None · Farmville, NC 27828

$119,500

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 95 Days on market

Built 1930 6,098 sqft lot Est $135k · 11% under

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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 +24.3/30.0
• ARV discount +12.6/15.0
• DSCR +7.8/10.0
• 1% rule +5.5/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Fully renovated and move-in ready, 3541 Zeno St offers the perfect mix of charm and modern upgrades. Inside you'll find brand-new cabinets, granite countertops, and a beautifully tiled shower, plus the kitchen includes a stove/range and refrigerator. Sitting on a corner lot, this cozy home has great curb appeal and a comfortable layout that lives easy. And while it's not quite walking distance, you're just a short drive from Downtown Farmville—restaurants, coffee, shops, and local events. Come see it in person before it's gone!

Key facts

• Move-in ready
• Fully renovated
• Brand-new cabinets

Tags

• FULLY RENOVATED
• MOVE-IN READY
• BRAND-NEW CABINETS
• GRANITE COUNTERTOPS
• TILED SHOWER
• CORNER LOT

Property features AI

Finance

• Other: Zoning: R5

Exterior

• Parking: Unpaved parking
• Utilities: Natural gas connected
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Vinyl siding and frame construction; Shingle roof; Built on crawl space foundation
• Exterior features: Covered patio/porch; No fencing; Property has a view; Road frontage on city street and state road; Corner lot with approximately 66 x 90 x 68 x 90 dimensions

Interior

• Kitchen: Refrigerator; Range; Microwave
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Natural gas heating; Central air conditioning
• Interior features: Refrigerator; Range; Microwave; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 4.0% in Farmville — 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 66/100 on livability (#272 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities C-, employment C-, crime F.
• Pitt County Schools (rural): math 41% / reading 44% proficiency, ranked #100 of 178 in NC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: H B Sugg Elementary (401 students, 99% FRL); Farmville Middle (math 31% / reading 35%, grade F, #305 of 475 statewide, top 65%, 611 students, 100% FRL); Farmville Central High (math 42% / reading 47%, grade F, #352 of 535 statewide, top 68%, 789 students, 99% FRL) — zoned schools average 99% FRL vs 56% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 86 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,300 units permitted in Pitt County in 2024 (204 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $826 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Pitt County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 10813% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $108,745 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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 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?
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: 1.05% ✓
• Cap rate: 8.70%
• Cash-on-cash: 8.60%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $134,940
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3533 S George St	0.06mi	2/1.0	746 (-4%)	14mo	$137,000	$184	79
4156 East Pine St	0.37mi	2/1.0	780 (0%)	14mo	$135,000	$173	71
3526 Crestwood Dr	0.18mi	2/1.0	810 (+4%)	21mo	$66,000	$81	68

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

Projected returns pro-forma

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

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-4,121
• Equity at exit: $17,818

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $15,958
• Equity at exit: $10,332

Cash invested: $33,460 (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 27828

• Home prices YoY: -20.9%
• Active inventory: 86
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,250 medium
• Mortgage (P&I): −$627
• Tax from tax record: −$71 /mo · $855/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $240

Break-even live

Break-even rent $946

Max offer price $119,500

Occupancy floor 76%

Sensitivity live

Price	-10% $307	-5% $274	+0% $240	+5% $206	+10% $172
Rent	-10% $141	-5% $190	+0% $240	+5% $289	+10% $339
Rate	-1.0pp $300	-0.5pp $270	base $240	+0.5pp $209	+1.0pp $177

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3408 Eli Joyner Ln Unit A Farmville, NC	1.0	1.0	1000	$1,250	$1.25	21d	1	0.36mi

Listing history 23 events

1. 2026-06-19
   days on market $119,500 Active 95 DOM
2. 2026-06-18
   days on market $119,500 Active 94 DOM
3. 2026-06-17
   days on market $119,500 Active 93 DOM
4. 2026-06-16
   days on market $119,500 Active 92 DOM
5. 2026-06-15
   days on market $119,500 Active 91 DOM
6. 2026-06-13
   days on market $119,500 Active 88 DOM
7. 2026-06-10
   days on market $119,500 Active 86 DOM
8. 2026-06-09
   days on market $119,500 Active 85 DOM
9. 2026-06-08
   days on market $119,500 Active 84 DOM
10. 2026-06-07
    days on market $119,500 Active 83 DOM
11. 2026-06-05
    days on market $119,500 Active 80 DOM
12. 2026-06-03
    days on market $119,500 Active 79 DOM
13. 2026-06-02
    days on market $119,500 Active 78 DOM
14. 2026-06-01
    days on market $119,500 Active 77 DOM
15. 2026-05-31
    days on market $119,500 Active 76 DOM
16. 2026-05-30
    days on market $119,500 Active 75 DOM
17. 2026-04-29
    historical Active Under Contract
18. 2026-04-24
    historical $1,095
19. 2026-04-12
    listed $1,095
20. 2026-04-08
    status Active
21. 2026-04-08
    price $119,500
22. 2026-03-09
    status Pending
23. 2026-02-13
    listed $129,500 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: $855 · $71/mo
• Projected year-2 tax: $980 · $82/mo
• Expected delta: +$125/yr (+$10/mo · 14.6%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $15,000
• − Mortgage interest: −$6,694
• − Property taxes: −$855
• − Insurance: −$598
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,476
• Taxable income: $977
• Est. tax owed @ 24.0%: −$235
• After-tax cash flow: $2,643/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: Pitt County Schools
• NCES district ID: 3700012
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $40,631
• Composite: 35.67/100
• National rank: #4877
• State rank: #100 of 178 in NC

Livability — Farmville

• Score: 66/100
• State rank: #272
• US rank: #11852

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Farmville, NC
• Population (ZIP): 8,155

Population outlook (Pitt County) Hauer SSP2

• Today (2025): 194,585 people
• By 2030: 203,756 · +4.7%
• By 2040: 220,807 · +13.5%
• By 2050: 236,614 · +21.6%
• By 2075: 275,940 · +41.8%
• By 2100: 300,058 · +54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 50% Black 37% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Subsaharan African 2% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Pitt

• 2024 margin: Lean D (+6.0) · D 52.5% · R 46.5% · Other 1.1%
• 2008→2024 swing: -2.8pp toward R · 2008: 8.8pp · 2024: 6.0pp
• All cycles: 2024: D+6.0 2020: D+9.4 2016: D+7.4 2012: D+6.7 2008: D+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -51.30%
• Current HPI: 193.5248
• 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

-99.2% since first listed

7 events — show timeline

• 2026-04-29 Contingent — Hive MLS
• 2026-04-24 Rental Removed $1,095 SHOWMOJO
• 2026-04-12 Listed for Rent $1,095 SHOWMOJO
• 2026-04-08 Relisted — Hive MLS
• 2026-04-08 Price Changed $119,500 Hive MLS
• 2026-03-09 Pending — Hive MLS
• 2026-02-13 Listed $129,500 Hive MLS

Property tax history

+19.1%/yr

Latest (2025): $855 · +1.4% YoY. Source: county tax records.