1911 Mcclellan St · Greenville, NC 27834

$105,000

2 bd · 4.0 ba · 864 sqft · MultiFamily public records · 72 Days on market

Built 1955 4,356 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Investor Opportunity! Fully renovated duplex featuring two 1-bedroom, 1-bathroom units. Each side has been updated with new flooring, fresh paint, and new appliances, offering a clean and modern feel throughout. Ideal for generating rental income or living in one unit while leasing the other. Convenient layout with strong income potential. Seller is currently working with Code Enforcement to satisfy all outstanding requirements, including obtaining permits for the roof and water heater and completing any required inspections. Contact listing agent for additional details.

Key facts

• Fresh paint
• New flooring
• New appliances

Tags

• FULLY RENOVATED DUPLEX
• NEW FLOORING
• FRESH PAINT
• NEW APPLIANCES
• STRONG INCOME POTENTIAL
• TURNKEY INVESTMENT OPPORTUNITY

Property features AI

Exterior

• Parking: Off-street parking; No dedicated garage
• Utilities: Public water; Electricity available; Water available
• Home design: Duplex (residential income); One story
• Construction: Vinyl siding; Frame construction; Shingle roof; Crawl space / no basement
• Exterior features: Covered porch; Porch; Interior lot; Has a view

Interior

• Kitchen: Range
• Bedrooms: Multiple 1-bedroom units (several units listed as 1 bedroom)
• Heating & cooling: Space heater; Baseboard heating; Electric heating; No central air
• Interior features: Ceiling fans; Insulated windows; Unfurnished units
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $105k.

Deal economics

• At list price, monthly cash flow is $920 ($11k/yr) — positive. Per door: $460/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.8% vs local median 3.8% 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: Elmhurst Elementary (math 27% / reading 37%, grade F, #908 of 1,410 statewide, top 67%, 460 students, 58% FRL); E B Aycock Middle (math 27% / reading 30%, grade F, #355 of 475 statewide, top 76%, 661 students, 99% FRL); Junius H Rose High (math 52% / reading 61%, grade C, #261 of 535 statewide, top 49%, 1,525 students, 50% FRL).
• Market conditions: Rents rising fast (+5.4%/yr); 350 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,300 units permitted in Pitt County in 2024 (204 in 5+ unit buildings).
• At $1,960/mo this rent would consume 48% of the median local household income ($49k/yr) (locally 3319% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $726 of loan paydown is wiped out by about $3k 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 + 5.4% rent growth), your $29k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• 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 $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.87% ✓
• Cap rate: 16.80%
• Cash-on-cash: 37.53%
• DSCR: 2.67
• GRM: 4.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.44% rent growth · sell at horizon

5-year hold

• IRR: 36.1%
• Equity multiple: 2.58×
• Total profit: $46,449
• Equity at exit: $15,656

10-year hold

• IRR: 43.9%
• Equity multiple: 5.66×
• Total profit: $137,000
• Equity at exit: $9,078

Cash invested: $29,400 (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 27834

• Rents YoY: 5.4%
• Active inventory: 350
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,960 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$35 /mo · $414/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $920

Break-even live

Break-even rent $796

Max offer price $105,000

Occupancy floor 48%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,960
Total (2 units)			$1,960

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2207 Wandsworth Dr Greenville, NC	1.0–2.0	1.0	650	$900	$1.38	13d	5	0.20mi
1710 Garland St Greenville, NC	2.0	1.0	884	$1,195	$1.35	21d	1	0.28mi
600 Howell St Apt E Greenville, NC	2.0	1.0	1050	$815	$0.78	21d	1	0.31mi
111 Lakeview Ter Greenville, NC	2.0–3.0	1.0–2.0	750	$1,010	$1.35	13d	7	0.44mi
301 E 12th St Apt 1 Greenville, NC	1.0	1.0	600	$825	$1.38	21d	1	0.77mi
1902 Myrtle St Unit 1902-A Greenville, NC	2.0	1.0	848	$850	$1.00	21d	1	0.84mi
300 Higgs St Unit 300-B Greenville, NC	2.0	1.0	756	$900	$1.19	21d	1	0.85mi
1304 Myrtle St Greenville, NC	3.0	1.0	978	$1,375	$1.41	21d	1	0.87mi
400 Arbor St Greenville, NC	2.0	1.0	860	$1,850	$2.15	21d	1	0.97mi
504 Davenport St Unit A Greenville, NC	2.0	1.0	900	$895	$0.99	13d	1	1.00mi
1604 W Arlington Blvd Greenville, NC	1.0–2.0	1.0	624	$1,125	$1.80	13d	11	1.05mi
550 Pitt-Greene Connector Greenville, NC	4.0	1.0–4.0	1012	$1,102	$1.09	13d	25	1.10mi
1220 Battle St Greenville, NC	2.0	1.0	689	$825	$1.20	21d	1	1.12mi
2613 Whitaker Dr Greenville, NC	2.0	1.0	853	$1,004	$1.18	21d	1	1.13mi
411 E 5th St Unit 20 Greenville, NC	1.0	1.0	600	$825	$1.38	21d	1	1.27mi
1510 Bridle Ct Greenville, NC	1.0–3.0	1.0–2.0	798	$1,062	$1.33	21d	1	1.29mi
1612 Lincoln Dr Greenville, NC	3.0	1.0	972	$900	$0.93	13d	1	1.32mi
14a Merry Ln Greenville, NC	1.0–3.0	1.0–2.5	1150	$1,222	$1.06	13d	14	1.35mi
1150 Cross Creek Cir Greenville, NC	2.0	2.0	1100	$1,200	$1.09	21d	1	1.35mi
709 Johnston St Unit Y Greenville, NC	2.0	1.0	900	$950	$1.06	21d	1	1.43mi
1088 Cheyenne Ct Unit 9 Greenville, NC	1.0	1.0	571	$700	$1.23	21d	1	1.43mi
904 Gabriel Dr Greenville, NC	1.0–2.0	1.0–2.0	966	$1,875	$1.94	21d	17	1.45mi
301 S Harding St Greenville, NC	1.0	1.0	564	$850	$1.51	21d	1	1.47mi
2421 Charles Blvd Greenville, NC	2.0	1.5	990	$935	$0.94	21d	1	1.48mi

Listing history 21 events

1. 2026-06-19
   days on market $105,000 Active 72 DOM
2. 2026-06-18
   days on market $105,000 Active 71 DOM
3. 2026-06-17
   days on market $105,000 Active 70 DOM
4. 2026-06-16
   days on market $105,000 Active 69 DOM
5. 2026-06-15
   days on market $105,000 Active 68 DOM
6. 2026-06-13
   days on market $105,000 Active 65 DOM
7. 2026-06-10
   remarks 577-char remark
8. 2026-06-10
   days on market $105,000 Active 63 DOM
9. 2026-06-09
   days on market $105,000 Active 62 DOM
10. 2026-06-09
    price $105,000 Active 61 DOM
11. 2026-06-08
    days on market $115,000 Active 61 DOM
12. 2026-06-07
    days on market $115,000 Active 60 DOM
13. 2026-06-05
    days on market $115,000 Active 57 DOM
14. 2026-06-03
    days on market $115,000 Active 56 DOM
15. 2026-06-02
    days on market $115,000 Active 55 DOM
16. 2026-06-01
    days on market $115,000 Active 54 DOM
17. 2026-05-31
    days on market $115,000 Active 53 DOM
18. 2026-05-30
    days on market $115,000 Active 52 DOM
19. 2026-05-07
    price $115,000
20. 2026-04-08
    listed $125,000 Active
21. 2015-07-29
    soldstatus $293,000

ⓘ 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: $414 · $35/mo
• Projected year-2 tax: $861 · $72/mo
• Expected delta: +$447/yr (+$37/mo · 108.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 17 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: $23,520
• − Mortgage interest: −$5,882
• − Property taxes: −$414
• − Insurance: −$525
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − Depreciation: −$3,055
• Taxable income: $9,882
• Est. tax owed @ 24.0%: −$2,372
• After-tax cash flow: $8,663/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 — 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

• Census place: Greenville, NC
• County: Pitt County · 142,592 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: 3319.0

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 0.59)
• 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%

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

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

-60.8% since first listed

3 events — show timeline

• 2026-05-07 Price Changed $115,000 Hive MLS
• 2026-04-08 Listed $125,000 Hive MLS
• 2015-07-29 Sold (Public Records) $293,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $414 · +6.2% YoY. Source: county tax records.