10452 Village Hts · Whitakers, NC 27891

$139,900

3 bd · 1.0 ba · 1,138 sqft · SingleFamily public records · 50 Days on market

Built 1973 0.46 ac lot

---

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 +17.5/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +5.5/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

USDA Eligible! Don't miss this charming brick ranch in Nash County! This home has recent updates that include new cabinetry, paint, solid surface flooring throughout. You will find lots of counter space and cabinetry in the kitchen, as well as a stainless steel stove. Make this one yours today!

Key facts

• Recent updates
• New cabinetry
• 0.46 acre lot

Tags

• RECENT UPDATES
• NEW CABINETRY
• SOLID SURFACE FLOORING
• LOTS OF COUNTER SPACE
• STAINLESS STEEL STOVE

Property features AI

Finance

• Other: Lot approximately 0.46 acres; Living area approximately 1,108 (above grade); County: Nash
• HOA & community: No association

Exterior

• Utilities: Public water; Public sewer
• Home design: One-story house; Brick veneer exterior; Entry level: One
• Construction: Shingle roof; Permanent foundation; Built with brick veneer
• Exterior features: Public maintained road access

Interior

• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Plank
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Plank flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/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 $123k (12.2% below list).
• Recommended offer: $123k (12.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#417 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Nash-Rocky Mount Schools (rural): math 20% / reading 32% proficiency, ranked #155 of 178 in NC (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Red Oak Middle (math 24% / reading 38%, grade F, #326 of 475 statewide, top 69%, 804 students, 64% FRL); Northern Nash High (math 37% / reading 41%, grade F, #402 of 535 statewide, top 75%, 1,059 students, 58% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: 28 active listings in the ZIP; 500 units permitted in Nash County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($967 loan paydown + $4k appreciation (2.9% local appreciation)).
• Nash County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.
• Current owner paid $43k; list at $140k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,850 (12.2% below list)

Questions for the listing agent

1. It's been on market 50 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 1973 — 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. 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?
5. 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?
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: 0.88% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.59×
• Total profit: $23,035
• Equity at exit: $62,262

10-year hold

• IRR: 12.7%
• Equity multiple: 2.87×
• Total profit: $73,141
• Equity at exit: $95,456

Cash invested: $39,172 (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 27891

• Home prices YoY: 1.5%
• Active inventory: 28
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,228 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$71 /mo · $856/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $107

Break-even live

Break-even rent $1,093

Max offer price $139,900

Occupancy floor 86%

Sensitivity live

Price	-10% $186	-5% $147	+0% $107	+5% $68	+10% $28
Rent	-10% $10	-5% $59	+0% $107	+5% $156	+10% $204
Rate	-1.0pp $178	-0.5pp $143	base $107	+0.5pp $71	+1.0pp $34

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $139,900 Active 50 DOM
2. 2026-06-19
   days on market $139,900 Active 48 DOM
3. 2026-06-18
   days on market $139,900 Active 47 DOM
4. 2026-06-17
   days on market $139,900 Active 46 DOM
5. 2026-06-16
   days on market $139,900 Active 45 DOM
6. 2026-06-15
   days on market $139,900 Active 44 DOM
7. 2026-06-14
   days on market $139,900 Active 42 DOM
8. 2026-06-13
   days on market $139,900 Active 41 DOM
9. 2026-06-10
   days on market $139,900 Active 39 DOM
10. 2026-06-09
    days on market $139,900 Active 38 DOM
11. 2026-06-08
    days on market $139,900 Active 37 DOM
12. 2026-06-07
    days on market $139,900 Active 36 DOM
13. 2026-06-03
    pricedays on market $139,900 Active 32 DOM
14. 2026-06-02
    days on market $143,900 Active 31 DOM
15. 2026-06-01
    days on market $143,900 Active 30 DOM
16. 2026-05-31
    days on market $143,900 Active 29 DOM
17. 2026-05-30
    days on market $143,900 Active 28 DOM
18. 2026-05-12
    status Active 295-char remark

    Show marketing remark (295 chars)

    USDA Eligible! Don't miss this charming brick ranch in Nash County! This home has recent updates that include new cabinetry, paint, solid surface flooring throughout. You will find lots of counter space and cabinetry in the kitchen, as well as a stainless steel stove. Make this one yours today!

19. 2026-05-12
    status Active

    Show marketing remark (295 chars)

    USDA Eligible! Don't miss this charming brick ranch in Nash County! This home has recent updates that include new cabinetry, paint, solid surface flooring throughout. You will find lots of counter space and cabinetry in the kitchen, as well as a stainless steel stove. Make this one yours today!

20. 2026-05-11
    status Pending 295-char remark

    Show marketing remark (295 chars)

    USDA Eligible! Don't miss this charming brick ranch in Nash County! This home has recent updates that include new cabinetry, paint, solid surface flooring throughout. You will find lots of counter space and cabinetry in the kitchen, as well as a stainless steel stove. Make this one yours today!

21. 2026-05-11
    status Pending

    Show marketing remark (295 chars)

    USDA Eligible! Don't miss this charming brick ranch in Nash County! This home has recent updates that include new cabinetry, paint, solid surface flooring throughout. You will find lots of counter space and cabinetry in the kitchen, as well as a stainless steel stove. Make this one yours today!

22. 2026-05-01
    listed $143,900 Active 295-char remark

    Show marketing remark (295 chars)

    USDA Eligible! Don't miss this charming brick ranch in Nash County! This home has recent updates that include new cabinetry, paint, solid surface flooring throughout. You will find lots of counter space and cabinetry in the kitchen, as well as a stainless steel stove. Make this one yours today!

23. 2026-05-01
    listed $143,900 Active

    Show marketing remark (295 chars)

    USDA Eligible! Don't miss this charming brick ranch in Nash County! This home has recent updates that include new cabinetry, paint, solid surface flooring throughout. You will find lots of counter space and cabinetry in the kitchen, as well as a stainless steel stove. Make this one yours today!

24. 1996-09-26
    soldstatus $43,000

ⓘ 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: $856 · $71/mo
• Projected year-2 tax: $1,147 · $96/mo
• Expected delta: +$291/yr (+$24/mo · 34.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $14,742
• − Mortgage interest: −$7,837
• − Property taxes: −$856
• − Insurance: −$700
• − Repairs & maintenance: −$1,179
• − Management: −$1,179
• − Depreciation: −$4,070
• Taxable loss: −$1,078
• Est. tax savings @ 24.0%: +$259
• After-tax cash flow: $1,546/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: Nash-Rocky Mount Schools
• NCES district ID: 3703270
• Math proficiency: 20% ▼ -3.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $41,553
• Composite: 22.04/100
• National rank: #8198
• State rank: #155 of 178 in NC

Livability — Whitakers

• Score: 63/100
• State rank: #417
• US rank: #15623

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,484

Population outlook (Nash County) Hauer SSP2

• Today (2025): 91,107 people
• By 2030: 89,193 · -2.1%
• By 2040: 84,959 · -6.7%
• By 2050: 80,517 · -11.6%
• By 2075: 72,941 · -19.9%
• By 2100: 63,602 · -30.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (67%)
• Race & ethnicity: Black 67% White 29% Native American 2% Two or more races 1% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada

Political lean MEDSL · Nash

• 2024 margin: Toss-up / Even · D 48.7% · R 50.5%
• 2008→2024 swing: -0.4pp no change · 2008: -1.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.2 2016: R+0.2 2012: D+0.9 2008: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.92%
• Current HPI: 192.6053
• 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

+234.7% since first listed

7 events — show timeline

• 2026-05-12 Relisted — Hive MLS
• 2026-05-12 Relisted — TMLS
• 2026-05-11 Pending — Hive MLS
• 2026-05-11 Pending — TMLS
• 2026-05-01 Listed $143,900 TMLS
• 2026-05-01 Listed $143,900 Hive MLS
• 1996-09-26 Sold (Public Records) $43,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $856 · +3.6% YoY. Source: county tax records.