517 W North St W · Ahoskie, NC 27910

$149,900

4 bd · 1.0 ba · 1,292 sqft · SingleFamily public records · 74 Days on market

Built 1935 4,356 sqft lot

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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 +24.8/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• 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

Charming 3-bedroom, 2-bath home on a desirable corner lot! Tastefully updated kitchen and bathrooms blend modern convenience with classic character. Home features a formal dining room, flexible living space with built-ins enclosed front porch, and abundant natural light. Replacement windows installed in 2020 and roof replaced in 2016. Detached garage provides additional storage, and washer and dryer convey. Conveniently located near shopping, dining, medical facilities, and everyday amenities. Full of charm and ready for its next family to enjoy. Conveniently located near shopping, Chowan University, ECU Health Roanoke-Chowan Hospital, this home offers both comfort and accessibility. Call t

Key facts

• 4,356 sq ft lot
• Built 1935
• Listed 74 days

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: On-street parking; Off-street parking; Concrete surfaces
• Security: Smoke detector(s)
• Utilities: Public water; Sewer available and connected; Water available
• Home design: Single family residence; One level / single-story; Entry level: 1
• Construction: Brick, vinyl siding, and frame construction; Brick/mortar permanent raised foundation
• Exterior features: Deck; Enclosed patio/porch area; Front porch; Storm door(s); No fencing; Shingle roof; Has view; Level, corner lot; Paved road access; City street and state road frontage

Interior

• Kitchen: Electric oven; Refrigerator; Microwave; ENERGY STAR qualified appliances
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Natural gas heating; Central air conditioning
• Interior features: High ceilings; Ceiling fan(s); Pantry; Insulated windows; Unfurnished
• Laundry & utility: Washer; Dryer; Washer hookup; Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $141k (6.0% below list) — sets the bar for market timing.

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: Bearfield Primary (math 27% / reading 32%, grade F, #975 of 1,410 statewide, top 71%, 560 students, 100% FRL); Hertford County Middle (math 6% / reading 26%, grade F, #455 of 475 statewide, top 96%, 536 students, 99% FRL); Hertford County High (math 12% / reading 12%, grade F, #518 of 535 statewide, top 97%, 573 students, 100% FRL) — zoned schools average 99% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $5k of equity ($1k loan paydown + $4k 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 $42k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $19k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $150k implies a 305% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $140,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 74 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 1935 — 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: 1.14% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.11%
• DSCR: 1.41
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $81,396
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
723 Church St W	0.20mi	3/1.0 (-1)	1,350 (+4%)	9mo	$85,000	$63	70
904 Academy St St N	0.48mi	4/1.0	1,338 (+4%)	12mo	$84,000	$63	62
514 N Mitchell St	0.37mi	3/1.0 (-1)	1,188 (-8%)	15mo	$23,500	$20	52
1009 Curtis St N	0.50mi	3/1.0 (-1)	1,184 (-8%)	10mo	$180,000	$152	50
912 N Liberty St	0.43mi	3/2.0 (-1)	1,133 (-12%)	16mo	$116,200	$103	37

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: 14.8%
• Equity multiple: 1.82×
• Total profit: $34,606
• Equity at exit: $63,398

10-year hold

• IRR: 16.9%
• Equity multiple: 3.37×
• Total profit: $99,596
• Equity at exit: $94,699

Cash invested: $41,972 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $319

Break-even live

Break-even rent $1,311

Max offer price $149,900

Occupancy floor 76%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $149,900 Active 74 DOM
2. 2026-06-17
   days on market $149,900 Active 73 DOM
3. 2026-06-16
   days on market $149,900 Active 72 DOM
4. 2026-06-15
   days on market $149,900 Active 71 DOM
5. 2026-06-13
   days on market $149,900 Active 69 DOM
6. 2026-06-12
   days on market $149,900 Active 68 DOM
7. 2026-06-09
   days on market $149,900 Active 65 DOM
8. 2026-06-08
   days on market $149,900 Active 64 DOM
9. 2026-06-07
   days on market $149,900 Active 63 DOM
10. 2026-06-07
    days on market $149,900 Active 62 DOM
11. 2026-06-04
    days on market $149,900 Active 59 DOM
12. 2026-06-02
    days on market $149,900 Active 58 DOM
13. 2026-06-01
    days on market $149,900 Active 57 DOM
14. 2026-05-31
    days on market $149,900 Active 56 DOM
15. 2026-04-05
    listed $169,000 Active
16. 2024-11-25
    historical $1,350
17. 2024-11-11
    price $1,350
18. 2024-10-14
    listed $1,400
19. 2006-08-03
    soldstatus $37,000

ⓘ 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 8/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $20,574
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − Depreciation: −$4,361
• Taxable income: $1,526
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $3,456/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

• Census place: Ahoskie, NC
• 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

+356.8% since first listed

5 events — show timeline

• 2026-04-05 Listed $169,000 Hive MLS
• 2024-11-25 Rental Removed $1,350 APPFOLIO
• 2024-11-11 Price Changed $1,350 APPFOLIO
• 2024-10-14 Listed for Rent $1,400 APPFOLIO
• 2006-08-03 Sold (Public Records) $37,000 Public Records

Property tax history

-7.0%/yr

Latest (2025): $220 · -49.2% YoY. Source: county tax records.