1103 Robert Rd W · Wilson, NC 27893

$120,000

2 bd · 1.0 ba · 981 sqft · SingleFamily public records · 8 Days on market

Built 1955 0.30 ac lot Est $147k · 18% under

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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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• Rent growth +4.3/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom, 1 Bath brick ranch in Seven Hills is great investment property. Currently rented for $775 per month, lease is month to month. 24 hour notice is needed for showing. Tenant occupied.

Key facts

• 0.3 acre lot
• Built 1955
• Listed 8 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $158 ($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 $116k (2.9% below list).
• Recommended offer: $116k (2.9% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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: Vinson-Bynum Elementary (math 32% / reading 37%, grade F, #835 of 1,410 statewide, top 62%, 473 students, 99% FRL); Forest Hills Middle (math 32% / reading 38%, grade F, #286 of 475 statewide, top 61%, 670 students, 99% FRL); James Hunt High (math 67% / reading 58%, grade B-, #179 of 535 statewide, top 34%, 1,069 students, 60% FRL) — zoned schools average 86% FRL vs 58% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $830 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.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 $23k; list at $120k implies a 422% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 75% 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 $116,467 (2.9% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.97% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $147,150
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1103 Robert Rd W	0.00mi	3/1.0 (+1)	977 (-0%)	1mo	$122,500	$125	94
1108 Robert Rd W	0.04mi	2/1.0	1,045 (+6%)	6mo	$124,000	$119	82
318 Jefferson St W	0.25mi	3/1.0 (+1)	1,014 (+3%)	14mo	$135,800	$134	66
705 Bruton Cir W	0.47mi	3/2.0 (+1)	1,000 (+2%)	4mo	$177,000	$177	63
106 Thurston Dr W	0.28mi	3/1.0 (+1)	1,070 (+9%)	8mo	$184,000	$172	60
108 Garner St SW	0.44mi	2/1.0	903 (-8%)	12mo	$135,000	$150	56
709 Franklin Ave W	0.74mi	2/1.0	1,000 (+2%)	11mo	$160,000	$160	53
104 Dewey St SW	0.54mi	2/1.0	911 (-7%)	19mo	$139,500	$153	47
503 Park Ave W	0.71mi	3/1.0 (+1)	1,045 (+6%)	17mo	$85,000	$81	37
109 Stadium St SW	0.46mi	2/1.0	833 (-15%)	23mo	$98,469	$118	34

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: -3.5%
• Equity multiple: 0.86×
• Total profit: $-4,548
• Equity at exit: $17,892

10-year hold

• IRR: 10.0%
• Equity multiple: 1.91×
• Total profit: $30,652
• Equity at exit: $10,375

Cash invested: $33,600 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,165 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$83 /mo · $999/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $158

Break-even live

Break-even rent $965

Max offer price $120,000

Occupancy floor 81%

Sensitivity live

Price	-10% $225	-5% $191	+0% $158	+5% $124	+10% $90
Rent	-10% $65	-5% $112	+0% $158	+5% $204	+10% $250
Rate	-1.0pp $218	-0.5pp $188	base $158	+0.5pp $126	+1.0pp $95

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-17
   status Pending 191-char remark

   Show marketing remark (191 chars)

   3 Bedroom, 1 Bath brick ranch in Seven Hills is great investment property. Currently rented for $775 per month, lease is month to month. 24 hour notice is needed for showing. Tenant occupied.

2. 2026-04-17
   status Pending

   Show marketing remark (191 chars)

   3 Bedroom, 1 Bath brick ranch in Seven Hills is great investment property. Currently rented for $775 per month, lease is month to month. 24 hour notice is needed for showing. Tenant occupied.

3. 2026-04-09
   listed $120,000 Active 191-char remark

   Show marketing remark (191 chars)

   3 Bedroom, 1 Bath brick ranch in Seven Hills is great investment property. Currently rented for $775 per month, lease is month to month. 24 hour notice is needed for showing. Tenant occupied.

4. 2026-04-09
   listed $120,000 Active

   Show marketing remark (191 chars)

   3 Bedroom, 1 Bath brick ranch in Seven Hills is great investment property. Currently rented for $775 per month, lease is month to month. 24 hour notice is needed for showing. Tenant occupied.

5. 2014-12-19
   soldstatus $23,000 139-char remark

   Show marketing remark (139 chars)

   Freshly painted interior & exterior, hardwood floors, new vinyl in kitchen. Roof, gas pak, electric water heater approx. 5-7 years old.

6. 2013-07-17
   listed $59,900 139-char remark

   Show marketing remark (139 chars)

   Freshly painted interior & exterior, hardwood floors, new vinyl in kitchen. Roof, gas pak, electric water heater approx. 5-7 years old.

ⓘ 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: $999 · $83/mo
• Projected year-2 tax: $999 · $83/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $13,976
• − Mortgage interest: −$6,722
• − Property taxes: −$999
• − Insurance: −$600
• − Repairs & maintenance: −$1,118
• − Management: −$1,118
• − Depreciation: −$3,491
• Taxable loss: −$72
• Est. tax savings @ 24.0%: +$17
• After-tax cash flow: $1,907/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

+100.3% since first listed

6 events — show timeline

• 2026-04-17 Pending — Hive MLS
• 2026-04-17 Pending — TMLS
• 2026-04-09 Listed $120,000 Hive MLS
• 2026-04-09 Listed $120,000 TMLS
• 2014-12-19 Sold (MLS) $23,000 Hive MLS
• 2013-07-17 Listed $59,900 Hive MLS

Property tax history

+2.1%/yr

Latest (2025): $999 · +0.0% YoY. Source: county tax records.