,000 Active 67 DOM
15. 2026-05-31
    days on market $90,000 Active 66 DOM
16. 2026-05-07
    price $90,000
17. 2026-03-25
    listed $95,000 Active
18. 2024-01-09
    historical
19. 2023-08-25
    price $90,000
20. 2023-07-05
    price $129,900
21. 2023-06-12
    price $139,900
22. 2023-05-08
    listed $149,900 Active

ⓘ 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: $1,096 · $91/mo
• Projected year-2 tax: $1,096 · $91/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°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: $20,436
• − Mortgage interest: −$4,761
• − Property taxes: −$1,096
• − Insurance: −$425
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$2,473
• Taxable income: $8,411
• Est. tax owed @ 24.0%: −$2,019
• After-tax cash flow: $7,256/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

-40.0% since first listed

7 events — show timeline

• 2026-05-07 Price Changed $90,000 Hive MLS
• 2026-03-25 Listed $95,000 Hive MLS
• 2024-01-09 Listing Removed — Hive MLS
• 2023-08-25 Price Changed $90,000 Hive MLS
• 2023-07-05 Price Changed $129,900 Hive MLS
• 2023-06-12 Price Changed $139,900 Hive MLS
• 2023-05-08 Listed $149,900 Hive MLS

Property tax history

+5.6%/yr

Latest (2025): $1,096 · +60.2% YoY. Source: county tax records.