2448 Brookville Dr Unit A · Greenville, NC 27834

$218,888

3 bd · 2.5 ba · 1,648 sqft · SingleFamily · 99 Days on market

Built 2026 Good condition Garage $133/sqft · 15% below area Est $257k · 15% under

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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).

• ARV discount +14.2/15.0
• Cash flow +9.0/30.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

3 bed | 2.

Key facts

• Garage
• Built 2026
• Listed 98 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $219k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (11.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (22.6% below list).
• Recommended offer: $169k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.0% in Greenville — 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 77/100 on livability (#30 in NC, #2,977 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: crime F, employment 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: Lakeforest Elementary (math 22% / reading 30%, grade F, #1,085 of 1,410 statewide, top 77%, 804 students, 98% 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: Rents rising fast (+5.4%/yr); 584 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 39d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,300 units permitted in Pitt County in 2024 (204 in 5+ unit buildings).
• This rent runs 42% of the median local income ($49k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 99 days — a 9% lower offer ($199k) is reasonable based on typical stale-listing flexibility.

Recommended offer $169,481 (22.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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. 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: 0.77% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.40%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (median comp): $257,122
• List price: $218,888
• Delta: -14.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2421 A Brookville Dr	0.27mi	3/2.5	1,648 (0%)	11mo	$204,990	$124	78
949 Teakwood Dr	0.51mi	3/2.5	1,598 (-3%)	2mo	$265,900	$166	70
2005 Dartford Dr Unit A	0.30mi	3/2.5	1,803 (+9%)	2mo	$292,500	$162	68
2310 Great Laurel Ct	0.59mi	3/2.5	1,705 (+4%)	2mo	$293,000	$172	66
3295 Dickinson Ave	0.70mi	3/2.5	1,700 (+3%)	1mo	$215,000	$126	61
3206 Ellsworth Dr	0.64mi	3/2.0	1,620 (-2%)	7mo	$270,000	$167	59
3525 Willette Dr	0.65mi	3/2.0	1,676 (+2%)	7mo	$276,000	$165	59
2909 Noah Ct	0.59mi	3/2.5	1,758 (+7%)	4mo	$295,000	$168	58
3128 Ruth Ct	0.63mi	3/2.0	1,510 (-8%)	2mo	$249,000	$165	53
3301 Dickinson Ave	0.67mi	2/2.0 (-1)	1,557 (-6%)	1mo	$235,900	$152	52
939 Teakwood Dr	0.49mi	3/2.0	1,424 (-14%)	8mo	$289,000	$203	46
2203 Great Laurel Ct	0.56mi	4/2.5 (+1)	1,885 (+14%)	7mo	$304,000	$161	39

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 · 5.44% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.31×
• Total profit: $-42,250
• Equity at exit: $32,637

10-year hold

• IRR: -7.6%
• Equity multiple: 0.47×
• Total profit: $-32,553
• Equity at exit: $18,925

Cash invested: $61,289 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 31 active · 17 under contract
• Months of supply: 13.3 mo (8%/mo absorbed)
• Median asking: $219,990 ($133/sqft)
• Median days on market: 59 d
• This list price: 32% of active listings are priced below it
• ARV vs active asking: +16.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 27834

• Rents YoY: 5.4%
• Active inventory: 584
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,695 high
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,283/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-174

Break-even live

Break-even rent $1,915

Max offer price $193,741

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-98	+0% $-174	+5% $-249	+10% $-325
Rent	-10% $-308	-5% $-241	+0% $-174	+5% $-107	+10% $-40
Rate	-1.0pp $-64	-0.5pp $-118	base $-174	+0.5pp $-231	+1.0pp $-288

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: $54,722
• Closing costs: $6,567
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2429 Brookville Dr Unit 1UNIT A Greenville, NC	3.0	2.5	1650	$1,750	$1.06	51d	1	0.01mi
2460 Brookville Dr Greenville, NC	3.0	3.0	1712	$1,800	$1.05	40d	1	0.01mi
2460 Brookville Dr Greenville, NC	3.0	2.5	1712	$1,700	$0.99	10d	1	0.01mi
2460 Brookville Dr Greenville, NC	3.0	3.0	1712	$1,700	$0.99	2d	1	0.01mi
2460 Brookville Dr Greenville, NC	3.0	3.0	1712	$1,700	$0.99	36d	1	0.01mi
2460 Brookville Dr Unit A Greenville, NC	3.0	2.5	1712	$1,700	$0.99	38d	1	0.01mi
2109 Remington Ct Unit B Greenville, NC	3.0	2.0	1429	$1,700	$1.19	51d	1	0.10mi
2133 Remington Ct Unit A Greenville, NC	3.0	2.5	1785	$1,900	$1.06	10d	1	0.12mi
2348 Brookville Dr Greenville, NC	3.0	2.5	1650	$1,750	$1.06	7d	1	0.13mi
2348 Brookville Dr Greenville, NC	3.0	2.5	1650	$1,750	$1.06	10d	1	0.13mi
2500 Brookville Dr Greenville, NC	3.0	2.0	1423	$1,800	$1.26	154d	1	0.15mi
2533 Brookville Dr Unit A Greenville, NC	3.0	2.0	1462	$1,650	$1.13	51d	1	0.16mi
2517 Brookville Dr Greenville, NC	3.0	3.0	1606	$2,000	$1.25	51d	1	0.16mi
2213 Remington Ct Unit B Greenville, NC	3.0	2.0	1511	$1,700	$1.13	51d	1	0.19mi
2213 Remington Ct Unit B Greenville, NC	3.0	2.0	1511	$1,700	$1.13	19d	1	0.19mi
2213 Remington Ct Unit B Greenville, NC	3.0	2.0	1511	$1,700	$1.13	47d	1	0.19mi
2213 Remington Ct Unit A Greenville, NC	3.0	2.0	1511	$1,700	$1.13	49d	1	0.19mi
2213 Remington Ct Unit A Greenville, NC	3.0	2.0	1511	$1,700	$1.13	38d	1	0.19mi
2213 Remington Ct Unit B Greenville, NC	3.0	2.0	1511	$1,700	$1.13	41d	1	0.19mi
2213 Remington Ct Unit B Greenville, NC	3.0	2.0	1511	$1,700	$1.13	36d	1	0.19mi
2213 Remington Ct Unit A Greenville, NC	3.0	2.0	1511	$1,700	$1.13	44d	1	0.19mi
2213 Remington Ct Unit A Greenville, NC	3.0	2.0	1511	$1,700	$1.13	32d	1	0.19mi
1625 Brook Hollow Dr Unit B Greenville, NC	3.0	3.5	1766	$1,800	$1.02	51d	1	0.21mi
1951 Cambria Dr Unit B Greenville, NC	3.0	3.0	1552	$1,800	$1.16	162d	1	0.24mi
4001 Cobblestone Dr #2 Greenville, NC	3.0	2.5	1453	$1,300	$0.89	14d	1	0.25mi
4001 Cobblestone Dr Greenville, NC	3.0	2.5	1453	$1,300	$0.89	10d	1	0.25mi
4001 Cobblestone Dr Greenville, NC	3.0	3.0	1453	$1,300	$0.89	9d	1	0.25mi
2116 Flagstone Ct Unit D8 Greenville, NC	3.0	2.5	1457	$1,500	$1.03	29d	1	0.25mi
2112 Flagstone Ct Unit C7 Greenville, NC	3.0	2.5	1457	$1,400	$0.96	20d	1	0.25mi
2112 Flagstone Ct Unit C2 Greenville, NC	3.0	2.5	1456	$1,400	$0.96	51d	1	0.25mi
2221 Brookville Dr Unit B Greenville, NC	3.0	2.0	1508	$1,700	$1.13	162d	1	0.25mi
2015 Leighton Dr Unit B Greenville, NC	3.0	2.5	1707	$1,850	$1.08	49d	1	0.25mi
2015 Leighton Dr Unit B Greenville, NC	3.0	2.5	1707	$1,850	$1.08	12d	1	0.25mi
2124 Flagstone Ct Unit F8 Greenville, NC	3.0	2.5	1457	$1,300	$0.89	31d	1	0.26mi
2245 Brookville Dr Greenville, NC	3.0	2.0	1400	$1,600	$1.14	45d	1	0.26mi
4033 Cobblestone Dr #11 Greenville, NC	3.0	2.5	1492	$1,300	$0.87	31d	1	0.28mi
2352 Brookville Dr Greenville, NC	3.0	2.5	1650	$1,750	$1.06	10d	1	0.28mi
2400 Dovedale Ct Unit B Greenville, NC	4.0	3.0	2146	$2,100	$0.98	51d	1	0.28mi
1404 Hartley Ln Greenville, NC	3.0	2.5	1769	$1,950	$1.10	43d	1	0.32mi
1904 Newbury Way Unit B Greenville, NC	3.0	2.5	1803	$1,900	$1.05	10d	1	0.32mi

Property features AI

Finance

• Financial info: List price $229,990

Exterior

• Parking: 1 covered garage space (1 total parking space)
• Home design: Single-family residence (spec/new construction plan)
• Exterior features: Address: 2448 Brookville Dr Unit A, Greenville NC 27834

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home (HOLLY SPRINGS plan)Living area approximately 1648

Listing history 34 events

1. 2026-07-10
   days on market $218,888 Active 99 DOM
2. 2026-07-09
   days on market $218,888 Active 98 DOM
3. 2026-07-08
   days on market $218,888 Active 97 DOM
4. 2026-07-07
   days on market $218,888 Active 96 DOM
5. 2026-07-06
   days on market $218,888 Active 95 DOM
6. 2026-07-05
   days on market $218,888 Active 94 DOM
7. 2026-07-04
   days on market $218,888 Active 93 DOM
8. 2026-07-03
   days on market $218,888 Active 92 DOM
9. 2026-07-02
   days on market $218,888 Active 91 DOM
10. 2026-07-01
    days on market $218,888 Active 90 DOM
11. 2026-06-30
    days on market $218,888 Active 89 DOM
12. 2026-06-29
    days on market $218,888 Active 88 DOM
13. 2026-06-28
    days on market $218,888 Active 87 DOM
14. 2026-06-28
    days on market $218,888 Active 86 DOM
15. 2026-06-27
    days on market $218,888 Active 85 DOM
16. 2026-06-25
    days on market $218,888 Active 83 DOM
17. 2026-06-23
    days on market $218,888 Active 81 DOM
18. 2026-06-21
    days on market $218,888 Active 80 DOM
19. 2026-06-19
    days on market $218,888 Active 78 DOM
20. 2026-06-18
    days on market $218,888 Active 77 DOM
21. 2026-06-17
    days on market $218,888 Active 76 DOM
22. 2026-06-16
    days on market $218,888 Active 75 DOM
23. 2026-06-15
    days on market $218,888 Active 74 DOM
24. 2026-06-13
    days on market $218,888 Active 71 DOM
25. 2026-06-10
    days on market $218,888 Active 69 DOM
26. 2026-06-09
    days on market $218,888 Active 68 DOM
27. 2026-06-08
    days on market $218,888 Active 67 DOM
28. 2026-06-07
    days on market $218,888 Active 66 DOM
29. 2026-06-05
    days on market $218,888 Active 63 DOM
30. 2026-06-03
    days on market $218,888 Active 62 DOM
31. 2026-06-02
    days on market $218,888 Active 61 DOM
32. 2026-06-01
    days on market $218,888 Active 60 DOM
33. 2026-05-31
    days on market $218,888 Active 59 DOM
34. 2026-05-30
    days on market $218,888 Active 58 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,338
• − Mortgage interest: −$12,261
• − Property taxes: −$3,283
• − Insurance: −$1,094
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$6,368
• Taxable loss: −$5,923
• Est. tax savings @ 24.0%: +$1,421
• After-tax cash flow: $-664/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.

Condition & rehab AI · 6 photos

Good 80/100 None rehab

This home is in good condition with no major repairs needed. It has a good curb appeal and a well-maintained interior. Upgrading the exterior and kitchen can significantly increase its value.

Value-add opportunities

• Both Painting the exterior siding and updating the landscaping — Painting the exterior and updating landscaping can enhance curb appeal and increase both resale and rental value. ↑
• Resale Upgrading the kitchen appliances — Modernizing the kitchen with new appliances can attract more buyers and increase the home's value. ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Lakeforest Elementary F NC #1,085/1,410 Nat'l #29,575/41,679 Middle Farmville Middle F NC #305/475 Nat'l #8,059/14,009 High Farmville Central High F NC #352/535 Nat'l #6,890/17,239

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

B Composite livability gradescore 77/100

Livability — Greenville

• Score: 77/100
• State rank: #30
• US rank: #2977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Pitt County · 194,585 people
• City population: 115,121
• Metro: Greenville, NC
• Population (ZIP): 56,347
• Household income: $48,935
• Rent vs Own: 62.6% rent · 37.4% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 54% White 33% Hispanic / Latino 8% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 1%

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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: ▼ -187.99%
• Current HPI: 190.6869
• Rent YoY: ▲ 5.44%
• Metro: Greenville, NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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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

Property features AI

Finance

• Financial info: List price $229,990

Exterior

• Parking: 1 covered garage space (1 total parking space)
• Home design: Single-family residence (spec/new construction plan)
• Exterior features: Address: 2448 Brookville Dr Unit A, Greenville NC 27834

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Spec home (HOLLY SPRINGS plan)Living area approximately 1648