207 N Kennedy St · Beulaville, NC 28518

$163,900

3 bd · 1.0 ba · 1,383 sqft · SingleFamily public records · 66 Days on market

Built 1970 0.27 ac lot Est $198k · 17% under

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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 +25.9/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• Appreciation +6.9/10.0
• 1% rule +5.9/10.0
• 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

Back on market! Stop renting! Take a look at this VERY large brick home which is listed at an extremely affordable price! This is NOT a short sale or foreclosure! Seller is offering a $5000 allowance for whatever you need! The home sits comfortably at the end of a street so you have no neighbors on the left side. The property comes with a fenced yard and a spacious 2 car garage. It has a welcoming front porch, patio, deck and covered back porch, as well! Inside you will find three sizable bedrooms and two full bath rooms. The eat in kitchen is really neat because the eat in area overlooks the huge, step down, living room. GREAT for entertaining! The living room has access to the back yard for BBQ''s. There is a 9X9 laundry room/bath room with access to the back yard for easy clean up

Key facts

• Open living area
• 0.27 acre lot
• 2 garage spots

Tags

• OPEN LIVING AREA
• CHAIN-LINK FENCED BACKYARD

Property features AI

Finance

• Other: Lot is irregularly shaped, approximately 0.27 acres; Lot features and frontage noted as 'See Remarks'
• Financial info: No investor or income/expense details provided
• HOA & community: Not in a subdivision

Exterior

• Parking: On-site parking; Attached 2-car garage (total 2 parking spaces)
• Security: No security details provided
• Utilities: Public water; Sewer available; Water available; Electric service (implied by electric heating/water heater)
• Home design: Single-family residence; One-story home; Entry level: 1
• Construction: Brick and frame construction; Built with crawl space foundation; One-story construction
• Exterior features: Front porch; Chain link fencing around backyard; Shingle roof; Paved road access; Property has a view

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Electric water heater; Crawl space basement; no finished basement
• Laundry & utility: No laundry appliance details provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $400 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $164k).
• Recommended offer: $154k (6.0% 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 + $6k 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 $46k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $18k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $164k implies a 152% 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 $154,066 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 1970 — 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: 1.09% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.47%
• DSCR: 1.47
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $197,769
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 N Grant St	0.34mi	3/1.0	1,554 (+12%)	15mo	$72,500	$47	51
187 Nc 241	0.50mi	3/2.0	1,452 (+5%)	22mo	$207,000	$143	46

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: 19.0%
• Equity multiple: 2.13×
• Total profit: $51,674
• Equity at exit: $80,593

10-year hold

• IRR: 19.7%
• Equity multiple: 4.06×
• Total profit: $140,407
• Equity at exit: $129,856

Cash invested: $45,892 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,784 medium
• Mortgage (P&I): −$860
• Tax from tax record: −$81 /mo · $978/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $400

Break-even live

Break-even rent $1,278

Max offer price $163,900

Occupancy floor 73%

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: $40,975
• Closing costs: $4,917
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-19
   days on market $163,900 Active 66 DOM
2. 2026-06-18
   days on market $163,900 Active 65 DOM
3. 2026-06-17
   remarks 619-char remark
4. 2026-06-17
   pricedays on market $163,900 Active 64 DOM
5. 2026-06-16
   days on market $173,900 Active 63 DOM
6. 2026-06-15
   days on market $173,900 Active 62 DOM
7. 2026-06-14
   days on market $173,900 Active 60 DOM
8. 2026-06-13
   days on market $173,900 Active 59 DOM
9. 2026-06-10
   days on market $173,900 Active 57 DOM
10. 2026-06-09
    days on market $173,900 Active 56 DOM
11. 2026-06-08
    days on market $173,900 Active 55 DOM
12. 2026-06-07
    days on market $173,900 Active 54 DOM
13. 2026-06-05
    days on market $173,900 Active 51 DOM
14. 2026-06-03
    days on market $173,900 Active 50 DOM
15. 2026-06-02
    days on market $173,900 Active 49 DOM
16. 2026-06-01
    days on market $173,900 Active 48 DOM
17. 2026-05-31
    days on market $173,900 Active 47 DOM
18. 2026-05-30
    days on market $173,900 Active 46 DOM
19. 2026-05-19
    price $173,900
20. 2026-04-14
    listed $182,000 Active
21. 2024-08-30
    status Pending
22. 2024-08-30
    historical
23. 2024-08-19
    price $195,000
24. 2024-07-16
    listed $200,000 Active
25. 2017-01-25
    soldstatus $65,000
26. 2017-01-24
    soldstatus $65,000 794-char remark

    Show marketing remark (794 chars)

    Back on market! Stop renting! Take a look at this VERY large brick home which is listed at an extremely affordable price! This is NOT a short sale or foreclosure! Seller is offering a $5000 allowance for whatever you need! The home sits comfortably at the end of a street so you have no neighbors on the left side. The property comes with a fenced yard and a spacious 2 car garage. It has a welcoming front porch, patio, deck and covered back porch, as well! Inside you will find three sizable bedrooms and two full bath rooms. The eat in kitchen is really neat because the eat in area overlooks the huge, step down, living room. GREAT for entertaining! The living room has access to the back yard for BBQ''s. There is a 9X9 laundry room/bath room with access to the back yard for easy clean up

27. 2016-01-04
    historical
28. 2015-07-29
    listed $74,900 794-char remark

    Show marketing remark (794 chars)

    Back on market! Stop renting! Take a look at this VERY large brick home which is listed at an extremely affordable price! This is NOT a short sale or foreclosure! Seller is offering a $5000 allowance for whatever you need! The home sits comfortably at the end of a street so you have no neighbors on the left side. The property comes with a fenced yard and a spacious 2 car garage. It has a welcoming front porch, patio, deck and covered back porch, as well! Inside you will find three sizable bedrooms and two full bath rooms. The eat in kitchen is really neat because the eat in area overlooks the huge, step down, living room. GREAT for entertaining! The living room has access to the back yard for BBQ''s. There is a 9X9 laundry room/bath room with access to the back yard for easy clean up

29. 2015-07-29
    listed $90,000

    Show marketing remark (794 chars)

    Back on market! Stop renting! Take a look at this VERY large brick home which is listed at an extremely affordable price! This is NOT a short sale or foreclosure! Seller is offering a $5000 allowance for whatever you need! The home sits comfortably at the end of a street so you have no neighbors on the left side. The property comes with a fenced yard and a spacious 2 car garage. It has a welcoming front porch, patio, deck and covered back porch, as well! Inside you will find three sizable bedrooms and two full bath rooms. The eat in kitchen is really neat because the eat in area overlooks the huge, step down, living room. GREAT for entertaining! The living room has access to the back yard for BBQ''s. There is a 9X9 laundry room/bath room with access to the back yard for easy clean up

30. 2015-04-03
    historical
31. 2015-03-30
    listed $99,900
32. 2008-03-20
    soldstatus $115,000

ⓘ 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: $978 · $81/mo
• Projected year-2 tax: $1,344 · $112/mo
• Expected delta: +$366/yr (+$31/mo · 37.4%)

ⓘ 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 ≥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: $21,412
• − Mortgage interest: −$9,181
• − Property taxes: −$978
• − Insurance: −$820
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − Depreciation: −$4,768
• Taxable income: $2,240
• Est. tax owed @ 24.0%: −$537
• After-tax cash flow: $4,266/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

+51.2% since first listed

14 events — show timeline

• 2026-05-19 Price Changed $173,900 Hive MLS
• 2026-04-14 Listed $182,000 Hive MLS
• 2024-08-30 Pending — Hive MLS
• 2024-08-30 Listing Removed — Hive MLS
• 2024-08-19 Price Changed $195,000 Hive MLS
• 2024-07-16 Listed $200,000 Hive MLS
• 2017-01-25 Sold (Public Records) $65,000 Public Records
• 2017-01-24 Sold (MLS) $65,000 Hive MLS
• 2016-01-04 Listing Removed — Hive MLS
• 2015-07-29 Listed $90,000 Hive MLS
• 2015-07-29 Listed $74,900 Hive MLS
• 2015-04-03 Listing Removed — Hive MLS
• 2015-03-30 Listed $99,900 Hive MLS
• 2008-03-20 Sold (Public Records) $115,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $978 · +13.8% YoY. Source: county tax records.