918 E Green St Unit G107 · Franklinton, NC 27525

$190,000

2 bd · 2.5 ba · 1,099 sqft · Townhouse · 9 Days on market

Built 2019 Good condition 1,306 sqft lot $180/mo HOA · 12% of rent

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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).

• Appreciation +9.2/10.0
• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Condition / age +3.8/5.0
• 1% rule +3.1/10.0
• Livability +3.1/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• DSCR +1.2/10.0

Listing remarks MLS

This gorgeous townhome has two master suites, complete with attached bath and walk-in closet. An incredible kitchen has tons of space to move around in and incudes stunning finishes such as wood-look flooring, granite countertops and recessed lighting. All kitchen appliances are included! The open floor plan makes entertaining a breeze. For addition entertaining space, enjoy the large covered back patio. The patio also features extra storage space!

Key facts

• Open floor plan
• Walk-in closet
• Covered back patio

Tags

• EN-SUITE BATHROOM
• WALK-IN CLOSET
• OPEN FLOOR PLAN
• COVERED BACK PATIO
• ADDITIONAL STORAGE
• CUL-DE-SAC

Property features AI

Finance

• Other: Lot approximately 0.03 acres; Living area approximately 1,099 above grade
• HOA & community: HOA (Crawford Townes HOA); Monthly association fee of $180; HOA covers grounds and structure maintenance, landscaping, and management

Exterior

• Parking: Assigned open parking; 2 parking spaces
• Utilities: Public water; Public sewer; Electric service
• Home design: Townhouse; Two levels; Unit G107
• Construction: Vinyl siding; Shingle roof; Slab foundation; Built as townhouse
• Exterior features: Covered patio/porch

Interior

• Kitchen: Dishwasher
• Bedrooms: 2 bedrooms
• Flooring: Varied flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Central electric cooling; Ceiling fans
• Interior features: Breakfast bar; Ceiling fan(s); Granite counters
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry room; Laundry closet; Inside laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $190k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-282 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $149k (21.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (19.3% below list).
• Recommended offer: $149k (21.5% below list) — sets the bar for cash-flow.
• Cap rate 4.5% vs local median 3.1% in Franklinton — 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 61/100 on livability (#491 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D, schools F, amenities F.
• Franklin County Schools (rural): math 34% / reading 37% proficiency, ranked #128 of 178 in NC (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 249 active listings in the ZIP; 948 units permitted in Franklin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k appreciation (8.4% local appreciation)).
• Franklin County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y ago 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 47% 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 $149,163 (21.5% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.81% ✗
• Cap rate: 4.51%
• Cash-on-cash: -6.37%
• DSCR: 0.72
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.2%
• Equity multiple: 2.23×
• Total profit: $65,579
• Equity at exit: $149,828

10-year hold

• IRR: 15.7%
• Equity multiple: 4.84×
• Total profit: $204,234
• Equity at exit: $302,790

Cash invested: $53,200 (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 27525

• Home prices YoY: 3.0%
• Active inventory: 249
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,533 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$180
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $-282

Break-even live

Break-even rent $1,890

Max offer price $149,163

Occupancy floor —

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $180 · $2,160/yr

Listing history 8 events

1. 2026-06-18
   days on market $190,000 Active 9 DOM
2. 2026-06-17
   days on market $190,000 Active 8 DOM
3. 2026-06-16
   days on market $190,000 Active 7 DOM
4. 2026-06-15
   days on market $190,000 Active 6 DOM
5. 2026-06-13
   days on market $190,000 Active 4 DOM
6. 2026-06-12
   days on market $190,000 Active 3 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   listed $190,000 Active 1 DOM

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 47% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,392
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − HOA: −$2,160
• − Depreciation: −$5,527
• Taxable loss: −$6,681
• Est. tax savings @ 24.0%: +$1,603
• After-tax cash flow: $-1,783/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 · 13 photos

Good 75/100 Cosmetic rehab

This townhome is in good condition with cosmetic updates, ready for a new owner or renter.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal and value
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal and value ↑
• Rental Clean gutters — Keeps property in good condition and reduces maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Franklin County Schools
• NCES district ID: 3701530
• Math proficiency: 34% ▬ 0.00%
• Reading proficiency: 37% ▼ -4.00%
• Median HH income: $44,630
• Composite: 30.25/100
• National rank: #6286
• State rank: #128 of 178 in NC

Livability — Franklinton

• Score: 61/100
• State rank: #491
• US rank: #18002

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Franklinton, NC
• County: Franklin County · 64,885 people
• City population: 17,110
• Metro: Raleigh-Cary, NC
• Population (ZIP): 17,110
• Household income: $73,036
• Rent vs Own: 16.7% rent · 83.3% own
• Severe rent burden: 446.0

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 69,848 people
• By 2030: 72,480 · +3.8%
• By 2040: 76,682 · +9.8%
• By 2050: 78,993 · +13.1%
• By 2075: 82,888 · +18.7%
• By 2100: 80,784 · +15.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 24% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 3% Cuban 2%
• Common ancestry: Slovak 3% Serbian 2% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Franklin

• 2024 margin: R (+13.6) · D 42.7% · R 56.3%
• 2008→2024 swing: -12.9pp toward R · 2008: -0.7pp · 2024: -13.6pp
• All cycles: 2024: R+13.6 2020: R+13.4 2016: R+11.7 2012: R+4.2 2008: R+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 8.42%
• Current HPI: 294.1531
• Rent YoY: —
• Metro: Raleigh-Cary, NC
• 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

+13.2% since first listed

10 events — show timeline

• 2026-06-09 Listed $190,000 TMLS
• 2020-09-10 Sold (MLS) $168,900 TMLS
• 2020-07-20 Pending — TMLS
• 2020-07-04 Price Changed $168,900 TMLS
• 2020-04-17 Price Changed $167,900 TMLS
• 2020-03-20 Price Changed $166,900 TMLS
• 2020-03-17 Relisted — TMLS
• 2020-02-25 Pending — TMLS
• 2020-02-15 Price Changed $165,900 TMLS
• 2019-10-09 Listed $167,900 TMLS