4146 East Pine St · Farmville, NC 27828

$175,000

3 bd · 2.0 ba · 1,427 sqft · SingleFamily public records · 52 Days on market

Built 1953 7,405 sqft lot Est $215k · 19% under

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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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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 MLS

REMODELED & CHARMING 3 BR/2 BA HOME W/ CARPORT & WIRED STORAGE BUILDING/WORKSHOP! ROOF NEW IN 2010 & EASY CLEAN VINYL REPLACEMENT WINDOWS! OPEN FLOOR PLAN BETWEEN KITCHEN & GREAT-ROOM MAKES ENTERTAINING A BREEZE & NUMEROUS WINDOWS TO LET THE SUN SHINE IN! LARGE FUNCTIONAL EAT-IN KITCHEN W/ TONS OF CABINETS & STORAGE, EXTENDED BAR AREA SEATING, & TABLE DINING! FORMAL DINING ROOM & SPACIOUS BEDROOMS W/ CEILING FANS! CAFE SHUTTERS, PLANTATION BLINDS, CORNER LOT, LOVELY LANDSCAPING, & MORE!

Key facts

• Detached workshop
• Spacious corner lot
• 7,405 sq ft lot

Tags

• WALKING DISTANCE TO DOWNTOWN
• DETACHED WORKSHOP
• SPACIOUS CORNER LOT

Property features AI

Exterior

• Parking: Has a carport (1 space); Concrete parking surface
• Utilities: Natural gas connected; Water connected
• Home design: Single-family residence; One-story / single level; Entry level: 1
• Construction: Vinyl siding and frame construction; Shingle roof; Crawl space foundation; Built in one story (year built not provided)
• Exterior features: Corner lot; Has a view; No patio or porch listed

Interior

• Bedrooms: Master on main level
• Bathrooms: 2 full bathrooms; Accessible full bathroom
• Heating & cooling: Central air conditioning; Electric and natural gas heating
• Interior features: Master suite on the ground floor; Walk-in closet(s); Ceiling fan(s); Window coverings

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: 87 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 $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y ago; this cycle's ask has dropped $24k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $175k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1953 — 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: 1.29% ✓
• Cap rate: 10.42%
• Cash-on-cash: 14.75%
• DSCR: 1.66
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $215,477
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4146 East Pine St	0.00mi	3/2.0	1,430 (+0%)	1mo	$140,000	$98	99
185 Lang Farm Rd	0.52mi	3/2.5	1,404 (-2%)	3mo	$214,991	$153	69
4205 W West Prince Rd	0.24mi	3/2.0	1,568 (+10%)	6mo	$227,000	$145	67
3242 N Contentnea St	0.52mi	3/1.0	1,393 (-2%)	8mo	$210,000	$151	61
3222 North Contentnea St	0.57mi	4/2.0 (+1)	1,520 (+6%)	5mo	$127,500	$84	53
4008 Davis Cir	0.36mi	2/2.0 (-1)	1,274 (-11%)	10mo	$212,500	$167	52
4252 Pinehurst Ct	0.72mi	3/2.0	1,565 (+10%)	5mo	$338,126	$216	46
3679 Cameron St	0.69mi	3/2.0	1,573 (+10%)	6mo	$189,900	$121	46
3209 North Waverly St	0.68mi	3/2.0	1,600 (+12%)	4mo	$225,000	$141	45
3178 N Contentnea St	0.67mi	3/2.0	1,295 (-9%)	14mo	$180,000	$139	42
4266 Pinehurst Ct	0.75mi	3/2.0	1,617 (+13%)	4mo	$338,126	$209	39
4272 Pinehurst Ct	0.73mi	3/2.0	1,615 (+13%)	10mo	$300,000	$186	35

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: 5.3%
• Equity multiple: 1.20×
• Total profit: $10,016
• Equity at exit: $26,093

10-year hold

• IRR: 14.7%
• Equity multiple: 2.19×
• Total profit: $58,170
• Equity at exit: $15,131

Cash invested: $49,000 (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: 87
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$185 /mo · $2,215/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $602

Break-even live

Break-even rent $1,488

Max offer price $175,000

Occupancy floor 68%

Sensitivity live

Price	-10% $701	-5% $652	+0% $602	+5% $553	+10% $503
Rent	-10% $425	-5% $513	+0% $602	+5% $691	+10% $780
Rate	-1.0pp $690	-0.5pp $647	base $602	+0.5pp $557	+1.0pp $511

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4022 East Horne Ave Farmville, NC	3.0	2.0	1700	$2,250	$1.32	22d	1	0.43mi

Listing history 10 events

1. 2026-04-30
   status Pending
2. 2026-04-21
   price $175,000
3. 2026-03-09
   listed $199,000 Active
4. 2014-12-16
   soldstatus $85,000
5. 2014-12-15
   soldstatus $84,900 527-char remark

   Show marketing remark (527 chars)

   REMODELED & CHARMING 3 BR/2 BA HOME W/ CARPORT & WIRED STORAGE BUILDING/WORKSHOP! ROOF NEW IN 2010 & EASY CLEAN VINYL REPLACEMENT WINDOWS! OPEN FLOOR PLAN BETWEEN KITCHEN & GREAT-ROOM MAKES ENTERTAINING A BREEZE & NUMEROUS WINDOWS TO LET THE SUN SHINE IN! LARGE FUNCTIONAL EAT-IN KITCHEN W/ TONS OF CABINETS & STORAGE, EXTENDED BAR AREA SEATING, & TABLE DINING! FORMAL DINING ROOM & SPACIOUS BEDROOMS W/ CEILING FANS! CAFE SHUTTERS, PLANTATION BLINDS, CORNER LOT, LOVELY LANDSCAPING, & MORE!

6. 2014-08-07
   listed $84,900 527-char remark

   Show marketing remark (527 chars)

   REMODELED & CHARMING 3 BR/2 BA HOME W/ CARPORT & WIRED STORAGE BUILDING/WORKSHOP! ROOF NEW IN 2010 & EASY CLEAN VINYL REPLACEMENT WINDOWS! OPEN FLOOR PLAN BETWEEN KITCHEN & GREAT-ROOM MAKES ENTERTAINING A BREEZE & NUMEROUS WINDOWS TO LET THE SUN SHINE IN! LARGE FUNCTIONAL EAT-IN KITCHEN W/ TONS OF CABINETS & STORAGE, EXTENDED BAR AREA SEATING, & TABLE DINING! FORMAL DINING ROOM & SPACIOUS BEDROOMS W/ CEILING FANS! CAFE SHUTTERS, PLANTATION BLINDS, CORNER LOT, LOVELY LANDSCAPING, & MORE!

7. 2012-02-21
   historical
8. 2012-02-02
   listed $86,500
9. 2012-01-31
   historical
10. 2011-06-21
    listed $85,000

ⓘ 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: $2,215 · $185/mo
• Projected year-2 tax: $2,215 · $185/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 18 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: $27,000
• − Mortgage interest: −$9,803
• − Property taxes: −$2,215
• − Insurance: −$875
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$5,091
• Taxable income: $4,697
• Est. tax owed @ 24.0%: −$1,127
• After-tax cash flow: $6,100/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

+105.9% since first listed

10 events — show timeline

• 2026-04-30 Pending — Hive MLS
• 2026-04-21 Price Changed $175,000 Hive MLS
• 2026-03-09 Listed $199,000 Hive MLS
• 2014-12-16 Sold (Public Records) $85,000 Public Records
• 2014-12-15 Sold (MLS) $84,900 Hive MLS
• 2014-08-07 Listed $84,900 Hive MLS
• 2012-02-21 Listing Removed — Hive MLS
• 2012-02-02 Listed $86,500 Hive MLS
• 2012-01-31 Listing Removed — Hive MLS
• 2011-06-21 Listed $85,000 Hive MLS

Property tax history

+15.5%/yr

Latest (2025): $2,215 · +0.5% YoY. Source: county tax records.