282 Faison W Mcgowan Rd · Kenansville, NC 28349

$246,500

3 bd · 1.0 ba · 1,392 sqft · SingleFamily public records · 147 Days on market

Built 1998 0.57 ac lot

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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).

• Cash flow +10.5/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Livability +3.5/5.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• 1% rule +2.2/10.0

Listing remarks MLS

Enter your future residence! Embrace comfortable living in this 1,300 square feet haven, featuring 3 bedrooms and 2 bathrooms, situated on an expansive . 57-acre lot just a short distance from James Kenan High School. The spacious living room welcomes you with a captivating built-in TV display, setting the stage for ultimate relaxation and entertaining. The updated kitchen is a culinary dream, boasting an eat-in dining room, new laminate countertops, cabinets, and fresh trim—all designed for the chef in you. Retreat to the spacious master suite, your private sanctuary for serene unwinding. The guest bathroom has been upgraded with granite counters, adding a touch of sophistication and style. Your two-car garage is a versatile space, perfect for outdoor gear, holiday decorations, or your DIY projects. Step outside to revel in the vast . 57-acre lot, offering ample space for outdoor activities. And don't overlook the sheltered patio in the backyard—a perfect spot for relaxing in the outdoors. Highlights include a new hvac (replaced in 2023), granite countertops in guest bathroom, roof replaced in 2015, new flooring, new garage doors, chic light fixtures, a separate laundry room, and a bonus storage room off the garage. Seize the chance to call this updated gem your new home. Schedule your showing today and step into a life of comfort and style!

Key facts

• Metal roof
• Updated hvac system
• Granite countertops

Tags

• BUILT-IN TV DISPLAY
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• METAL ROOF
• UPDATED HVAC SYSTEM
• UPDATED HOT WATER HEATER

Property features AI

Exterior

• Parking: Attached garage; 2 garage spaces (garage faces front); Additional paved parking
• Utilities: Well water; Septic tank; Cable available; Water service available
• Home design: Single family residence; One story; Residential property
• Construction: Vinyl siding with frame construction; Metal roof; Slab foundation; Built on one level
• Exterior features: Covered patio and porch; Porch; Patio; No pool; Has a view; Paved road frontage (city street and state road)

Interior

• Kitchen: Refrigerator; Range; Dishwasher; Microwave; Electric water heater
• Bedrooms: 5 total rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heat pump
• Interior features: Ceiling fans; Window coverings; Unfurnished
• Laundry & utility: Washer hookup; Laundry room; Laundry area located in garage

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $246k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $225k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (28.2% below list).
• Recommended offer: $177k (28.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#165 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime C-, employment D, amenities 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: Kenansville Elementary (math 26% / reading 33%, grade F, #975 of 1,410 statewide, top 71%, 613 students, 100% FRL); James Kenan High (math 27% / reading 32%, grade F, #459 of 535 statewide, top 87%, 784 students, 100% FRL) — zoned schools average 100% FRL vs 74% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 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 $5k of equity ($2k loan paydown + $3k appreciation (1.3% local appreciation)).
• Duplin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 147 days — a 12% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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: 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 $177,096 (28.2% 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. It's been on market 147 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.16%
• DSCR: 0.90
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.34% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $804
• Equity at exit: $88,597

10-year hold

• IRR: 4.8%
• Equity multiple: 1.60×
• Total profit: $41,694
• Equity at exit: $121,256

Cash invested: $69,020 (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 28349

• Home prices YoY: 0.6%
• Active inventory: 17
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,771 medium
• Mortgage (P&I): −$1,293
• Tax from tax record: −$128 /mo · $1,533/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-124

Break-even live

Break-even rent $1,928

Max offer price $224,584

Occupancy floor —

Sensitivity live

Price	-10% $15	-5% $-54	+0% $-124	+5% $-194	+10% $-264
Rent	-10% $-264	-5% $-194	+0% $-124	+5% $-54	+10% $16
Rate	-1.0pp $0	-0.5pp $-61	base $-124	+0.5pp $-188	+1.0pp $-253

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: $61,625
• Closing costs: $7,395
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-04-01
   price $246,500
2. 2026-02-19
   price $256,500
3. 2025-12-30
   listed $259,000 Active
4. 2024-02-13
   soldstatus $230,000 Closed 1376-char remark

   Show marketing remark (1376 chars)

   Enter your future residence! Embrace comfortable living in this 1,300 square feet haven, featuring 3 bedrooms and 2 bathrooms, situated on an expansive . 57-acre lot just a short distance from James Kenan High School. The spacious living room welcomes you with a captivating built-in TV display, setting the stage for ultimate relaxation and entertaining. The updated kitchen is a culinary dream, boasting an eat-in dining room, new laminate countertops, cabinets, and fresh trim—all designed for the chef in you. Retreat to the spacious master suite, your private sanctuary for serene unwinding. The guest bathroom has been upgraded with granite counters, adding a touch of sophistication and style. Your two-car garage is a versatile space, perfect for outdoor gear, holiday decorations, or your DIY projects. Step outside to revel in the vast . 57-acre lot, offering ample space for outdoor activities. And don't overlook the sheltered patio in the backyard—a perfect spot for relaxing in the outdoors. Highlights include a new hvac (replaced in 2023), granite countertops in guest bathroom, roof replaced in 2015, new flooring, new garage doors, chic light fixtures, a separate laundry room, and a bonus storage room off the garage. Seize the chance to call this updated gem your new home. Schedule your showing today and step into a life of comfort and style!

5. 2024-02-13
   soldstatus $230,000 Sold 1376-char remark

   Show marketing remark (1376 chars)

   Enter your future residence! Embrace comfortable living in this 1,300 square feet haven, featuring 3 bedrooms and 2 bathrooms, situated on an expansive . 57-acre lot just a short distance from James Kenan High School. The spacious living room welcomes you with a captivating built-in TV display, setting the stage for ultimate relaxation and entertaining. The updated kitchen is a culinary dream, boasting an eat-in dining room, new laminate countertops, cabinets, and fresh trim—all designed for the chef in you. Retreat to the spacious master suite, your private sanctuary for serene unwinding. The guest bathroom has been upgraded with granite counters, adding a touch of sophistication and style. Your two-car garage is a versatile space, perfect for outdoor gear, holiday decorations, or your DIY projects. Step outside to revel in the vast . 57-acre lot, offering ample space for outdoor activities. And don't overlook the sheltered patio in the backyard—a perfect spot for relaxing in the outdoors. Highlights include a new hvac (replaced in 2023), granite countertops in guest bathroom, roof replaced in 2015, new flooring, new garage doors, chic light fixtures, a separate laundry room, and a bonus storage room off the garage. Seize the chance to call this updated gem your new home. Schedule your showing today and step into a life of comfort and style!

6. 2024-02-12
   soldstatus $230,000
7. 2024-01-13
   status Pending 1376-char remark

   Show marketing remark (1376 chars)

   Enter your future residence! Embrace comfortable living in this 1,300 square feet haven, featuring 3 bedrooms and 2 bathrooms, situated on an expansive . 57-acre lot just a short distance from James Kenan High School. The spacious living room welcomes you with a captivating built-in TV display, setting the stage for ultimate relaxation and entertaining. The updated kitchen is a culinary dream, boasting an eat-in dining room, new laminate countertops, cabinets, and fresh trim—all designed for the chef in you. Retreat to the spacious master suite, your private sanctuary for serene unwinding. The guest bathroom has been upgraded with granite counters, adding a touch of sophistication and style. Your two-car garage is a versatile space, perfect for outdoor gear, holiday decorations, or your DIY projects. Step outside to revel in the vast . 57-acre lot, offering ample space for outdoor activities. And don't overlook the sheltered patio in the backyard—a perfect spot for relaxing in the outdoors. Highlights include a new hvac (replaced in 2023), granite countertops in guest bathroom, roof replaced in 2015, new flooring, new garage doors, chic light fixtures, a separate laundry room, and a bonus storage room off the garage. Seize the chance to call this updated gem your new home. Schedule your showing today and step into a life of comfort and style!

8. 2024-01-12
   status Pending 1376-char remark

   Show marketing remark (1376 chars)

   Enter your future residence! Embrace comfortable living in this 1,300 square feet haven, featuring 3 bedrooms and 2 bathrooms, situated on an expansive . 57-acre lot just a short distance from James Kenan High School. The spacious living room welcomes you with a captivating built-in TV display, setting the stage for ultimate relaxation and entertaining. The updated kitchen is a culinary dream, boasting an eat-in dining room, new laminate countertops, cabinets, and fresh trim—all designed for the chef in you. Retreat to the spacious master suite, your private sanctuary for serene unwinding. The guest bathroom has been upgraded with granite counters, adding a touch of sophistication and style. Your two-car garage is a versatile space, perfect for outdoor gear, holiday decorations, or your DIY projects. Step outside to revel in the vast . 57-acre lot, offering ample space for outdoor activities. And don't overlook the sheltered patio in the backyard—a perfect spot for relaxing in the outdoors. Highlights include a new hvac (replaced in 2023), granite countertops in guest bathroom, roof replaced in 2015, new flooring, new garage doors, chic light fixtures, a separate laundry room, and a bonus storage room off the garage. Seize the chance to call this updated gem your new home. Schedule your showing today and step into a life of comfort and style!

9. 2024-01-05
   listed $225,000 Active 1376-char remark

   Show marketing remark (1376 chars)

   Enter your future residence! Embrace comfortable living in this 1,300 square feet haven, featuring 3 bedrooms and 2 bathrooms, situated on an expansive . 57-acre lot just a short distance from James Kenan High School. The spacious living room welcomes you with a captivating built-in TV display, setting the stage for ultimate relaxation and entertaining. The updated kitchen is a culinary dream, boasting an eat-in dining room, new laminate countertops, cabinets, and fresh trim—all designed for the chef in you. Retreat to the spacious master suite, your private sanctuary for serene unwinding. The guest bathroom has been upgraded with granite counters, adding a touch of sophistication and style. Your two-car garage is a versatile space, perfect for outdoor gear, holiday decorations, or your DIY projects. Step outside to revel in the vast . 57-acre lot, offering ample space for outdoor activities. And don't overlook the sheltered patio in the backyard—a perfect spot for relaxing in the outdoors. Highlights include a new hvac (replaced in 2023), granite countertops in guest bathroom, roof replaced in 2015, new flooring, new garage doors, chic light fixtures, a separate laundry room, and a bonus storage room off the garage. Seize the chance to call this updated gem your new home. Schedule your showing today and step into a life of comfort and style!

10. 2024-01-05
    listed $225,000 Active 1376-char remark

    Show marketing remark (1376 chars)

    Enter your future residence! Embrace comfortable living in this 1,300 square feet haven, featuring 3 bedrooms and 2 bathrooms, situated on an expansive . 57-acre lot just a short distance from James Kenan High School. The spacious living room welcomes you with a captivating built-in TV display, setting the stage for ultimate relaxation and entertaining. The updated kitchen is a culinary dream, boasting an eat-in dining room, new laminate countertops, cabinets, and fresh trim—all designed for the chef in you. Retreat to the spacious master suite, your private sanctuary for serene unwinding. The guest bathroom has been upgraded with granite counters, adding a touch of sophistication and style. Your two-car garage is a versatile space, perfect for outdoor gear, holiday decorations, or your DIY projects. Step outside to revel in the vast . 57-acre lot, offering ample space for outdoor activities. And don't overlook the sheltered patio in the backyard—a perfect spot for relaxing in the outdoors. Highlights include a new hvac (replaced in 2023), granite countertops in guest bathroom, roof replaced in 2015, new flooring, new garage doors, chic light fixtures, a separate laundry room, and a bonus storage room off the garage. Seize the chance to call this updated gem your new home. Schedule your showing today and step into a life of comfort and style!

11. 2014-12-18
    soldstatus $48,900
12. 2014-11-20
    listed $49,900

ⓘ 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: $1,533 · $128/mo
• Projected year-2 tax: $2,021 · $168/mo
• Expected delta: +$488/yr (+$41/mo · 31.9%)

ⓘ 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 4/10 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,252
• − Mortgage interest: −$13,808
• − Property taxes: −$1,533
• − Insurance: −$1,232
• − Repairs & maintenance: −$1,700
• − Management: −$1,700
• − Depreciation: −$7,171
• Taxable loss: −$5,893
• Est. tax savings @ 24.0%: +$1,414
• After-tax cash flow: $-74/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 — Kenansville

• Score: 69/100
• State rank: #165
• US rank: #8881

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,852

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: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 58% Black 28% Hispanic / Latino 9% Asian 3% Two or more races 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Italian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 7% Arabic 2% Other Indo-European 2%

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: ▲ 1.34%
• Current HPI: 235.6282
• 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

+394.0% since first listed

12 events — show timeline

• 2026-04-01 Price Changed $246,500 Hive MLS
• 2026-02-19 Price Changed $256,500 Hive MLS
• 2025-12-30 Listed $259,000 Hive MLS
• 2024-02-13 Sold (MLS) $230,000 TMLS
• 2024-02-13 Sold (MLS) $230,000 Hive MLS
• 2024-02-12 Sold (Public Records) $230,000 Public Records
• 2024-01-13 Pending — TMLS
• 2024-01-12 Pending — Hive MLS
• 2024-01-05 Listed $225,000 TMLS
• 2024-01-05 Listed $225,000 Hive MLS
• 2014-12-18 Sold (MLS) $48,900 Hive MLS
• 2014-11-20 Listed $49,900 Hive MLS

Property tax history

+6.0%/yr

Latest (2025): $1,533 · +61.1% YoY. Source: county tax records.