201 E Thompson Ave · Stantonsburg, NC 27883

$155,000

4 bd · 2.0 ba · 2,212 sqft · SingleFamily public records · 80 Days on market

Built 1926 7,405 sqft lot Est $257k · 40% under

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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 +19.6/30.0
• ARV discount +15.0/15.0
• Appreciation +6.4/10.0
• DSCR +6.2/10.0
• 1% rule +4.4/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lovely 4 bedroom home on corner lot with a covered front porch, large living room w/ brick fireplace, formal dining room, big kitchen with lots of cabinet space, laundry room with folding counter and fenced back yard w/ patio. Being sold ''As Is'' and priced to go quick -contact us today to schedule a tour!

Key facts

• 7,405 sq ft lot
• Garage
• Built 1926

Property features AI

Exterior

• Parking: On-street parking; Garage
• Utilities: Public water; Sewer connected; Water connected
• Home design: Single-family residence; One-story home; Entry level: 1
• Construction: Block and stucco construction; Shingle roof
• Exterior features: Front porch; Storm door(s); Chain link fencing; Has a view; Workshop (other structure)

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range
• Bedrooms: Master bedroom located downstairs
• Flooring: Tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Master suite on the main level; Ceiling fans; Window coverings
• Laundry & utility: Washer hookup; Dedicated laundry room; Crawl space

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $179 ($2k/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 $146k (5.9% below list).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#296 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, employment D, amenities F.
• Wilson County Schools (rural): math 38% / reading 40% proficiency, ranked #119 of 178 in NC (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Stantonsburg Elementary (math 32% / reading 27%, grade F, #975 of 1,410 statewide, top 71%, 186 students, 98% FRL); Speight Middle (math 23% / reading 33%, grade F, #360 of 475 statewide, top 77%, 294 students, 99% FRL); Beddingfield High (math 57% / reading 32%, grade F, #352 of 535 statewide, top 68%, 682 students, 98% FRL) — zoned schools average 99% FRL vs 58% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 8 active listings in the ZIP; 580 units permitted in Wilson County in 2024 (168 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.8% local appreciation)).
• Wilson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (2.8% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, 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 80 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $75k; list at $155k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; severe wind risk, 80% 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 $145,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1926 — 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 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?
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: 0.94% ✗
• Cap rate: 7.68%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $256,592
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 S Main St	0.16mi	4/2.5	2,464 (+11%)	14mo	$284,900	$116	60
309 E Commercial Ave	0.26mi	3/2.0 (-1)	2,097 (-5%)	22mo	$189,900	$91	56

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

Projected returns pro-forma

2.79% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.5%
• Equity multiple: 1.65×
• Total profit: $28,326
• Equity at exit: $67,908

10-year hold

• IRR: 13.8%
• Equity multiple: 3.00×
• Total profit: $86,976
• Equity at exit: $103,287

Cash invested: $43,400 (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 27883

• Home prices YoY: 1.4%
• Active inventory: 8
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,458 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$96 /mo · $1,150/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $179

Break-even live

Break-even rent $1,232

Max offer price $155,000

Occupancy floor 83%

Sensitivity live

Price	-10% $266	-5% $222	+0% $179	+5% $135	+10% $91
Rent	-10% $63	-5% $121	+0% $179	+5% $236	+10% $294
Rate	-1.0pp $257	-0.5pp $218	base $179	+0.5pp $138	+1.0pp $98

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-19
   days on market $155,000 Active 80 DOM
2. 2026-06-18
   days on market $155,000 Active 79 DOM
3. 2026-06-17
   days on market $155,000 Active 78 DOM
4. 2026-06-16
   days on market $155,000 Active 77 DOM
5. 2026-06-15
   days on market $155,000 Active 76 DOM
6. 2026-06-14
   days on market $155,000 Active 74 DOM
7. 2026-06-13
   days on market $155,000 Active 73 DOM
8. 2026-06-10
   days on market $155,000 Active 71 DOM
9. 2026-06-09
   days on market $155,000 Active 70 DOM
10. 2026-06-08
    days on market $155,000 Active 69 DOM
11. 2026-06-07
    days on market $155,000 Active 68 DOM
12. 2026-06-05
    days on market $155,000 Active 65 DOM
13. 2026-06-03
    days on market $155,000 Active 64 DOM
14. 2026-06-02
    days on market $155,000 Active 63 DOM
15. 2026-06-01
    days on market $155,000 Active 62 DOM
16. 2026-05-31
    days on market $155,000 Active 61 DOM
17. 2026-05-30
    days on market $155,000 Active 60 DOM
18. 2026-04-03
    price $155,000
19. 2026-03-31
    listed $150,000 Active
20. 2022-09-26
    soldstatus $75,250 Closed 308-char remark

    Show marketing remark (308 chars)

    Lovely 4 bedroom home on corner lot with a covered front porch, large living room w/ brick fireplace, formal dining room, big kitchen with lots of cabinet space, laundry room with folding counter and fenced back yard w/ patio. Being sold ''As Is'' and priced to go quick -contact us today to schedule a tour!

21. 2022-09-26
    soldstatus $75,500

    Show marketing remark (308 chars)

    Lovely 4 bedroom home on corner lot with a covered front porch, large living room w/ brick fireplace, formal dining room, big kitchen with lots of cabinet space, laundry room with folding counter and fenced back yard w/ patio. Being sold ''As Is'' and priced to go quick -contact us today to schedule a tour!

22. 2022-08-18
    status Pending 308-char remark

    Show marketing remark (308 chars)

    Lovely 4 bedroom home on corner lot with a covered front porch, large living room w/ brick fireplace, formal dining room, big kitchen with lots of cabinet space, laundry room with folding counter and fenced back yard w/ patio. Being sold ''As Is'' and priced to go quick -contact us today to schedule a tour!

23. 2022-08-16
    listed $70,000 Active 308-char remark

    Show marketing remark (308 chars)

    Lovely 4 bedroom home on corner lot with a covered front porch, large living room w/ brick fireplace, formal dining room, big kitchen with lots of cabinet space, laundry room with folding counter and fenced back yard w/ patio. Being sold ''As Is'' and priced to go quick -contact us today to schedule a tour!

24. 2018-06-07
    historical
25. 2018-04-20
    listed $74,500
26. 2018-04-02
    historical
27. 2017-06-21
    listed $79,900

ⓘ 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: $1,150 · $96/mo
• Projected year-2 tax: $1,271 · $106/mo
• Expected delta: +$121/yr (+$10/mo · 10.5%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 53% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,496
• − Mortgage interest: −$8,682
• − Property taxes: −$1,150
• − Insurance: −$775
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$4,509
• Taxable loss: −$420
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $2,243/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: Wilson County Schools
• NCES district ID: 3705020
• Math proficiency: 38% ▲ 2.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $39,342
• Composite: 32.64/100
• National rank: #5665
• State rank: #119 of 178 in NC

Livability — Stantonsburg

• Score: 65/100
• State rank: #296
• US rank: #12412

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stantonsburg, NC
• Population (ZIP): 4,447

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 82,765 people
• By 2030: 82,492 · -0.3%
• By 2040: 81,054 · -2.1%
• By 2050: 78,610 · -5.0%
• By 2075: 71,865 · -13.2%
• By 2100: 62,792 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 40% Hispanic / Latino 28% Black 25% Two or more races 14%
• Hispanic origin (detail): Mexican 23% Puerto Rican 4%
• Common ancestry: Iranian 4%
• Foreign-born: 11% · Canada
• Languages at home: 77% English-only · Spanish 22%

Political lean MEDSL · Wilson

• 2024 margin: Toss-up / Even · D 49.8% · R 49.4%
• 2008→2024 swing: -5.7pp toward R · 2008: 6.1pp · 2024: 0.4pp
• All cycles: 2024: D+0.4 2020: D+2.9 2016: D+5.6 2012: D+7.3 2008: D+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.79%
• Current HPI: 200.8875
• 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

+94.0% since first listed

10 events — show timeline

• 2026-04-03 Price Changed $155,000 Hive MLS
• 2026-03-31 Listed $150,000 Hive MLS
• 2022-09-26 Sold (Public Records) $75,500 Public Records
• 2022-09-26 Sold (MLS) $75,250 Hive MLS
• 2022-08-18 Pending — Hive MLS
• 2022-08-16 Listed $70,000 Hive MLS
• 2018-06-07 Listing Removed — Hive MLS
• 2018-04-20 Listed $74,500 Hive MLS
• 2018-04-02 Listing Removed — Hive MLS
• 2017-06-21 Listed $79,900 Hive MLS

Property tax history

+9.0%/yr

Latest (2025): $1,150 · -4.2% YoY. Source: county tax records.