918 E Green St Unit G111 · Franklinton, NC 27525

$230,000

3 bd · 2.5 ba · 1,509 sqft · Townhouse · 296 Days on market

Built 2019 5,227 sqft lot $180/mo HOA · 10% of rent

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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).

• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• Cash flow +6.8/30.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.0/10.0

Listing remarks MLS

Boxwood In this beautiful townhome, a gorgeous kitchen includes granite countertops, full suite of appliances, recessed lighting & a spacious island. Luxury wood-look flooring flows from the kitchen to the dining area. A spacious family room has gorgeous natural light flowing in and plenty of space for gathering friends and family. A large master suite boasts an attached bath, large windows and a walk-in closet. Also found on the second level are two additional bedrooms and a convenient laundry room.

Key facts

• Spacious island
• Wood-look flooring
• Modern appliances

Tags

• GRANITE COUNTERTOPS
• MODERN APPLIANCES
• RECESSED LIGHTING
• SPACIOUS ISLAND
• WOOD-LOOK FLOORING
• BACK PATIO

Property features AI

Finance

• Other: Living area approximately 1,509; Lot about 0.12 acres
• HOA & community: HOA (Crawford Townes HOA); Monthly association fee of $180; Association amenities: landscaping, grounds maintenance, management, trash (trash included in fee)

Exterior

• Parking: Assigned parking (2 spaces); No open parking
• Utilities: Public water; Public sewer; Electric service
• Home design: Townhouse; End unit with one common wall; Two levels; Unit G111
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as townhouse
• Exterior features: Patio; Porch; Public maintained road; Street lights in community

Interior

• Kitchen: Dishwasher; Electric oven; Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump; Hot water heating; Central air; Ceiling fans for cooling
• Interior features: Ceiling fans; Granite counters; Kitchen island; Kitchen/dining room combination; Recessed lighting; Sliding doors
• Laundry & utility: Washer; Dryer; Laundry room on upper level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $-363 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (22.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (22.6% below list).
• Recommended offer: $178k (22.8% below list) — sets the bar for cash-flow.
• Cap rate 4.4% vs local median 3.1% in Franklinton — 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 61/100 on livability (#491 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, amenities F, commute F.
• Franklin County Schools (rural): math 34% / reading 37% proficiency, ranked #128 of 178 in NC (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Franklinton Elementary (math 29% / reading 25%, grade F, #1,033 of 1,410 statewide, top 76%, 522 students, 81% FRL); Franklinton Middle (math 26% / reading 27%, grade F, #381 of 475 statewide, top 81%, 247 students, 78% FRL); Franklinton High (math 57% / reading 60%, grade C, #235 of 535 statewide, top 45%, 1,182 students, 48% FRL).
• Market conditions: 249 active listings in the ZIP; 948 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($2k loan paydown + $19k appreciation (8.4% local appreciation)).
• Franklin County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 296 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y ago; this cycle's ask has dropped $45k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $189k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 47% 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 $177,525 (22.8% 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. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is D 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.77% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.76%
• DSCR: 0.70
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.9%
• Equity multiple: 2.21×
• Total profit: $78,022
• Equity at exit: $181,370

10-year hold

• IRR: 15.4%
• Equity multiple: 4.79×
• Total profit: $244,221
• Equity at exit: $366,536

Cash invested: $64,400 (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 27525

• Home prices YoY: 3.0%
• Active inventory: 249
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,781 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$180
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-363

Break-even live

Break-even rent $2,240

Max offer price $177,525

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $180 · $2,160/yr

Listing history 16 events

1. 2026-06-18
   days on market $230,000 Active 296 DOM
2. 2026-06-17
   days on market $230,000 Active 295 DOM
3. 2026-06-16
   days on market $230,000 Active 294 DOM
4. 2026-06-15
   days on market $230,000 Active 293 DOM
5. 2026-06-13
   days on market $230,000 Active 291 DOM
6. 2026-06-12
   days on market $230,000 Active 290 DOM
7. 2026-06-09
   days on market $230,000 Active 287 DOM
8. 2026-06-08
   days on market $230,000 Active 286 DOM
9. 2026-06-07
   days on market $230,000 Active 285 DOM
10. 2026-06-07
    days on market $230,000 Active 284 DOM
11. 2026-06-04
    days on market $230,000 Active 281 DOM
12. 2026-06-02
    days on market $230,000 Active 280 DOM
13. 2026-06-01
    price $230,000 Active 279 DOM
14. 2026-06-01
    days on market $234,000 Active 279 DOM
15. 2026-05-31
    remarks 693-char remark
16. 2026-05-31
    listed $234,000 Active 278 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 47% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,370
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − HOA: −$2,160
• − Depreciation: −$6,691
• Taxable loss: −$8,384
• Est. tax savings @ 24.0%: +$2,012
• After-tax cash flow: $-2,340/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: Franklin County Schools
• NCES district ID: 3701530
• Math proficiency: 34% ▬ 0.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $44,630
• Composite: 30.25/100
• National rank: #6286
• State rank: #128 of 178 in NC

Livability — Franklinton

• Score: 61/100
• State rank: #491
• US rank: #18002

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklinton, NC
• County: Franklin County · 64,885 people
• City population: 17,110
• Metro: Raleigh-Cary, NC
• Population (ZIP): 17,110
• Household income: $73,036
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 446.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 69,848 people
• By 2030: 72,480 · +3.8%
• By 2040: 76,682 · +9.8%
• By 2050: 78,993 · +13.1%
• By 2075: 82,888 · +18.7%
• By 2100: 80,784 · +15.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 24% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Cuban 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: R (+13.6) · D 42.7% · R 56.3%
• 2008→2024 swing: -12.9pp toward R · 2008: -0.7pp · 2024: -13.6pp
• All cycles: 2024: R+13.6 2020: R+13.4 2016: R+11.7 2012: R+4.2 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.42%
• Current HPI: 294.1531
• Rent YoY: —
• Metro: Raleigh-Cary, 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

+24.5% since first listed

17 events — show timeline

• 2026-04-20 Price Changed $234,000 TMLS
• 2026-02-03 Price Changed $245,000 TMLS
• 2025-12-19 Price Changed $249,000 TMLS
• 2025-11-17 Price Changed $259,000 TMLS
• 2025-10-21 Price Changed $267,000 TMLS
• 2025-09-19 Price Changed $269,000 TMLS
• 2025-08-26 Listed $275,000 TMLS
• 2020-09-30 Sold (MLS) $188,900 TMLS
• 2020-08-24 Pending — TMLS
• 2020-08-04 Relisted — TMLS
• 2020-07-13 Pending — TMLS
• 2020-07-04 Price Changed $188,900 TMLS
• 2020-06-30 Relisted — TMLS
• 2020-05-14 Pending — TMLS
• 2020-03-05 Relisted — TMLS
• 2020-01-17 Pending — TMLS
• 2019-11-01 Listed $187,900 TMLS