211 Pollock St · Pollocksville, NC 28573

$105,000

3 bd · 1.0 ba · 2,324 sqft · SingleFamily public records · 49 Days on market

Built 1975 6,534 sqft lot ↓ 8% since listing

---

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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * Motivated Seller * * * Check out this diamond in the rough! This 3-bedroom, 1-bath home offers over 2,000 heated square feet and endless potential. Situated on a beautiful lot with mature pecan trees, the property features a huge wrap-around covered front porch, a handicap-accessible ramp, and a spacious 30x32 shelter/carport. With plenty of indoor space and character waiting to be lived in or restored, this is the perfect fixer-upper opportunity you don't want to miss!

Key facts

• Mature pecan trees
• 6,534 sq ft lot
• Parking

Tags

• MATURE PECAN TREES
• HANDICAP-ACCESSIBLE RAMP
• SPACIOUS SHELTER CARPORT

Property features AI

Exterior

• Parking: Has carport (1 space); Covered parking; paved and unpaved areas
• Utilities: Public water; Sewer available; Water available
• Home design: Single-family residence; One story; Entry level is 1
• Construction: Aluminum siding and frame construction; Metal roof
• Exterior features: Covered wrap-around porch with front and rear porch; Chain link fencing around back yard; Has view

Interior

• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Propane heating; Electric heating; Space heater; Wall/window cooling units
• Interior features: Entrance foyer; Crawl space basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $389 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#498 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety B; Watch: crime F, amenities F, commute F.
• Jones County Schools (rural): math 34% / reading 43% proficiency, ranked #121 of 178 in NC (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Pollocksville Elementary (math 42% / reading 57%, grade D, #417 of 1,410 statewide, top 32%, 119 students, 98% FRL); Jones Senior High School (math 35% / reading 47%, grade F, #385 of 535 statewide, top 72%, 557 students, 100% FRL) — zoned schools average 98% FRL vs 70% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 13 active listings in the ZIP; 39 units permitted in Jones County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Jones County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,850 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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 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?
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: 1.30% ✓
• Cap rate: 10.74%
• Cash-on-cash: 15.87%
• DSCR: 1.71
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $304,444
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 Beaufort Rd	0.57mi	3/2.0	2,546 (+10%)	3mo	$334,000	$131	50

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: 6.8%
• Equity multiple: 1.26×
• Total profit: $7,755
• Equity at exit: $15,656

10-year hold

• IRR: 16.1%
• Equity multiple: 2.31×
• Total profit: $38,641
• Equity at exit: $9,078

Cash invested: $29,400 (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 28573

• Home prices YoY: -29.5%
• Active inventory: 13
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$94 /mo · $1,132/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $389

Break-even live

Break-even rent $872

Max offer price $105,000

Occupancy floor 66%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $105,000 Active 49 DOM
2. 2026-06-18
   days on market $105,000 Active 48 DOM
3. 2026-06-17
   days on market $105,000 Active 47 DOM
4. 2026-06-16
   days on market $105,000 Active 46 DOM
5. 2026-06-15
   days on market $105,000 Active 45 DOM
6. 2026-06-14
   days on market $105,000 Active 43 DOM
7. 2026-06-13
   days on market $105,000 Active 42 DOM
8. 2026-06-10
   days on market $105,000 Active 40 DOM
9. 2026-06-09
   days on market $105,000 Active 39 DOM
10. 2026-06-08
    days on market $105,000 Active 38 DOM
11. 2026-06-07
    days on market $105,000 Active 37 DOM
12. 2026-06-02
    days on market $105,000 Active 32 DOM
13. 2026-06-01
    days on market $105,000 Active 31 DOM
14. 2026-05-31
    days on market $105,000 Active 30 DOM
15. 2026-05-30
    days on market $105,000 Active 29 DOM
16. 2026-05-19
    price $109,000
17. 2026-05-13
    price $115,000
18. 2026-04-30
    listed $119,000 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: $1,132 · $94/mo
• Projected year-2 tax: $1,132 · $94/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 1/10 Low FEMA zone X (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,369
• − Mortgage interest: −$5,882
• − Property taxes: −$1,132
• − Insurance: −$525
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$3,055
• Taxable income: $3,157
• Est. tax owed @ 24.0%: −$758
• After-tax cash flow: $3,910/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: Jones County Schools
• NCES district ID: 3702400
• Math proficiency: 34% ▼ -4.00%
• Reading proficiency: 43% ▼ -3.00%
• Median HH income: $36,517
• Composite: 31.93/100
• National rank: #5849
• State rank: #121 of 178 in NC

Livability — Pollocksville

• Score: 61/100
• State rank: #498
• US rank: #18244

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pollocksville, NC
• Population (ZIP): 1,808

Population outlook (Jones County) Hauer SSP2

• Today (2025): 9,892 people
• By 2030: 9,720 · -1.7%
• By 2040: 9,043 · -8.6%
• By 2050: 8,128 · -17.8%
• By 2075: 6,419 · -35.1%
• By 2100: 5,454 · -44.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 52% Black 42% Two or more races 4% Hispanic / Latino 4%
• Common ancestry: Scandinavian 4% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Jones

• 2024 margin: Strong R (+25.7) · D 36.8% · R 62.5%
• 2008→2024 swing: -17.3pp toward R · 2008: -8.4pp · 2024: -25.7pp
• All cycles: 2024: R+25.7 2020: R+19.6 2016: R+17.9 2012: R+9.4 2008: R+8.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -57.29%
• Current HPI: 137.1228
• 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

-8.4% since first listed

3 events — show timeline

• 2026-05-19 Price Changed $109,000 Hive MLS
• 2026-05-13 Price Changed $115,000 Hive MLS
• 2026-04-30 Listed $119,000 Hive MLS

Property tax history

+4.0%/yr

Latest (2025): $1,132 · +0.0% YoY. Source: county tax records.