2630 Prison Camp Rd · Williamston, NC 27892

$89,000

3 bd · 1.5 ba · 1,008 sqft · SingleFamily public records · 94 Days on market

Built 1960 0.50 ac lot ↓ 26% since listing

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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 +25.3/30.0
• DSCR +8.3/10.0
• Appreciation +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Unleash the potential of this charming three-bedroom home, ideally located within walking distance of the Senator Bob Martin Eastern Agricultural Center! Imagine transforming this property into a delightful Bed and Breakfast with a creative renovation or turning it into an attractive rental for additional income. Alternatively, you can make it your own and enjoy a cozy, welcoming place to call home. The expansive 1,200 sq. ft. shop area in the back opens the door to endless possibilities--think workshops, studios, or additional living space! Don't miss the opportunity to explore all that this property has to offer. Schedule a visit today and envision the future!

Key facts

• 0.5 acre lot
• Garage
• Built 1960

Property features AI

Finance

• Other: Lot approximately 0.5 acre (120' x 184'); Road frontage on city street and state road; Zoned residential; Other structures: see remarks
• HOA & community: No association amenities

Exterior

• Parking: 1 total parking space; 1-car garage; Carport (listed); Unpaved parking
• Utilities: Public water; Septic tank; Water available
• Home design: Single family residence; One level; Entry level: 1
• Construction: Vinyl siding and frame construction; Shingle roof; Brick/mortar and block foundation; Built as a single-story home
• Exterior features: Porch; Shed(s); Barn(s); Storage; Workshop; Has view; No pool

Interior

• Kitchen: No built-in appliances listed
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Heat pump; Central air conditioning
• Interior features: Ceiling fan(s); Storm windows; Furnished
• Laundry & utility: Washer hookup; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $81k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.6% in Williamston — 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 58/100 on livability (#584 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.
• Martin County Schools (rural): math 24% / reading 34% proficiency, ranked #150 of 178 in NC (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Williamston Primary (368 students, 99% FRL); Riverside Middle (math 18% / reading 33%, grade F, #388 of 475 statewide, top 83%, 364 students, 99% FRL); Riverside High (math 22% / reading 37%, grade F, #459 of 535 statewide, top 87%, 447 students, 99% FRL) — zoned schools average 99% FRL vs 62% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 73 active listings in the ZIP.

Forward outlook

• In year one you build about $5k of equity ($615 loan paydown + $5k appreciation (5.1% local appreciation)).
• Martin County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $10k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $80,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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 D-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: 1.16% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.5%
• Equity multiple: 2.37×
• Total profit: $34,080
• Equity at exit: $51,112

10-year hold

• IRR: 21.1%
• Equity multiple: 4.68×
• Total profit: $91,607
• Equity at exit: $88,778

Cash invested: $24,920 (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 27892

• Home prices YoY: 3.0%
• Active inventory: 73
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$467
• Tax from tax record: −$108 /mo · $1,295/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $203

Break-even live

Break-even rent $774

Max offer price $89,000

Occupancy floor 75%

Sensitivity live

Price	-10% $253	-5% $228	+0% $203	+5% $178	+10% $152
Rent	-10% $121	-5% $162	+0% $203	+5% $244	+10% $284
Rate	-1.0pp $248	-0.5pp $225	base $203	+0.5pp $180	+1.0pp $156

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $89,000 Active 94 DOM
2. 2026-06-19
   days on market $89,000 Active 92 DOM
3. 2026-06-18
   days on market $89,000 Active 91 DOM
4. 2026-06-17
   days on market $89,000 Active 90 DOM
5. 2026-06-16
   days on market $89,000 Active 89 DOM
6. 2026-06-15
   days on market $89,000 Active 88 DOM
7. 2026-06-14
   days on market $89,000 Active 86 DOM
8. 2026-06-12
   days on market $89,000 Active 85 DOM
9. 2026-06-09
   days on market $89,000 Active 82 DOM
10. 2026-06-08
    days on market $89,000 Active 81 DOM
11. 2026-06-07
    days on market $89,000 Active 80 DOM
12. 2026-06-03
    days on market $89,000 Active 76 DOM
13. 2026-06-02
    days on market $89,000 Active 75 DOM
14. 2026-06-01
    days on market $89,000 Active 74 DOM
15. 2026-05-31
    days on market $89,000 Active 73 DOM
16. 2026-05-30
    days on market $89,000 Active 72 DOM
17. 2026-05-05
    price $89,000
18. 2026-04-29
    status Active
19. 2026-03-31
    historical Active Under Contract
20. 2026-03-19
    listed $99,000 Active
21. 2025-08-26
    historical
22. 2025-06-15
    historical
23. 2025-05-06
    price $148,000
24. 2024-07-23
    price $149,000
25. 2024-07-01
    price $159,000
26. 2024-06-14
    listed $120,000 Active
27. 2024-06-14
    listed $169,000 Active

ⓘ 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: $1,295 · $108/mo
• Projected year-2 tax: $1,295 · $108/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $12,373
• − Mortgage interest: −$4,985
• − Property taxes: −$1,295
• − Insurance: −$445
• − Repairs & maintenance: −$990
• − Management: −$990
• − Depreciation: −$2,589
• Taxable income: $1,079
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $2,175/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: Martin County Schools
• NCES district ID: 3702880
• Math proficiency: 24% ▼ -2.00%
• Reading proficiency: 34% ▲ 1.00%
• Median HH income: $35,403
• Composite: 23.94/100
• National rank: #7781
• State rank: #150 of 178 in NC

Livability — Williamston

• Score: 58/100
• State rank: #584
• US rank: #21504

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

• Population (ZIP): 13,387

Population outlook (Martin County) Hauer SSP2

• Today (2025): 21,018 people
• By 2030: 19,693 · -6.3%
• By 2040: 16,793 · -20.1%
• By 2050: 14,171 · -32.6%
• By 2075: 9,804 · -53.4%
• By 2100: 6,894 · -67.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 53% Black 38% Two or more races 5% Hispanic / Latino 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 2% Serbian 1% Iranian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 94% English-only · Spanish 5% Chinese 1%

Political lean MEDSL · Martin

• 2024 margin: R (+10.3) · D 44.6% · R 54.9%
• 2008→2024 swing: -15.0pp toward R · 2008: 4.6pp · 2024: -10.3pp
• All cycles: 2024: R+10.3 2020: R+5.0 2016: R+0.5 2012: D+4.4 2008: D+4.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.13%
• Current HPI: 178.4817
• 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

-25.8% since first listed

11 events — show timeline

• 2026-05-05 Price Changed $89,000 Hive MLS
• 2026-04-29 Relisted — Hive MLS
• 2026-03-31 Contingent — Hive MLS
• 2026-03-19 Listed $99,000 Hive MLS
• 2025-08-26 Listing Removed — Hive MLS
• 2025-06-15 Listing Removed — Hive MLS
• 2025-05-06 Price Changed $148,000 Hive MLS
• 2024-07-23 Price Changed $149,000 Hive MLS
• 2024-07-01 Price Changed $159,000 Hive MLS
• 2024-06-14 Listed $169,000 Hive MLS
• 2024-06-14 Listed $120,000 Hive MLS

Property tax history

+6.2%/yr

Latest (2025): $1,295 · +110.1% YoY. Source: county tax records.