314 S Kennedy St · Beulaville, NC 28518

$185,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 58 Days on market

Built 1960 0.70 ac lot Est $177k · at est.

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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 +20.4/30.0
• Appreciation +6.9/10.0
• DSCR +6.5/10.0
• ARV discount +5.6/15.0
• 1% rule +4.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Cute 3 bedroom , one bath home in Beulaville City limits! Interior has hardwood flooring, an updated bathroom, and a an open kitchen with nice cabinetry. Exterior has a rear deck, carport and an outbuilding men will enjoy!

Key facts

• Hardwood flooring
• Laundry area
• Storage building

Tags

• HARDWOOD FLOORING
• SOLAR PANELS
• CARPORT WITH UTILITY CLOSET
• REAR DECK
• STORAGE BUILDING
• LAUNDRY AREA

Property features AI

Finance

• Other: Location on city street and state road frontage; Lot approximately 0.7 acres; Directions: Take Hwy 24 from Kenansville, turn right onto Kennedy St by IGA, house 2 blocks down on right

Exterior

• Parking: Carport (1 space); Gravel parking
• Utilities: Public water; Sewer connected
• Home design: Single family residence; One story; Residential zoning
• Construction: Vinyl siding; Shingle roof; Built with crawl space foundation
• Exterior features: Deck; No additional exterior features listed; Has a view

Interior

• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Window coverings; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/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 $169k (8.4% below list).
• Recommended offer: $169k (8.4% below list) — sets the bar for 1% rule.

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: 53 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 $8k of equity ($1k loan paydown + $7k 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 $52k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago 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 $80k; list at $185k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $169,433 (8.4% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — 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: 0.92% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $177,408
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
314 S Kennedy St	0.00mi	3/1.0	1,008 (0%)	0mo	$177,000	$176	100
308 W Stanford St	0.42mi	3/1.0	1,095 (+9%)	1mo	$87,500	$80	65
215 S Lee Ave	0.34mi	2/1.0 (-1)	1,080 (+7%)	3mo	$93,000	$86	65
105 Macon Dr	0.71mi	3/2.0	1,050 (+4%)	13mo	$212,000	$202	45

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

Projected returns pro-forma

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

5-year hold

• IRR: 14.6%
• Equity multiple: 1.87×
• Total profit: $44,880
• Equity at exit: $90,969

10-year hold

• IRR: 15.8%
• Equity multiple: 3.50×
• Total profit: $129,374
• Equity at exit: $146,573

Cash invested: $51,800 (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: 53
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,694 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $241

Break-even live

Break-even rent $1,389

Max offer price $185,000

Occupancy floor 81%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-03
   status Pending
2. 2026-03-05
   listed $185,000 Active
3. 2017-01-23
   soldstatus $80,000
4. 2016-07-27
   soldstatus $49,000 222-char remark

   Show marketing remark (222 chars)

   Cute 3 bedroom , one bath home in Beulaville City limits! Interior has hardwood flooring, an updated bathroom, and a an open kitchen with nice cabinetry. Exterior has a rear deck, carport and an outbuilding men will enjoy!

5. 2016-02-11
   listed $49,900 222-char remark

   Show marketing remark (222 chars)

   Cute 3 bedroom , one bath home in Beulaville City limits! Interior has hardwood flooring, an updated bathroom, and a an open kitchen with nice cabinetry. Exterior has a rear deck, carport and an outbuilding men will enjoy!

6. 2016-01-28
   soldstatus $54,796
7. 2005-02-21
   soldstatus $63,500

ⓘ 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: $601 · $50/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$916/yr (+$76/mo · 152.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $20,332
• − Mortgage interest: −$10,363
• − Property taxes: −$601
• − Insurance: −$925
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$5,382
• Taxable loss: −$192
• Est. tax savings @ 24.0%: +$46
• After-tax cash flow: $2,940/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

• Census place: Beulaville, NC
• 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

+191.3% since first listed

7 events — show timeline

• 2026-05-03 Pending — Hive MLS
• 2026-03-05 Listed $185,000 Hive MLS
• 2017-01-23 Sold (Public Records) $80,000 Public Records
• 2016-07-27 Sold (MLS) $49,000 Hive MLS
• 2016-02-11 Listed $49,900 Hive MLS
• 2016-01-28 Sold (Public Records) $54,796 Public Records
• 2005-02-21 Sold (Public Records) $63,500 Public Records

Property tax history

+4.4%/yr

Latest (2025): $601 · +67.5% YoY. Source: county tax records.