Eden Cay Plan · Greenville, NC 27834

$322,990

3 bd · 2.0 ba · 1,696 sqft · SingleFamily · 151 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +3.5/10.0
• Cash flow +3.4/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Eden Cay patio home makes main-level living easy. Step into the inviting foyer and find versatile flex space which can be used as an office or 3rd bedroom. Another bedroom and full bath provide comfort and privacy. The open floor plan includes an impressive great room, ideal for entertaining, and a kitchen with walk-in pantry. Gather round the large island or dining table for memorable meals. Your luxurious owner's suite features double vanities and an extra wide walk-in closet. The 2-car garage Eden Cay is a can't miss.

Key facts

• Open floor plan
• Flex space
• Large island

Tags

• MAIN-LEVEL LIVING
• FLEX SPACE
• OPEN FLOOR PLAN
• GREAT ROOM
• WALK-IN PANTRY
• LARGE ISLAND

🏗️ New construction. The $322,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $338,855.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $323k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $189k (41.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (48.7% below list).
• Recommended offer: $166k (48.7% below list) — sets the bar for 1% rule.
• Cap rate 2.6% vs local median 4.0% in Greenville — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: Falkland Elementary (math 22% / reading 32%, grade F, #1,033 of 1,410 statewide, top 76%, 249 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: Rents rising fast (+5.4%/yr); 584 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).
• This rent runs 41% 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 $10k 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 151 days — a 12% lower offer ($284k) is reasonable based on typical stale-listing flexibility.

Recommended offer $165,561 (48.7% 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 151 days. Have you received any prior offers? Is the seller open to a 49% 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: 0.49% ✗
• Cap rate: 2.63%
• Cash-on-cash: -13.08%
• DSCR: 0.42
• GRM: 17.1

CMA / ARV

• ARV (median comp): $338,855
• List price: $322,990
• Delta: -4.68%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
328 William Horice Cir	2.24mi	3/2.0	1,737 (+2%)	3mo	$206,500	$119	58
2112 Montalvan Dr	1.96mi	4/2.0 (+1)	1,764 (+4%)	3mo	$292,640	$166	51
1125 Fowler Dr	2.23mi	4/2.0 (+1)	1,774 (+5%)	3mo	$290,000	$163	50
3225 Carr Dr	2.14mi	4/2.0 (+1)	1,774 (+5%)	4mo	$290,000	$163	49
1001 Rhett Way Unit C	2.23mi	3/2.5	1,500 (-12%)	2mo	$224,500	$150	42
1273 Forest Acres Dr	1.88mi	3/2.0	1,937 (+14%)	2mo	$349,900	$181	39
3200 Tatlock Way Unit F	2.22mi	3/2.5	1,500 (-12%)	6mo	$230,000	$153	39
1000 Rhett Way Unit A	2.25mi	3/2.5	1,418 (-16%)	2mo	$230,000	$162	36
1273 Forest Acres Dr	1.88mi	3/2.0	1,937 (+14%)	6mo	$349,900	$181	36
2132 Montalvan Dr	2.00mi	3/2.5	2,164 (+28%)	5mo	$306,990	$142	34
2109 Montalvan Dr	1.96mi	4/2.5 (+1)	2,203 (+30%)	1mo	$307,490	$140	32
1504 Stephenson Dr	2.07mi	4/2.5 (+1)	2,091 (+23%)	2mo	$297,500	$142	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: -38.2%
• Equity multiple: -0.23×
• Total profit: $-116,565
• Equity at exit: $50,524

10-year hold

• IRR: -42.1%
• Equity multiple: -0.77×
• Total profit: $-168,225
• Equity at exit: $29,298

Cash invested: $94,879 (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 →

Active competition Active MLS

• For sale now: 15 active · 1 under contract
• Median asking: $320,990 ($200/sqft)
• Median days on market: 71 d
• This list price: 53% of active listings are priced below it
• ARV vs active asking: +-0.0% vs 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: 16.3×

Monthly cashflow live

• Estimated rent: $1,656 medium
• Mortgage (P&I): −$1,777
• Tax est. 1.5%: −$424 /mo · $5,083/yr
• Insurance: −$141
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $-1,034

Break-even live

Break-even rent $2,964

Max offer price $189,260

Occupancy floor —

Sensitivity live

Price	-10% $-800	-5% $-917	+0% $-1,034	+5% $-1,151	+10% $-1,268
Rent	-10% $-1,165	-5% $-1,099	+0% $-1,034	+5% $-968	+10% $-903
Rate	-1.0pp $-863	-0.5pp $-948	base $-1,034	+0.5pp $-1,122	+1.0pp $-1,211

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: $84,714
• Closing costs: $10,166
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1721 Blue Banks Farm Rd Greenville, NC	3.0	2.0	2100	$1,900	$0.90	49d	1	0.55mi

Property features AI

Finance

• Other: Address: Eden Cay Plan, Greenville NC 27834
• Financial info: List price $318,990

Exterior

• Parking: 2 parking spaces
• Utilities: Central air (powered by standard utilities)
• Home design: New construction plan (Eden Cay)
• Exterior features: Living area approximately 1,696

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Plan home (Eden Cay)

Listing history 50 events

1. 2026-11-08
   days on market $322,990 Active 151 DOM
2. 2026-11-07
   days on market $322,990 Active 150 DOM
3. 2026-11-06
   days on market $322,990 Active 149 DOM
4. 2026-11-05
   days on market $322,990 Active 148 DOM
5. 2026-11-04
   days on market $322,990 Active 147 DOM
6. 2026-11-02
   days on market $322,990 Active 145 DOM
7. 2026-11-01
   days on market $322,990 Active 144 DOM
8. 2026-10-31
   days on market $322,990 Active 143 DOM
9. 2026-10-30
   days on market $322,990 Active 142 DOM
10. 2026-10-29
    days on market $322,990 Active 141 DOM
11. 2026-10-28
    days on market $322,990 Active 140 DOM
12. 2026-10-27
    days on market $322,990 Active 139 DOM
13. 2026-10-26
    days on market $322,990 Active 138 DOM
14. 2026-10-25
    days on market $322,990 Active 137 DOM
15. 2026-10-24
    days on market $322,990 Active 136 DOM
16. 2026-10-23
    days on market $322,990 Active 135 DOM
17. 2026-10-22
    days on market $322,990 Active 134 DOM
18. 2026-10-21
    days on market $322,990 Active 133 DOM
19. 2026-10-20
    days on market $322,990 Active 132 DOM
20. 2026-10-19
    days on market $322,990 Active 131 DOM
21. 2026-10-18
    days on market $322,990 Active 130 DOM
22. 2026-10-17
    days on market $322,990 Active 129 DOM
23. 2026-10-16
    days on market $322,990 Active 128 DOM
24. 2026-10-15
    days on market $322,990 Active 127 DOM
25. 2026-10-14
    days on market $322,990 Active 126 DOM
26. 2026-10-13
    days on market $322,990 Active 125 DOM
27. 2026-10-12
    days on market $322,990 Active 124 DOM
28. 2026-10-11
    days on market $322,990 Active 123 DOM
29. 2026-10-10
    days on market $322,990 Active 122 DOM
30. 2026-10-09
    days on market $322,990 Active 121 DOM
31. 2026-10-08
    days on market $322,990 Active 120 DOM
32. 2026-10-07
    days on market $322,990 Active 119 DOM
33. 2026-10-06
    days on market $322,990 Active 118 DOM
34. 2026-10-05
    days on market $322,990 Active 117 DOM
35. 2026-10-04
    days on market $322,990 Active 116 DOM
36. 2026-10-03
    days on market $322,990 Active 115 DOM
37. 2026-10-02
    days on market $322,990 Active 114 DOM
38. 2026-10-01
    days on market $322,990 Active 113 DOM
39. 2026-09-30
    days on market $322,990 Active 112 DOM
40. 2026-09-29
    days on market $322,990 Active 111 DOM
41. 2026-09-28
    days on market $322,990 Active 110 DOM
42. 2026-09-27
    days on market $322,990 Active 109 DOM
43. 2026-09-26
    days on market $322,990 Active 108 DOM
44. 2026-09-25
    days on market $322,990 Active 107 DOM
45. 2026-09-24
    days on market $322,990 Active 106 DOM
46. 2026-09-24
    days on market $322,990 Active 105 DOM
47. 2026-09-22
    days on market $322,990 Active 104 DOM
48. 2026-09-21
    days on market $322,990 Active 103 DOM
49. 2026-09-20
    days on market $322,990 Active 102 DOM
50. 2026-09-18
    days on market $322,990 Active 100 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: $19,867
• − Mortgage interest: −$18,981
• − Property taxes: −$5,083
• − Insurance: −$1,694
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$9,858
• Taxable loss: −$18,927
• Est. tax savings @ 24.0%: +$4,543
• After-tax cash flow: $-7,863/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 · 8 photos

Good 80/100 None rehab

The home is in excellent condition with a modern and well-maintained interior and exterior. It offers a good starting point for potential buyers or tenants, with minor updates that could significantly enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase convenience and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen backsplash — A new backsplash can add a fresh look and increase the kitchen's value. ↑
• Both Upgrading the flooring in high-traffic areas — Newer flooring can improve the home's appearance and reduce maintenance costs. ↑

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Falkland Elementary F NC #1,033/1,410 Nat'l #28,475/41,679 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

• Census place: Greenville, NC
• 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

• Other: Address: Eden Cay Plan, Greenville NC 27834
• Financial info: List price $318,990

Exterior

• Parking: 2 parking spaces
• Utilities: Central air (powered by standard utilities)
• Home design: New construction plan (Eden Cay)
• Exterior features: Living area approximately 1,696

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Plan home (Eden Cay)