440 Fountaintown Rd · Beulaville, NC 28518

$245,000

4 bd · 2.0 ba · 1,309 sqft · SingleFamily public records · 51 Days on market

Built 1917 2.07 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 +13.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• DSCR +4.2/10.0
• Livability +3.1/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

HOME IS PRICED TO SELL- SOLD AS IS Welcome to 440 Fountaintown Road--the quintessential farmhouse you've been dreaming of! This custom-remodeled home offers the perfect blend of classic character and modern craftsmanship on over 2 beautiful acres. From the moment you pull up, the massive wrap-around porch invites you to sit back and enjoy peaceful country living at its finest. Inside, the home is filled with thoughtful details, including custom real-wood cabinetry throughout the kitchen and a spacious floor plan designed for comfort. The primary suite is a true retreat, featuring an oversized bedroom and a custom-tiled master bath with a jetted tub. Highlights You'll Love: • Custom

Key facts

• Classic metal roof
• Wrap-around porch
• Detached garage

Tags

• WRAP-AROUND PORCH
• CUSTOM REAL-WOOD CABINETRY
• HEATED AND COOLED STORAGE AREA
• DEDICATED LAUNDRY ROOM
• DETACHED GARAGE
• CLASSIC METAL ROOF

Property features AI

Finance

• Other: Zoning: R-15
• Financial info: No investor or income/expense details provided
• HOA & community: Not in a subdivision

Exterior

• Parking: 1 total parking space; 1-car garage; Other parking features
• Security: No security details provided
• Utilities: Septic tank; Other utilities
• Home design: Single family residence; Two-story home; Entry level: 2
• Construction: Wood siding and frame construction; Metal roof
• Exterior features: Wrap-around porch; No fencing; Property has a view

Interior

• Kitchen: No specific appliances listed
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: No flooring details provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump and electric heating; Heat pump cooling
• Interior features: Pantry; Crawl space basement
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $25 ($300/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 $187k (23.6% below list).
• Recommended offer: $187k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.5% in Beulaville — 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 61/100 on livability (#503 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute 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: Beulaville Elementary (math 28% / reading 37%, grade F, #897 of 1,410 statewide, top 64%, 822 students, 100% FRL); East Duplin High (math 47% / reading 47%, grade D-, #334 of 535 statewide, top 64%, 861 students, 100% FRL) — zoned schools average 100% FRL vs 74% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 40% at this address vs 28% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Duplin County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 54 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 $11k of equity ($2k loan paydown + $9k appreciation (3.7% local appreciation)).
• Duplin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,285 (23.6% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1917 — 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. 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?
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: 0.76% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.44%
• DSCR: 1.02
• GRM: 10.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.9%
• Equity multiple: 1.59×
• Total profit: $40,677
• Equity at exit: $120,472

10-year hold

• IRR: 11.9%
• Equity multiple: 2.91×
• Total profit: $130,830
• Equity at exit: $194,110

Cash invested: $68,600 (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 28518

• Home prices YoY: 1.5%
• Active inventory: 54
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,873 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$68 /mo · $812/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $25

Break-even live

Break-even rent $1,841

Max offer price $245,000

Occupancy floor 94%

Sensitivity live

Price	-10% $164	-5% $94	+0% $25	+5% $-44	+10% $-114
Rent	-10% $-123	-5% $-49	+0% $25	+5% $99	+10% $173
Rate	-1.0pp $148	-0.5pp $87	base $25	+0.5pp $-39	+1.0pp $-103

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $245,000 Active 51 DOM
2. 2026-06-19
   days on market $245,000 Active 49 DOM
3. 2026-06-18
   days on market $245,000 Active 48 DOM
4. 2026-06-17
   days on market $245,000 Active 47 DOM
5. 2026-06-16
   days on market $245,000 Active 46 DOM
6. 2026-06-15
   days on market $245,000 Active 45 DOM
7. 2026-06-14
   days on market $245,000 Active 43 DOM
8. 2026-06-13
   days on market $245,000 Active 42 DOM
9. 2026-06-10
   days on market $245,000 Active 40 DOM
10. 2026-06-09
    days on market $245,000 Active 39 DOM
11. 2026-06-08
    days on market $245,000 Active 38 DOM
12. 2026-06-07
    days on market $245,000 Active 37 DOM
13. 2026-06-05
    days on market $245,000 Active 34 DOM
14. 2026-06-03
    days on market $245,000 Active 33 DOM
15. 2026-06-02
    days on market $245,000 Active 32 DOM
16. 2026-06-01
    days on market $245,000 Active 31 DOM
17. 2026-05-31
    days on market $245,000 Active 30 DOM
18. 2026-05-30
    days on market $245,000 Active 29 DOM
19. 2026-05-18
    status Pending
20. 2026-04-23
    listed $260,000 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: $812 · $68/mo
• Projected year-2 tax: $2,009 · $167/mo
• Expected delta: +$1,197/yr (+$100/mo · 147.3%)

ⓘ 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 8/10 Severe 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,474
• − Mortgage interest: −$13,724
• − Property taxes: −$812
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − Depreciation: −$7,127
• Taxable loss: −$4,010
• Est. tax savings @ 24.0%: +$962
• After-tax cash flow: $1,262/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 — Beulaville

• Score: 61/100
• State rank: #503
• US rank: #18390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,065

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 15% Black 15% Native American 3% Two or more races 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Common ancestry: Slovak 1% Serbian 1% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 13%

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: ▲ 3.74%
• Current HPI: 257.5718
• 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

2 events — show timeline

• 2026-05-18 Pending — Hive MLS
• 2026-04-23 Listed $260,000 Hive MLS

Property tax history

+11.5%/yr

Latest (2025): $812 · +138.1% YoY. Source: county tax records.