12460 Nc Hwy 42 E · Kenly, NC 27542

$175,000

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 4 Days on market

Built 1928 1.45 ac lot Est $193k · 9% under

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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 +23.2/30.0
• ARV discount +11.7/15.0
• Appreciation +10.0/10.0
• DSCR +7.5/10.0
• 1% rule +4.9/10.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

* * OFFER DEADLINE 4/27 4pm * * Situated on a 1.45 ACRE LOT with NO Restrictions! Bring your horses, goats and chickens - there's plenty of room! This charming home features a welcoming rocking chair front porch, a CARPORT for covered parking, and a PAVED EXTENDED DRIVEWAY so there's plenty of room for vehicles, guests, or equipment. STORAGE SHED/SHELTER for added convenience. Living room with gas logs and sliding doors lead to covered deck. Kitchen with plenty of cabinets, a GAS RANGE and REFRIGERATOR included. NEW HVAC 2026 * NEW ROOF 2025 * Separate laundry room with storage. 2 bedrooms/1 full bath PLUS AN EXTRA SITTING ROOM - or make it an office or dining room. Excellent location on Hwy 42 East, halfway between Wilson and Clayton with easy access to I-95. Welcome Home!

Key facts

• 1.45 acre lot
• No restrictions
• Carport

Tags

• 1.45 ACRE LOT
• NO RESTRICTIONS
• CARPORT
• PAVED EXTENDED DRIVEWAY
• STORAGE SHED
• GAS RANGE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $317 ($4k/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 $174k (0.7% below list).
• Recommended offer: $174k (0.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#183 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Johnston County Public Schools (rural): math 39% / reading 42% proficiency, ranked #105 of 178 in NC (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glendale-Kenly Elementary (math 44% / reading 43%, grade F, #618 of 1,410 statewide, top 44%, 472 students, 68% FRL); North Johnston Middle (math 26% / reading 36%, grade F, #326 of 475 statewide, top 69%, 600 students, 72% FRL); North Johnston High (math 27% / reading 37%, grade F, #445 of 535 statewide, top 84%, 787 students, 62% FRL) — zoned schools average 67% FRL vs 41% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 89 active listings in the ZIP; 2,783 units permitted in Johnston County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (10.0% local appreciation)).
• Johnston County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $40k; list at $175k implies a 338% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• 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 $173,771 (0.7% below list)

Questions for the listing agent

1. Built in 1928 — 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. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.47%
• Cash-on-cash: 7.76%
• DSCR: 1.35
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $193,200
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12460 Nc Hwy 42 E	0.00mi	2/1.0	1,100 (-0%)	1mo	$192,800	$175	99

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 3.36×
• Total profit: $115,421
• Equity at exit: $157,654

10-year hold

• IRR: 25.9%
• Equity multiple: 7.61×
• Total profit: $323,891
• Equity at exit: $339,987

Cash invested: $49,000 (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 27542

• Home prices YoY: 16.6%
• Active inventory: 89
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,738 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$65 /mo · $784/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $317

Break-even live

Break-even rent $1,337

Max offer price $175,000

Occupancy floor 77%

Sensitivity live

Price	-10% $416	-5% $366	+0% $317	+5% $267	+10% $218
Rent	-10% $180	-5% $248	+0% $317	+5% $385	+10% $454
Rate	-1.0pp $405	-0.5pp $361	base $317	+0.5pp $271	+1.0pp $225

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-04-27
   historical Active Under Contract 790-char remark

   Show marketing remark (790 chars)

   * * OFFER DEADLINE 4/27 4pm * * Situated on a 1.45 ACRE LOT with NO Restrictions! Bring your horses, goats and chickens - there's plenty of room! This charming home features a welcoming rocking chair front porch, a CARPORT for covered parking, and a PAVED EXTENDED DRIVEWAY so there's plenty of room for vehicles, guests, or equipment. STORAGE SHED/SHELTER for added convenience. Living room with gas logs and sliding doors lead to covered deck. Kitchen with plenty of cabinets, a GAS RANGE and REFRIGERATOR included. NEW HVAC 2026 * NEW ROOF 2025 * Separate laundry room with storage. 2 bedrooms/1 full bath PLUS AN EXTRA SITTING ROOM - or make it an office or dining room. Excellent location on Hwy 42 East, halfway between Wilson and Clayton with easy access to I-95. Welcome Home!

2. 2026-04-27
   status Pending

   Show marketing remark (790 chars)

   * * OFFER DEADLINE 4/27 4pm * * Situated on a 1.45 ACRE LOT with NO Restrictions! Bring your horses, goats and chickens - there's plenty of room! This charming home features a welcoming rocking chair front porch, a CARPORT for covered parking, and a PAVED EXTENDED DRIVEWAY so there's plenty of room for vehicles, guests, or equipment. STORAGE SHED/SHELTER for added convenience. Living room with gas logs and sliding doors lead to covered deck. Kitchen with plenty of cabinets, a GAS RANGE and REFRIGERATOR included. NEW HVAC 2026 * NEW ROOF 2025 * Separate laundry room with storage. 2 bedrooms/1 full bath PLUS AN EXTRA SITTING ROOM - or make it an office or dining room. Excellent location on Hwy 42 East, halfway between Wilson and Clayton with easy access to I-95. Welcome Home!

3. 2026-04-23
   listed $175,000 Active 790-char remark

   Show marketing remark (790 chars)

   * * OFFER DEADLINE 4/27 4pm * * Situated on a 1.45 ACRE LOT with NO Restrictions! Bring your horses, goats and chickens - there's plenty of room! This charming home features a welcoming rocking chair front porch, a CARPORT for covered parking, and a PAVED EXTENDED DRIVEWAY so there's plenty of room for vehicles, guests, or equipment. STORAGE SHED/SHELTER for added convenience. Living room with gas logs and sliding doors lead to covered deck. Kitchen with plenty of cabinets, a GAS RANGE and REFRIGERATOR included. NEW HVAC 2026 * NEW ROOF 2025 * Separate laundry room with storage. 2 bedrooms/1 full bath PLUS AN EXTRA SITTING ROOM - or make it an office or dining room. Excellent location on Hwy 42 East, halfway between Wilson and Clayton with easy access to I-95. Welcome Home!

4. 2026-04-23
   listed $175,000 Active

   Show marketing remark (790 chars)

   * * OFFER DEADLINE 4/27 4pm * * Situated on a 1.45 ACRE LOT with NO Restrictions! Bring your horses, goats and chickens - there's plenty of room! This charming home features a welcoming rocking chair front porch, a CARPORT for covered parking, and a PAVED EXTENDED DRIVEWAY so there's plenty of room for vehicles, guests, or equipment. STORAGE SHED/SHELTER for added convenience. Living room with gas logs and sliding doors lead to covered deck. Kitchen with plenty of cabinets, a GAS RANGE and REFRIGERATOR included. NEW HVAC 2026 * NEW ROOF 2025 * Separate laundry room with storage. 2 bedrooms/1 full bath PLUS AN EXTRA SITTING ROOM - or make it an office or dining room. Excellent location on Hwy 42 East, halfway between Wilson and Clayton with easy access to I-95. Welcome Home!

5. 2002-09-01
   soldstatus $40,000

ⓘ 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: $784 · $65/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: +$651/yr (+$54/mo · 83.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,853
• − Mortgage interest: −$9,803
• − Property taxes: −$784
• − Insurance: −$875
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$5,091
• Taxable income: $964
• Est. tax owed @ 24.0%: −$231
• After-tax cash flow: $3,571/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: Johnston County Public Schools
• NCES district ID: 3702370
• Math proficiency: 39% ▲ 4.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $50,912
• Composite: 34.99/100
• National rank: #5052
• State rank: #105 of 178 in NC

Livability — Kenly

• Score: 68/100
• State rank: #183
• US rank: #9261

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 9,441

Population outlook (Johnston County) Hauer SSP2

• Today (2025): 222,440 people
• By 2030: 240,227 · +8.0%
• By 2040: 274,616 · +23.5%
• By 2050: 304,915 · +37.1%
• By 2075: 369,507 · +66.1%
• By 2100: 406,280 · +82.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 9% Two or more races 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scotch-Irish 3% Serbian 1% Scottish 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Johnston

• 2024 margin: Strong R (+21.5) · D 38.7% · R 60.2% · Other 1.1%
• 2008→2024 swing: +2.2pp toward D · 2008: -23.7pp · 2024: -21.5pp
• All cycles: 2024: R+21.5 2020: R+24.3 2016: R+30.7 2012: R+27.8 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.03%
• Current HPI: 280.6408
• 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

+337.5% since first listed

5 events — show timeline

• 2026-04-27 Contingent — Hive MLS
• 2026-04-27 Pending — TMLS
• 2026-04-23 Listed $175,000 Hive MLS
• 2026-04-23 Listed $175,000 TMLS
• 2002-09-01 Sold (Public Records) $40,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $784 · +29.4% YoY. Source: county tax records.