211 S Jackson St · Beulaville, NC 28518

$146,900

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 142 Days on market

Built 1960 6,665 sqft lot Est $183k · 20% under

---

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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• Appreciation +6.9/10.0
• 1% rule +6.6/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Fixer upper. Great for any investor!

Key facts

• New kitchen cabinets
• New lvp flooring
• New hvac system

Tags

• NEW LVP FLOORING
• NEW HVAC SYSTEM
• UPDATED ELECTRICAL WIRING
• NEW STAINLESS STEEL APPLIANCES
• NEW KITCHEN CABINETS
• NEW BATHROOM VANITIES

Property features AI

Exterior

• Parking: On-site unpaved parking
• Utilities: Connected to public water; Connected to sewer
• Home design: Single-family residence; One story; Entry level 10
• Construction: Vinyl siding and frame construction; Shingle roof; Crawl space foundation; Built as a single-level home
• Exterior features: Front porch; Has a view; City street and state road frontage; 145 x 45 x 145 x 45 lot dimensions

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Electric heating with heat pump
• Interior features: Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $147k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $147k).
• Recommended offer: $129k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#503 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Duplin County Schools (rural): math 23% / reading 32% proficiency, ranked #153 of 178 in NC (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Beulaville Elementary (math 28% / reading 37%, grade F, #897 of 1,410 statewide, top 64%, 822 students, 100% FRL); East Duplin High (math 47% / reading 47%, grade D-, #334 of 535 statewide, top 64%, 861 students, 100% FRL) — zoned schools average 100% FRL vs 74% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 40% at this address vs 28% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Duplin County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 53 active listings in the ZIP; 134 units permitted in Duplin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $5k appreciation (3.7% local appreciation)).
• Duplin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $41k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($129k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $37k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $147k implies a 226% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $129,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 142 days. Have you received any prior offers? Is the seller open to a 12% 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: 8.96%
• Cash-on-cash: 9.53%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $183,040
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 S Lee Ave	0.07mi	2/1.0 (-1)	1,080 (+4%)	3mo	$93,000	$86	83
314 S Kennedy St	0.41mi	3/1.0	1,008 (-3%)	0mo	$177,000	$176	76
308 W Stanford St	0.35mi	3/1.0	1,095 (+5%)	1mo	$87,500	$80	74
421 E Quinn St	0.37mi	2/1.0 (-1)	988 (-5%)	1mo	$185,000	$187	68
105 Macon Dr	0.69mi	3/2.0	1,050 (+1%)	13mo	$212,000	$202	51

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

Projected returns pro-forma

3.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.2%
• Equity multiple: 2.08×
• Total profit: $44,332
• Equity at exit: $72,234

10-year hold

• IRR: 19.0%
• Equity multiple: 3.96×
• Total profit: $121,757
• Equity at exit: $116,387

Cash invested: $41,132 (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 28518

• Home prices YoY: 1.5%
• Active inventory: 53
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,698 medium
• Mortgage (P&I): −$770
• Tax est. 1.5%: −$184 /mo · $2,204/yr
• Insurance: −$61
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $327

Break-even live

Break-even rent $1,285

Max offer price $146,900

Occupancy floor 76%

Sensitivity live

Price	-10% $428	-5% $377	+0% $327	+5% $276	+10% $225
Rent	-10% $192	-5% $259	+0% $327	+5% $394	+10% $461
Rate	-1.0pp $401	-0.5pp $364	base $327	+0.5pp $289	+1.0pp $250

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: $36,725
• Closing costs: $4,407
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $146,900 Active 142 DOM
2. 2026-06-18
   days on market $146,900 Active 141 DOM
3. 2026-06-17
   days on market $146,900 Active 140 DOM
4. 2026-06-16
   days on market $146,900 Active 139 DOM
5. 2026-06-15
   days on market $146,900 Active 138 DOM
6. 2026-06-14
   days on market $146,900 Active 136 DOM
7. 2026-06-13
   days on market $146,900 Active 135 DOM
8. 2026-06-10
   days on market $146,900 Active 133 DOM
9. 2026-06-09
   days on market $146,900 Active 132 DOM
10. 2026-06-08
    days on market $146,900 Active 131 DOM
11. 2026-06-07
    pricedays on market $146,900 Active 130 DOM
12. 2026-06-05
    days on market $151,900 Active 127 DOM
13. 2026-06-03
    days on market $151,900 Active 126 DOM
14. 2026-06-02
    days on market $151,900 Active 125 DOM
15. 2026-06-01
    days on market $151,900 Active 124 DOM
16. 2026-05-31
    days on market $151,900 Active 123 DOM
17. 2026-05-30
    pricedays on market $151,900 Active 122 DOM
18. 2026-04-21
    price $159,900
19. 2026-04-08
    price $168,500
20. 2026-03-06
    price $174,000
21. 2026-02-23
    price $179,000
22. 2026-01-28
    listed $184,000 Active
23. 2025-03-05
    soldstatus $45,000
24. 2020-03-05
    soldstatus $20,000 36-char remark

    Show marketing remark (36 chars)

    Fixer upper. Great for any investor!

25. 2020-02-14
    listed $20,000 36-char remark

    Show marketing remark (36 chars)

    Fixer upper. Great for any investor!

26. 2003-12-10
    soldstatus $15,000

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 17 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: $20,381
• − Mortgage interest: −$8,229
• − Property taxes: −$2,204
• − Insurance: −$734
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$4,273
• Taxable income: $1,680
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $3,516/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: Duplin County Schools
• NCES district ID: 3701200
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 32% ▼ -1.00%
• Median HH income: $34,900
• Composite: 22.66/100
• National rank: #8052
• State rank: #153 of 178 in NC

Livability — Beulaville

• Score: 61/100
• State rank: #503
• US rank: #18390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Beulaville, NC
• Population (ZIP): 8,065

Population outlook (Duplin County) Hauer SSP2

• Today (2025): 57,701 people
• By 2030: 56,333 · -2.4%
• By 2040: 52,736 · -8.6%
• By 2050: 48,426 · -16.1%
• By 2075: 36,339 · -37.0%
• By 2100: 23,866 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 15% Black 15% Native American 3% Two or more races 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Common ancestry: Slovak 1% Serbian 1% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Duplin

• 2024 margin: Strong R (+28.9) · D 35.2% · R 64.2%
• 2008→2024 swing: -19.5pp toward R · 2008: -9.4pp · 2024: -28.9pp
• All cycles: 2024: R+28.9 2020: R+22.1 2016: R+19.2 2012: R+11.8 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.74%
• Current HPI: 257.5718
• 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

+966.0% since first listed

9 events — show timeline

• 2026-04-21 Price Changed $159,900 Hive MLS
• 2026-04-08 Price Changed $168,500 Hive MLS
• 2026-03-06 Price Changed $174,000 Hive MLS
• 2026-02-23 Price Changed $179,000 Hive MLS
• 2026-01-28 Listed $184,000 Hive MLS
• 2025-03-05 Sold (Public Records) $45,000 Public Records
• 2020-03-05 Sold (MLS) $20,000 Hive MLS
• 2020-02-14 Listed $20,000 Hive MLS
• 2003-12-10 Sold (Public Records) $15,000 Public Records

Property tax history

-2.0%/yr

Latest (2025): $162 · -27.6% YoY. Source: county tax records.