509 W 14th Ave · Greenville, NC 27834

$135,000

3 bd · 1.0 ba · 1,512 sqft · SingleFamily public records · 53 Days on market

Built 1957 4,792 sqft lot Est $204k · 34% 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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.6/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

What a great opportunity to own a cute brick home with carport. This 3 bed and one bath would make a great starter home, just moments from the heart of Greenville and ECU. This property is occupied and available on auction.com.

Key facts

• Carport
• Brick home
• 4,792 sq ft lot

Tags

• BRICK HOME
• CARPORT

Property features AI

Finance

• Other: Zoning: R6
• HOA & community: No association amenities

Exterior

• Parking: Carport (1 space); Concrete parking surface
• Utilities: Public water; Sewer available; Water available
• Home design: Single family residence; One-story home; Entry level: 1
• Construction: Brick veneer and frame construction; Shingle roof
• Exterior features: Front porch; Partial fencing; Paved road access; Road frontage on city street and state road

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Wall or window cooling units
• Interior features: Crawl space basement; Total of 5 rooms; Has a view

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $141 ($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 $129k (4.4% below list).
• Recommended offer: $129k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.8% 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: Elmhurst Elementary (math 27% / reading 37%, grade F, #908 of 1,410 statewide, top 67%, 460 students, 58% FRL); C M Eppes Middle (math 24% / reading 32%, grade F, #360 of 475 statewide, top 77%, 626 students, 99% FRL); Junius H Rose High (math 52% / reading 61%, grade C, #261 of 535 statewide, top 49%, 1,525 students, 50% FRL).
• Market conditions: Rents rising fast (+5.4%/yr); 350 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,300 units permitted in Pitt County in 2024 (204 in 5+ unit buildings).
• This rent runs 32% 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 $933 of loan paydown is wiped out by about $4k 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 53 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $79k; list at $135k implies a 72% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $129,028 (4.4% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $204,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1209 Fleming St	0.19mi	3/1.0	1,434 (-5%)	10mo	$35,000	$24	74
110 Paris Ave	0.52mi	3/1.0	1,406 (-7%)	1mo	$80,000	$57	63
909 Douglas Ave	0.20mi	3/2.5	1,354 (-10%)	5mo	$219,000	$162	63
710 Vanderbilt Ln	0.18mi	3/2.0	1,404 (-7%)	15mo	$190,000	$135	63
309 Conley St	0.41mi	3/1.5	1,670 (+10%)	4mo	$72,000	$43	59
901 Douglas Ave	0.23mi	3/2.0	1,352 (-11%)	13mo	$219,000	$162	57
624 Hudson St	0.20mi	3/2.5	1,348 (-11%)	16mo	$229,000	$170	54
1602 Myrtle St	0.49mi	3/1.0	1,334 (-12%)	7mo	$43,000	$32	52
808 Vanderbuilt Ln	0.21mi	3/2.5	1,338 (-12%)	16mo	$224,000	$167	51
618 Hudson St	0.18mi	4/2.0 (+1)	1,338 (-12%)	17mo	$221,000	$165	50
407 Latham St	0.34mi	3/2.0	1,698 (+12%)	12mo	$220,000	$130	49
1519 Broad St	0.68mi	3/1.0	1,332 (-12%)	9mo	$23,000	$17	41

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: -6.8%
• Equity multiple: 0.74×
• Total profit: $-9,676
• Equity at exit: $20,129

10-year hold

• IRR: 5.5%
• Equity multiple: 1.45×
• Total profit: $17,064
• Equity at exit: $11,672

Cash invested: $37,800 (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 27834

• Rents YoY: 5.4%
• Active inventory: 350
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,290 high
• Mortgage (P&I): −$708
• Tax from tax record: −$114 /mo · $1,372/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $141

Break-even live

Break-even rent $1,112

Max offer price $135,000

Occupancy floor 84%

Sensitivity live

Price	-10% $217	-5% $179	+0% $141	+5% $103	+10% $64
Rent	-10% $39	-5% $90	+0% $141	+5% $192	+10% $243
Rate	-1.0pp $209	-0.5pp $175	base $141	+0.5pp $106	+1.0pp $70

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
206 Hudson St Greenville, NC	2.0	1.0	1150	$900	$0.78	22d	1	0.23mi
1001 Park Ave Greenville, NC	3.0	1.0	1296	$1,150	$0.89	22d	1	0.39mi
550 Pitt-Greene Connector Greenville, NC	4.0	1.0–4.0	1012	$1,288	$1.27	14d	25	0.65mi
701 Treybrooke Cir Greenville, NC	1.0–2.0	1.5–2.0	1070	$1,650	$1.54	14d	18	0.93mi
600 Howell St Apt E Greenville, NC	2.0	1.0	1050	$815	$0.78	22d	1	0.98mi
2511 Bluff View Ct Unit B Greenville, NC	3.0	2.5	1403	$1,495	$1.07	22d	1	1.35mi
2513A Bluff View Ct Greenville, NC	2.0	2.5	1188	$1,175	$0.99	22d	1	1.37mi
2604 Boone Ct Unit A Greenville, NC	2.0	2.0	1068	$1,299	$1.22	22d	1	1.47mi

Listing history 19 events

1. 2026-06-19
   days on market $135,000 Active 53 DOM
2. 2026-06-18
   days on market $135,000 Active 52 DOM
3. 2026-06-17
   days on market $135,000 Active 51 DOM
4. 2026-06-16
   days on market $135,000 Active 50 DOM
5. 2026-06-15
   days on market $135,000 Active 49 DOM
6. 2026-06-13
   days on market $135,000 Active 46 DOM
7. 2026-06-10
   days on market $135,000 Active 44 DOM
8. 2026-06-09
   days on market $135,000 Active 43 DOM
9. 2026-06-08
   days on market $135,000 Active 42 DOM
10. 2026-06-07
    days on market $135,000 Active 41 DOM
11. 2026-06-05
    days on market $135,000 Active 38 DOM
12. 2026-06-03
    days on market $135,000 Active 37 DOM
13. 2026-06-02
    days on market $135,000 Active 36 DOM
14. 2026-06-01
    days on market $135,000 Active 35 DOM
15. 2026-05-31
    days on market $135,000 Active 34 DOM
16. 2026-05-30
    days on market $135,000 Active 33 DOM
17. 2026-04-27
    listed $135,000 Active
18. 2026-03-25
    soldstatus $78,700
19. 1998-12-01
    soldstatus $40,000

ⓘ 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: $1,372 · $114/mo
• Projected year-2 tax: $1,372 · $114/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 ≥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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,483
• − Mortgage interest: −$7,562
• − Property taxes: −$1,372
• − Insurance: −$675
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$3,927
• Taxable loss: −$530
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $1,817/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: 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

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

• Census place: Greenville, NC
• County: Pitt County · 142,592 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: 3319.0

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%

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%

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

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

+237.5% since first listed

3 events — show timeline

• 2026-04-27 Listed $135,000 Hive MLS
• 2026-03-25 Sold (Public Records) $78,700 Public Records
• 1998-12-01 Sold (Public Records) $40,000 Public Records

Property tax history

+13.3%/yr

Latest (2025): $1,372 · +0.9% YoY. Source: county tax records.