1113 Woodrow St S · Wilson, NC 27893

$150,000

3 bd · 2.5 ba · 2,284 sqft · SingleFamily public records · 80 Days on market

Built 1958 9,148 sqft 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 +17.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.6/10.0
• Rent growth +4.3/5.0
• 1% rule +4.1/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Room for the whole family. .. and then some! Spacious brick home perfect for a large family or multi-generational living. Two kitchens! 5 bedrooms (or 4 and a home office), two and a half baths, nice hardwood floors. Call today!

Key facts

• 9,148 sq ft lot
• Parking
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $125 ($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 $136k (9.1% below list).
• Recommended offer: $136k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.4% in Wilson — 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 64/100 on livability (#374 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime F, amenities F, commute F.
• Wilson County Schools (rural): math 38% / reading 40% proficiency, ranked #119 of 178 in NC (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Vick Elementary (math 12% / reading 17%, grade F, #1,331 of 1,410 statewide, top 96%, 323 students, 99% FRL); Charles H Darden Middle (math 17% / reading 25%, grade F, #424 of 475 statewide, top 90%, 441 students, 99% FRL); Beddingfield High (math 57% / reading 32%, grade F, #352 of 535 statewide, top 68%, 682 students, 98% FRL) — zoned schools average 99% FRL vs 58% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 27% at this address vs 39% district-wide (-12 pts) — the specific schools serving this property underperform the Wilson County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+7.0%/yr); 261 active listings in the ZIP; lower-income renter base — watch delinquency; 580 units permitted in Wilson County in 2024 (168 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 $4k of value loss. Plan a longer hold.
• Wilson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $150k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $136,371 (9.1% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.56%
• DSCR: 1.16
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $57,100
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1009 Lodge St	0.31mi	3/2.0	2,162 (-5%)	4mo	$55,000	$25	72

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 · 7.01% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.75×
• Total profit: $-10,683
• Equity at exit: $22,365

10-year hold

• IRR: 7.1%
• Equity multiple: 1.63×
• Total profit: $26,298
• Equity at exit: $12,969

Cash invested: $42,000 (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 27893

• Rents YoY: 7.0%
• Active inventory: 261
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$104 /mo · $1,244/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $125

Break-even live

Break-even rent $1,206

Max offer price $150,000

Occupancy floor 86%

Sensitivity live

Price	-10% $209	-5% $167	+0% $125	+5% $82	+10% $40
Rent	-10% $17	-5% $71	+0% $125	+5% $178	+10% $232
Rate	-1.0pp $200	-0.5pp $163	base $125	+0.5pp $86	+1.0pp $46

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $150,000 Active 80 DOM
2. 2026-06-18
   days on market $150,000 Active 79 DOM
3. 2026-06-17
   days on market $150,000 Active 78 DOM
4. 2026-06-16
   days on market $150,000 Active 77 DOM
5. 2026-06-15
   status $150,000 Active 76 DOM
6. 2026-06-15
   days on market $150,000 Active Under Contract 76 DOM
7. 2026-06-14
   days on market $150,000 Active Under Contract 74 DOM
8. 2026-06-13
   days on market $150,000 Active Under Contract 73 DOM
9. 2026-06-10
   days on market $150,000 Active Under Contract 71 DOM
10. 2026-06-09
    days on market $150,000 Active Under Contract 70 DOM
11. 2026-06-08
    days on market $150,000 Active Under Contract 69 DOM
12. 2026-06-07
    days on market $150,000 Active Under Contract 68 DOM
13. 2026-06-05
    days on market $150,000 Active Under Contract 65 DOM
14. 2026-06-03
    days on market $150,000 Active Under Contract 64 DOM
15. 2026-06-02
    days on market $150,000 Active Under Contract 63 DOM
16. 2026-06-01
    days on market $150,000 Active Under Contract 62 DOM
17. 2026-05-31
    days on market $150,000 Active Under Contract 61 DOM
18. 2026-05-30
    days on market $150,000 Active Under Contract 60 DOM
19. 2026-05-11
    historical Active Under Contract
20. 2026-04-03
    price $150,000
21. 2026-03-31
    listed $165,000 Active
22. 2023-10-20
    historical $1,800
23. 2023-09-27
    listed $1,800
24. 2023-09-12
    historical
25. 2023-09-03
    historical $1,800
26. 2023-08-12
    listed $1,800
27. 2023-08-06
    price $230,000
28. 2023-08-03
    listed $260,000 Active
29. 2023-02-28
    soldstatus $95,000
30. 2016-08-31
    historical
31. 2015-08-10
    listed $70,000

ⓘ 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: $1,244 · $104/mo
• Projected year-2 tax: $1,244 · $104/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 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,365
• − Mortgage interest: −$8,402
• − Property taxes: −$1,244
• − Insurance: −$750
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$4,364
• Taxable loss: −$1,014
• Est. tax savings @ 24.0%: +$243
• After-tax cash flow: $1,738/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: Wilson County Schools
• NCES district ID: 3705020
• Math proficiency: 38% ▲ 2.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $39,342
• Composite: 32.64/100
• National rank: #5665
• State rank: #119 of 178 in NC

Livability — Wilson

• Score: 64/100
• State rank: #374
• US rank: #14674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilson, NC
• County: Wilson County · 57,967 people
• City population: 57,967
• Metro: Wilson, NC
• Population (ZIP): 38,512
• Household income: $42,810
• Rent vs Own: 55.8% rent · 44.2% own
• Severe rent burden: 2175.0

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 82,765 people
• By 2030: 82,492 · -0.3%
• By 2040: 81,054 · -2.1%
• By 2050: 78,610 · -5.0%
• By 2075: 71,865 · -13.2%
• By 2100: 62,792 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 55% White 27% Hispanic / Latino 16% Two or more races 5%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Wilson

• 2024 margin: Toss-up / Even · D 49.8% · R 49.4%
• 2008→2024 swing: -5.7pp toward R · 2008: 6.1pp · 2024: 0.4pp
• All cycles: 2024: D+0.4 2020: D+2.9 2016: D+5.6 2012: D+7.3 2008: D+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -149.54%
• Current HPI: 211.4136
• Rent YoY: ▲ 7.01%
• Metro: Wilson, 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

+114.3% since first listed

13 events — show timeline

• 2026-05-11 Contingent — Hive MLS
• 2026-04-03 Price Changed $150,000 Hive MLS
• 2026-03-31 Listed $165,000 Hive MLS
• 2023-10-20 Rental Removed $1,800 Avail
• 2023-09-27 Listed for Rent $1,800 Avail
• 2023-09-12 Listing Removed — TMLS
• 2023-09-03 Rental Removed $1,800 Avail
• 2023-08-12 Listed for Rent $1,800 Avail
• 2023-08-06 Price Changed $230,000 TMLS
• 2023-08-03 Listed $260,000 TMLS
• 2023-02-28 Sold (Public Records) $95,000 Public Records
• 2016-08-31 Listing Removed — Hive MLS
• 2015-08-10 Listed $70,000 Hive MLS

Property tax history

+1.2%/yr

Latest (2025): $1,244 · -0.0% YoY. Source: county tax records.