2349 Brookville Dr Unit B · Greenville, NC 27834

$225,990

3 bd · 2.5 ba · 1,648 sqft · SingleFamily · 57 Days on market

Built 2026 Excellent condition Garage $137/sqft · 11% below area Est $254k · 11% under

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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).

• ARV discount +12.5/15.0
• Cash flow +10.1/30.0
• Condition / age +4.8/5.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Appreciation +0.0/10.0

Listing remarks

3 bed | 2.

Key facts

• Garage
• Built 2026
• Listed 56 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $226k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-134 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (20.0% below list).
• Recommended offer: $181k (20.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.9% in Greenville — 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 77/100 on livability (#30 in NC, #2,977 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: crime F, employment F.
• Pitt County Schools (rural): math 41% / reading 44% proficiency, ranked #100 of 178 in NC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Lakeforest Elementary (math 22% / reading 30%, grade F, #1,085 of 1,410 statewide, top 77%, 804 students, 98% FRL); Farmville Middle (math 31% / reading 35%, grade F, #305 of 475 statewide, top 65%, 611 students, 100% FRL); Farmville Central High (math 42% / reading 47%, grade F, #352 of 535 statewide, top 68%, 789 students, 99% FRL) — zoned schools average 99% FRL vs 56% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 423 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,300 units permitted in Pitt County in 2024 (204 in 5+ unit buildings).
• This rent runs 44% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Pitt County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($219k) is reasonable based on typical stale-listing flexibility.

Recommended offer $180,695 (20.0% 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 57 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.55%
• DSCR: 0.89
• GRM: 10.4

CMA / ARV

• ARV (median comp): $254,184
• List price: $225,990
• Delta: -11.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2421 A Brookville Dr	0.02mi	3/2.5	1,648 (0%)	8mo	$204,990	$124	93
2204 S Kali Ln Unit B	0.11mi	3/2.5	1,543 (-6%)	8mo	$263,900	$171	77
3525 Willette Dr	0.67mi	3/2.0	1,676 (+2%)	4mo	$276,000	$165	60
2909 Noah Ct	0.61mi	3/2.5	1,758 (+7%)	0mo	$295,000	$168	60
2217 Sweet Bay Dr Unit B	0.51mi	3/2.5	1,576 (-4%)	12mo	$235,500	$149	59
939 Teakwood Dr	0.41mi	3/2.0	1,424 (-14%)	5mo	$289,000	$203	52
3501 Holman Way Unit A	0.74mi	3/2.5	1,700 (+3%)	11mo	$266,500	$157	51
2501 Brookville Dr Unit B	0.33mi	3/2.0	1,440 (-13%)	14mo	$255,000	$177	50
2203 Great Laurel Ct	0.41mi	4/2.5 (+1)	1,885 (+14%)	4mo	$304,000	$161	48
2360 Great Laurel Ct	0.74mi	3/2.5	1,820 (+10%)	10mo	$347,400	$191	40
2362 Great Laurel Ct	0.75mi	3/2.5	1,790 (+9%)	14mo	$344,900	$193	39
214 Allendale Dr	0.71mi	3/2.5	1,879 (+14%)	11mo	$185,000	$98	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 · 5.44% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.36×
• Total profit: $-40,601
• Equity at exit: $33,696

10-year hold

• IRR: -5.9%
• Equity multiple: 0.58×
• Total profit: $-26,653
• Equity at exit: $19,539

Cash invested: $63,277 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 27 active · 6 under contract
• Months of supply: 9.5 mo (10%/mo absorbed)
• Median asking: $227,990 ($138/sqft)
• Median days on market: 59 d
• This list price: 37% of active listings are priced below it
• ARV vs active asking: +11.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 27834

• Rents YoY: 5.4%
• Active inventory: 423
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$1,185
• Tax est. 1.5%: −$282 /mo · $3,390/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $-134

Break-even live

Break-even rent $1,977

Max offer price $206,560

Occupancy floor —

Sensitivity live

Price	-10% $22	-5% $-56	+0% $-134	+5% $-212	+10% $-290
Rent	-10% $-277	-5% $-206	+0% $-134	+5% $-63	+10% $8
Rate	-1.0pp $-20	-0.5pp $-77	base $-134	+0.5pp $-193	+1.0pp $-252

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: $56,498
• Closing costs: $6,780
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2221 Brookville Dr Unit B Greenville, NC	3.0	2.0	1508	$1,700	$1.13	70d	1	0.13mi
1632 Cambria Dr Unit B Greenville, NC	3.0	3.0	1919	$2,000	$1.04	70d	1	0.15mi
1951 Cambria Dr Unit B Greenville, NC	3.0	3.0	1552	$1,800	$1.16	70d	1	0.30mi
2500 Brookville Dr Greenville, NC	3.0	2.0	1423	$1,800	$1.26	62d	1	0.34mi
1548 Manning Forest Dr Unit M7 Greenville, NC	2.0	1.5	1094	$1,300	$1.19	62d	1	0.40mi
1005 Allen Ridge Dr Greenville, NC	2.0–3.0	2.0	1134	$1,999	$1.76	62d	13	0.45mi
4129 Laurel Ridge Dr Greenville, NC	2.0	4.0	1050	$2,500	$2.38	70d	1	0.48mi
4129 Laurel Ridge Dr Unit F Greenville, NC	2.0	3.5	1050	$2,500	$2.38	70d	1	0.48mi
4511 Laurel Ridge Dr Unit B Greenville, NC	3.0	2.5	1619	$1,950	$1.20	70d	1	0.50mi
974 Ellery Dr Greenville, NC	3.0	2.0	1901	$1,995	$1.05	70d	1	0.67mi
2308 Sweet Bay Dr Unit B Greenville, NC	3.0	2.0	1446	$1,925	$1.33	70d	1	0.86mi
3709 Nantucket Rd Unit A Greenville, NC	3.0	2.0	1427	$1,700	$1.19	62d	1	1.17mi
828 Sarah Rebecca Dr Greenville, NC	3.0	2.5	1636	$2,000	$1.22	70d	1	1.41mi
1015 Spring Forest Rd Unit F5 Greenville, NC	3.0	2.5	1453	$1,200	$0.83	70d	1	1.44mi
1150 Cross Creek Cir Greenville, NC	2.0	2.0	1100	$1,200	$1.09	70d	1	1.47mi
1301 Westpointe Dr Greenville, NC	2.0–3.0	1.0–2.0	1074	$1,250	$1.16	70d	1	1.47mi
1151 Cross Creek Cir Greenville, NC	3.0	2.5	1338	$1,600	$1.20	70d	1	1.48mi
1035 Spring Forest Rd Greenville, NC	3.0	2.0–2.5	1453	$1,450	$1.00	70d	2	1.48mi

Property features AI

Finance

• Financial info: List price $224,990

Exterior

• Parking: 1 covered garage space (1 total parking)
• Home design: Unit B at 2349 Brookville Dr, Greenville, NC
• Exterior features: Living area 1,648 (listed)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home (HOLLY SPRINGS plan)Active listing

Listing history 46 events

1. 2026-08-08
   days on market $225,990 Active 57 DOM
2. 2026-08-07
   days on market $225,990 Active 56 DOM
3. 2026-08-06
   days on market $225,990 Active 55 DOM
4. 2026-08-05
   days on market $225,990 Active 54 DOM
5. 2026-08-04
   days on market $225,990 Active 53 DOM
6. 2026-08-03
   days on market $225,990 Active 52 DOM
7. 2026-07-31
   days on market $225,990 Active 49 DOM
8. 2026-07-29
   days on market $225,990 Active 47 DOM
9. 2026-07-27
   days on market $225,990 Active 45 DOM
10. 2026-07-25
    days on market $225,990 Active 43 DOM
11. 2026-07-24
    days on market $225,990 Active 42 DOM
12. 2026-07-23
    days on market $225,990 Active 41 DOM
13. 2026-07-22
    days on market $225,990 Active 40 DOM
14. 2026-07-22
    days on market $225,990 Active 39 DOM
15. 2026-07-18
    days on market $225,990 Active 36 DOM
16. 2026-07-16
    days on market $225,990 Active 34 DOM
17. 2026-07-16
    days on market $225,990 Active 33 DOM
18. 2026-07-14
    days on market $225,990 Active 32 DOM
19. 2026-07-13
    days on market $225,990 Active 31 DOM
20. 2026-07-12
    days on market $225,990 Active 30 DOM
21. 2026-07-11
    days on market $225,990 Active 29 DOM
22. 2026-07-10
    days on market $225,990 Active 28 DOM
23. 2026-07-09
    days on market $225,990 Active 27 DOM
24. 2026-07-08
    days on market $225,990 Active 26 DOM
25. 2026-07-07
    days on market $225,990 Active 25 DOM
26. 2026-07-06
    days on market $225,990 Active 24 DOM
27. 2026-07-05
    days on market $225,990 Active 23 DOM
28. 2026-07-04
    days on market $225,990 Active 22 DOM
29. 2026-07-03
    days on market $225,990 Active 21 DOM
30. 2026-07-02
    pricedays on market $225,990 Active 20 DOM
31. 2026-07-01
    days on market $224,990 Active 19 DOM
32. 2026-06-30
    days on market $224,990 Active 18 DOM
33. 2026-06-29
    days on market $224,990 Active 17 DOM
34. 2026-06-28
    days on market $224,990 Active 16 DOM
35. 2026-06-28
    days on market $224,990 Active 15 DOM
36. 2026-06-27
    days on market $224,990 Active 14 DOM
37. 2026-06-25
    days on market $224,990 Active 12 DOM
38. 2026-06-23
    days on market $224,990 Active 10 DOM
39. 2026-06-21
    days on market $224,990 Active 9 DOM
40. 2026-06-19
    days on market $224,990 Active 7 DOM
41. 2026-06-18
    days on market $224,990 Active 6 DOM
42. 2026-06-17
    days on market $224,990 Active 5 DOM
43. 2026-06-16
    days on market $224,990 Active 4 DOM
44. 2026-06-15
    days on market $224,990 Active 3 DOM
45. 2026-06-13
    remarks 36-char remark
46. 2026-06-13
    listed $224,990 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $21,683
• − Mortgage interest: −$12,659
• − Property taxes: −$3,390
• − Insurance: −$1,130
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − Depreciation: −$6,574
• Taxable loss: −$5,539
• Est. tax savings @ 24.0%: +$1,329
• After-tax cash flow: $-282/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.

Condition & rehab AI · 5 photos

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs needed. It offers a modern kitchen, well-maintained bathrooms, and a good curb appeal. Upgrades in painting, landscaping, and smart home features could further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Resale Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers and renters. ↑
• Both Upgrading the HVAC system — A more efficient HVAC system can improve comfort and reduce energy costs, attracting more buyers and renters. ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Lakeforest Elementary F NC #1,085/1,410 Nat'l #29,575/41,679 Middle Farmville Middle F NC #305/475 Nat'l #8,059/14,009 High Farmville Central High F NC #352/535 Nat'l #6,890/17,239

Schools (NCES district)

• District: Pitt County Schools
• NCES district ID: 3700012
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $40,631
• Composite: 35.67/100
• National rank: #4877
• State rank: #100 of 178 in NC

B Composite livability gradescore 77/100

Livability — Greenville

• Score: 77/100
• State rank: #30
• US rank: #2977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pitt County · 194,585 people
• City population: 115,121
• Metro: Greenville, NC
• Population (ZIP): 56,347
• Household income: $48,935
• Rent vs Own: 62.6% rent · 37.4% own
• Severe rent burden: 10% of renters

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Population outlook (Pitt County) Hauer SSP2

• Today (2025): 194,585 people
• By 2030: 203,756 · +4.7%
• By 2040: 220,807 · +13.5%
• By 2050: 236,614 · +21.6%
• By 2075: 275,940 · +41.8%
• By 2100: 300,058 · +54.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 54% White 33% Hispanic / Latino 8% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 1%

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Political lean MEDSL · Pitt

• 2024 margin: Lean D (+6.0) · D 52.5% · R 46.5% · Other 1.1%
• 2008→2024 swing: -2.8pp toward R · 2008: 8.8pp · 2024: 6.0pp
• All cycles: 2024: D+6.0 2020: D+9.4 2016: D+7.4 2012: D+6.7 2008: D+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -187.99%
• Current HPI: 190.6869
• Rent YoY: ▲ 5.44%
• Metro: Greenville, NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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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

Property features AI

Finance

• Financial info: List price $224,990

Exterior

• Parking: 1 covered garage space (1 total parking)
• Home design: Unit B at 2349 Brookville Dr, Greenville, NC
• Exterior features: Living area 1,648 (listed)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home (HOLLY SPRINGS plan)Active listing