310 E Yukon St · Kenly, NC 27542

$255,500

3 bd · 2.0 ba · 1,381 sqft · SingleFamily public records · 81 Days on market

Built 2024 0.27 ac lot Est $258k · at est.

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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 +10.0/10.0
• ARV discount +8.0/15.0
• Cash flow +7.7/30.0
• Schools +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.8/10.0

Listing remarks MLS

New construction with an incredible price! Convenient location with a short commute to Wilson, Clayton, Smithfield and Raleigh! Front porch is rocking chair ready! Lavish finishes throughout with premier craftsmanship. Floor plan with first floor master suite and spacious additional bedrooms. Backyard with large deck perfect for entertaining! Preferred lender program available! Homes are completed.

Key facts

• 0.27 acre lot
• Garage
• Built 2024

Property features AI

Finance

• Other: Zoned residential
• HOA & community: No association

Exterior

• Parking: Attached garage (1 car); Concrete parking surface
• Utilities: Public water; Public sewer
• Home design: Site-built single-story home; One level
• Construction: Vinyl siding; Shingle roof; Brick/mortar foundation; Built as site-built construction
• Exterior features: Front porch; Deck; Rain gutters; Wood fencing; No pool or spa; No other structures

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Heat pump cooling; Ceiling fans for additional cooling
• Interior features: Cathedral ceilings; Ceiling fans; Granite counters; Walk-in closets
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $256k.

Deal economics

• At list price, monthly cash flow is $-359 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (24.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (29.5% below list).
• Recommended offer: $180k (29.5% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.5% in Kenly — 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 68/100 on livability (#183 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Johnston County Public Schools (rural): math 39% / reading 42% proficiency, ranked #105 of 178 in NC (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Glendale-Kenly Elementary (math 44% / reading 43%, grade F, #618 of 1,410 statewide, top 44%, 472 students, 68% FRL); North Johnston Middle (math 26% / reading 36%, grade F, #326 of 475 statewide, top 69%, 600 students, 72% FRL); North Johnston High (math 27% / reading 37%, grade F, #445 of 535 statewide, top 84%, 787 students, 62% FRL) — zoned schools average 67% FRL vs 41% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 89 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,783 units permitted in Johnston County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Johnston County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 75% 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 $180,000 (29.5% 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. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.70% ✗
• Cap rate: 4.92%
• Cash-on-cash: -4.90%
• DSCR: 0.78
• GRM: 11.8

CMA / ARV

• ARV (on-the-fly): $258,247
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 E Yukon St	0.01mi	3/2.0	1,364 (-1%)	10mo	$255,000	$187	89
411 E First St	0.17mi	3/2.0	1,360 (-2%)	2mo	$277,000	$204	88
303 E Pope Ave	0.07mi	3/2.0	1,410 (+2%)	12mo	$248,900	$177	83
307 E Pope Ave	0.10mi	3/2.0	1,410 (+2%)	12mo	$248,000	$176	82
311 S Corbett Ave S	0.28mi	3/2.0	1,340 (-3%)	3mo	$248,000	$185	80
102 E Pope Ave	0.10mi	3/2.0	1,227 (-11%)	2mo	$244,500	$199	75
104 E Pope Ave	0.14mi	3/2.0	1,229 (-11%)	2mo	$250,000	$203	73
202 Woodard St	0.39mi	3/1.0	1,372 (-1%)	9mo	$179,000	$130	69
315 S Maple Ave	0.47mi	3/2.0	1,295 (-6%)	10mo	$246,900	$191	59
314 S Darden St	0.50mi	3/2.0	1,280 (-7%)	9mo	$248,700	$194	57
507 E Dogwood Ln	0.37mi	3/2.0	1,218 (-12%)	9mo	$225,000	$185	55
316 S Maple Ave	0.44mi	3/2.0	1,191 (-14%)	6mo	$170,000	$143	51

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.63×
• Total profit: $116,348
• Equity at exit: $230,175

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $360,660
• Equity at exit: $496,380

Cash invested: $71,540 (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 27542

• Home prices YoY: 16.6%
• Active inventory: 89
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,340
• Tax from tax record: −$268 /mo · $3,214/yr
• Insurance: −$106
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-359

Break-even live

Break-even rent $2,254

Max offer price $192,150

Occupancy floor —

Sensitivity live

Price	-10% $-214	-5% $-286	+0% $-359	+5% $-431	+10% $-503
Rent	-10% $-501	-5% $-430	+0% $-359	+5% $-288	+10% $-216
Rate	-1.0pp $-230	-0.5pp $-294	base $-359	+0.5pp $-425	+1.0pp $-492

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: $63,875
• Closing costs: $7,665
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
309 S College Ave Kenly, NC	3.0	2.0	1459	$1,800	$1.23	25d	1	0.18mi

Listing history 32 events

1. 2026-06-21
   days on market $255,500 Active 81 DOM
2. 2026-06-18
   days on market $255,500 Active 78 DOM
3. 2026-06-17
   days on market $255,500 Active 77 DOM
4. 2026-06-16
   days on market $255,500 Active 76 DOM
5. 2026-06-15
   days on market $255,500 Active 75 DOM
6. 2026-06-13
   days on market $255,500 Active 73 DOM
7. 2026-06-13
   days on market $255,500 Active 72 DOM
8. 2026-06-09
   days on market $255,500 Active 69 DOM
9. 2026-06-08
   days on market $255,500 Active 68 DOM
10. 2026-06-07
    days on market $255,500 Active 67 DOM
11. 2026-06-05
    days on market $255,500 Active 64 DOM
12. 2026-06-03
    days on market $255,500 Active 63 DOM
13. 2026-06-02
    days on market $255,500 Active 62 DOM
14. 2026-06-01
    days on market $255,500 Active 61 DOM
15. 2026-05-31
    days on market $255,500 Active 60 DOM
16. 2026-04-23
    price $255,500
17. 2026-04-10
    price $259,500
18. 2026-04-01
    listed $262,500 Active
19. 2024-12-19
    soldstatus $230,000 Sold 403-char remark

    Show marketing remark (403 chars)

    New construction with an incredible price! Convenient location with a short commute to Wilson, Clayton, Smithfield and Raleigh! Front porch is rocking chair ready! Lavish finishes throughout with premier craftsmanship. Floor plan with first floor master suite and spacious additional bedrooms. Backyard with large deck perfect for entertaining! Preferred lender program available! Homes are completed.

20. 2024-12-19
    soldstatus $230,000

    Show marketing remark (403 chars)

    New construction with an incredible price! Convenient location with a short commute to Wilson, Clayton, Smithfield and Raleigh! Front porch is rocking chair ready! Lavish finishes throughout with premier craftsmanship. Floor plan with first floor master suite and spacious additional bedrooms. Backyard with large deck perfect for entertaining! Preferred lender program available! Homes are completed.

21. 2024-11-26
    status Pending 403-char remark

    Show marketing remark (403 chars)

    New construction with an incredible price! Convenient location with a short commute to Wilson, Clayton, Smithfield and Raleigh! Front porch is rocking chair ready! Lavish finishes throughout with premier craftsmanship. Floor plan with first floor master suite and spacious additional bedrooms. Backyard with large deck perfect for entertaining! Preferred lender program available! Homes are completed.

22. 2024-11-15
    price $230,000 403-char remark

    Show marketing remark (403 chars)

    New construction with an incredible price! Convenient location with a short commute to Wilson, Clayton, Smithfield and Raleigh! Front porch is rocking chair ready! Lavish finishes throughout with premier craftsmanship. Floor plan with first floor master suite and spacious additional bedrooms. Backyard with large deck perfect for entertaining! Preferred lender program available! Homes are completed.

23. 2024-10-28
    price $239,900 403-char remark

    Show marketing remark (403 chars)

    New construction with an incredible price! Convenient location with a short commute to Wilson, Clayton, Smithfield and Raleigh! Front porch is rocking chair ready! Lavish finishes throughout with premier craftsmanship. Floor plan with first floor master suite and spacious additional bedrooms. Backyard with large deck perfect for entertaining! Preferred lender program available! Homes are completed.

24. 2024-10-09
    listed $249,900 Active 403-char remark

    Show marketing remark (403 chars)

    New construction with an incredible price! Convenient location with a short commute to Wilson, Clayton, Smithfield and Raleigh! Front porch is rocking chair ready! Lavish finishes throughout with premier craftsmanship. Floor plan with first floor master suite and spacious additional bedrooms. Backyard with large deck perfect for entertaining! Preferred lender program available! Homes are completed.

25. 2024-10-08
    historical
26. 2024-09-22
    price $264,999
27. 2024-08-27
    price $269,999
28. 2024-08-06
    price $279,999
29. 2024-04-15
    listed $289,999 Active
30. 2020-07-21
    status Pending
31. 2020-07-20
    historical
32. 2020-07-07
    listed $153,900 Active

ⓘ 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: $3,214 · $268/mo
• Projected year-2 tax: $3,214 · $268/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $21,600
• − Mortgage interest: −$14,312
• − Property taxes: −$3,214
• − Insurance: −$2,075
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − Depreciation: −$7,433
• Taxable loss: −$8,890
• Est. tax savings @ 24.0%: +$2,133
• After-tax cash flow: $-2,170/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: Johnston County Public Schools
• NCES district ID: 3702370
• Math proficiency: 39% ▲ 4.00%
• Reading proficiency: 42% ▲ 2.00%
• Median HH income: $50,912
• Composite: 34.99/100
• National rank: #5052
• State rank: #105 of 178 in NC

Livability — Kenly

• Score: 68/100
• State rank: #183
• US rank: #9261

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kenly, NC
• Population (ZIP): 9,441

Population outlook (Johnston County) Hauer SSP2

• Today (2025): 222,440 people
• By 2030: 240,227 · +8.0%
• By 2040: 274,616 · +23.5%
• By 2050: 304,915 · +37.1%
• By 2075: 369,507 · +66.1%
• By 2100: 406,280 · +82.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 13% Hispanic / Latino 9% Two or more races 9%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Scotch-Irish 3% Serbian 1% Scottish 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 9%

Political lean MEDSL · Johnston

• 2024 margin: Strong R (+21.5) · D 38.7% · R 60.2% · Other 1.1%
• 2008→2024 swing: +2.2pp toward D · 2008: -23.7pp · 2024: -21.5pp
• All cycles: 2024: R+21.5 2020: R+24.3 2016: R+30.7 2012: R+27.8 2008: R+23.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 40.03%
• Current HPI: 280.6408
• 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

+66.0% since first listed

17 events — show timeline

• 2026-04-23 Price Changed $255,500 TMLS
• 2026-04-10 Price Changed $259,500 TMLS
• 2026-04-01 Listed $262,500 TMLS
• 2024-12-19 Sold (Public Records) $230,000 Public Records
• 2024-12-19 Sold (MLS) $230,000 TMLS
• 2024-11-26 Pending — TMLS
• 2024-11-15 Price Changed $230,000 TMLS
• 2024-10-28 Price Changed $239,900 TMLS
• 2024-10-09 Listed $249,900 TMLS
• 2024-10-08 Listing Removed — TMLS
• 2024-09-22 Price Changed $264,999 TMLS
• 2024-08-27 Price Changed $269,999 TMLS
• 2024-08-06 Price Changed $279,999 TMLS
• 2024-04-15 Listed $289,999 TMLS
• 2020-07-21 Pending — TMLS
• 2020-07-20 Listing Removed — TMLS
• 2020-07-07 Listed $153,900 TMLS

Property tax history

+73.3%/yr

Latest (2025): $3,214 · +1475.4% YoY. Source: county tax records.