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 +14.1/15.0
• Cash flow +9.9/30.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• 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 $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (20.5% below list).
• Recommended offer: $174k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.9% 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); 423 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 43% 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 $174,118 (20.5% 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 20% 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: 0.80% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.69%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $256,703
• List price: $218,888
• Delta: -14.73%
• 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%)	8mo	$204,990	$124	81
2204 S Kali Ln Unit B	0.16mi	3/2.5	1,543 (-6%)	8mo	$263,900	$171	75
3501 Holman Way Unit A	0.49mi	3/2.5	1,700 (+3%)	11mo	$266,500	$157	63
3206 Ellsworth Dr	0.64mi	3/2.0	1,620 (-2%)	4mo	$270,000	$167	62
3525 Willette Dr	0.65mi	3/2.0	1,676 (+2%)	4mo	$276,000	$165	61
2909 Noah Ct	0.59mi	3/2.5	1,758 (+7%)	0mo	$295,000	$168	61
2501 Brookville Dr Unit B	0.13mi	3/2.0	1,440 (-13%)	14mo	$255,000	$177	59
2217 Sweet Bay Dr Unit B	0.65mi	3/2.5	1,576 (-4%)	12mo	$235,500	$149	52
700 Kiesee Dr	0.53mi	3/2.0	1,486 (-10%)	10mo	$265,000	$178	49
939 Teakwood Dr	0.49mi	3/2.0	1,424 (-14%)	5mo	$289,000	$203	48
2203 Great Laurel Ct	0.56mi	4/2.5 (+1)	1,885 (+14%)	4mo	$304,000	$161	42
3111 Briarcliff Dr	0.65mi	3/2.0	1,876 (+14%)	15mo	$264,000	$141	32

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: -18.1%
• Equity multiple: 0.35×
• Total profit: $-39,800
• Equity at exit: $32,637

10-year hold

• IRR: -6.2%
• Equity multiple: 0.56×
• Total profit: $-26,909
• 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: 27 active · 4 under contract
• Months of supply: 8.5 mo (12%/mo absorbed)
• Median asking: $227,990 ($138/sqft)
• Median days on market: 57 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +12.6% 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: 423
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,741 high
• Mortgage (P&I): −$1,148
• Tax est. 1.5%: −$274 /mo · $3,283/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-137

Break-even live

Break-even rent $1,915

Max offer price $199,042

Occupancy floor —

Sensitivity live

Price	-10% $14	-5% $-62	+0% $-137	+5% $-213	+10% $-288
Rent	-10% $-275	-5% $-206	+0% $-137	+5% $-68	+10% $0
Rate	-1.0pp $-27	-0.5pp $-81	base $-137	+0.5pp $-194	+1.0pp $-252

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 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2500 Brookville Dr Greenville, NC	3.0	2.0	1423	$1,800	$1.26	62d	1	0.15mi
1951 Cambria Dr Unit B Greenville, NC	3.0	3.0	1552	$1,800	$1.16	70d	1	0.24mi
2221 Brookville Dr Unit B Greenville, NC	3.0	2.0	1508	$1,700	$1.13	70d	1	0.25mi
1632 Cambria Dr Unit B Greenville, NC	3.0	3.0	1919	$2,000	$1.04	70d	1	0.33mi
1005 Allen Ridge Dr Greenville, NC	2.0–3.0	2.0	1134	$1,999	$1.76	62d	13	0.45mi
1548 Manning Forest Dr Unit M7 Greenville, NC	2.0	1.5	1094	$1,300	$1.19	62d	1	0.52mi
4129 Laurel Ridge Dr Unit F Greenville, NC	2.0	3.5	1050	$2,500	$2.38	70d	1	0.60mi
4129 Laurel Ridge Dr Greenville, NC	2.0	4.0	1050	$2,500	$2.38	70d	1	0.60mi
4511 Laurel Ridge Dr Unit B Greenville, NC	3.0	2.5	1619	$1,950	$1.20	70d	1	0.62mi
974 Ellery Dr Greenville, NC	3.0	2.0	1901	$1,995	$1.05	70d	1	0.69mi
2308 Sweet Bay Dr Unit B Greenville, NC	3.0	2.0	1446	$1,925	$1.33	70d	1	0.94mi
3709 Nantucket Rd Unit A Greenville, NC	3.0	2.0	1427	$1,700	$1.19	62d	1	0.97mi
1301 Westpointe Dr Greenville, NC	2.0–3.0	1.0–2.0	1074	$1,250	$1.16	70d	1	1.27mi
1015 Spring Forest Rd Unit F5 Greenville, NC	3.0	2.5	1453	$1,200	$0.83	70d	1	1.29mi
1035 Spring Forest Rd Greenville, NC	3.0	2.0–2.5	1453	$1,450	$1.00	70d	2	1.33mi
1150 Cross Creek Cir Greenville, NC	2.0	2.0	1100	$1,200	$1.09	70d	1	1.34mi
1151 Cross Creek Cir Greenville, NC	3.0	2.5	1338	$1,600	$1.20	70d	1	1.35mi
1151 Cross Creek Cir Unit D Greenville, NC	3.0	2.5	1338	$1,550	$1.16	62d	1	1.39mi
904 Gabriel Dr Greenville, NC	1.0–2.0	1.0–2.0	966	$1,875	$1.94	70d	17	1.43mi

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: $20,894
• − Mortgage interest: −$12,261
• − Property taxes: −$3,283
• − Insurance: −$1,094
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$6,368
• Taxable loss: −$5,455
• Est. tax savings @ 24.0%: +$1,309
• After-tax cash flow: $-337/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%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, China
• 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