167 Winfall Blvd · Winfall, NC 27944

$299,900

4 bd · 2.0 ba · 1,774 sqft · Other public records · 29 Days on market

Built 1963 0.50 ac lot

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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 +16.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +3.9/10.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome Home!! This move-in ready 4-bedroom, 2-bath home featuring numerous upgrades throughout! Recent improvements include new kitchen and bathroom cabinets and countertops, appliances, water heater, dual-zone HVAC system, carpet, and fresh paint. Conveniently located near the charming downtown area of Hertford, this home offers easy access to schools, fishing, and shopping. Situated on a spacious half-acre lot with mature trees, the property also includes a large attached two-car garage. Priced to sell, this is one you'll definitely want to add to your must-see list!

Key facts

• Move-in ready
• Numerous upgrades
• New kitchen cabinets

Tags

• MOVE-IN READY
• NUMEROUS UPGRADES
• NEW KITCHEN CABINETS
• NEW BATHROOM CABINETS
• NEW COUNTERTOPS
• NEW APPLIANCES

Property features AI

Finance

• Other: Zoning: r
• HOA & community: No association amenities

Exterior

• Parking: 2 total parking spaces; 2-car attached garage with garage door opener; Garage faces side; Off-street parking (unpaved)
• Security: Smoke detector(s)
• Utilities: Public water; Sewer connected; Water connected; Cable available
• Home design: Single family residence; Two levels; Entry level: 1st floor; Residential property
• Construction: Brick and frame construction; Brick/mortar foundation; Composition roof; Built as part of a two-story structure
• Exterior features: No patio or porch; No fencing; No pool

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Unfurnished; Smoke detector(s); Has a view
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $300k.

Deal economics

• At list price, monthly cash flow is $190 ($2k/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 $250k (16.6% below list).
• Recommended offer: $250k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.6% in Winfall — 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 50/100 on livability (#705 in NC) — a working-class tenant base; expect higher turnover. Strengths: housing A+, crime A; Watch: amenities F, commute F, employment F.
• Perquimans County Schools (rural): math 44% / reading 48% proficiency, ranked #83 of 178 in NC (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Perquimans Central (391 students, 65% FRL); Perquimans County Middle (math 39% / reading 48%, grade D, #182 of 475 statewide, top 40%, 366 students, 59% FRL); Perquimans County High (math 47% / reading 42%, grade F, #352 of 535 statewide, top 68%, 518 students, 59% FRL).
• Market conditions: 339 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 46 units permitted in Perquimans County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Perquimans County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

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 $250,000 (16.6% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 0.83% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.2%
• Equity multiple: 3.09×
• Total profit: $175,290
• Equity at exit: $270,174

10-year hold

• IRR: 23.0%
• Equity multiple: 7.03×
• Total profit: $506,413
• Equity at exit: $582,640

Cash invested: $83,972 (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 27944

• Home prices YoY: 9.5%
• Active inventory: 339
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$87 /mo · $1,049/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $190

Break-even live

Break-even rent $2,260

Max offer price $299,900

Occupancy floor 87%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 Cottonwood Dr Hertford, NC	3.0	3.0	2068	$2,500	$1.21	23d	1	1.26mi

Listing history 16 events

1. 2026-06-19
   days on market $299,900 Active 29 DOM
2. 2026-06-18
   days on market $299,900 Active 28 DOM
3. 2026-06-17
   days on market $299,900 Active 27 DOM
4. 2026-06-16
   days on market $299,900 Active 26 DOM
5. 2026-06-15
   days on market $299,900 Active 25 DOM
6. 2026-06-14
   days on market $299,900 Active 23 DOM
7. 2026-06-12
   days on market $299,900 Active 22 DOM
8. 2026-06-09
   days on market $299,900 Active 19 DOM
9. 2026-06-08
   days on market $299,900 Active 18 DOM
10. 2026-06-07
    days on market $299,900 Active 17 DOM
11. 2026-06-03
    days on market $299,900 Active 13 DOM
12. 2026-06-02
    days on market $299,900 Active 12 DOM
13. 2026-06-01
    days on market $299,900 Active 11 DOM
14. 2026-05-31
    days on market $299,900 Active 10 DOM
15. 2026-05-30
    days on market $299,900 Active 9 DOM
16. 2026-05-21
    listed $299,900 Active

ⓘ 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: $1,049 · $87/mo
• Projected year-2 tax: $2,459 · $205/mo
• Expected delta: +$1,410/yr (+$118/mo · 134.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 12% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°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: $30,000
• − Mortgage interest: −$16,799
• − Property taxes: −$1,049
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$8,724
• Taxable loss: −$2,872
• Est. tax savings @ 24.0%: +$689
• After-tax cash flow: $2,968/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: Perquimans County Schools
• NCES district ID: 3703600
• Math proficiency: 44% ▲ 6.00%
• Reading proficiency: 48% ▲ 7.00%
• Median HH income: $42,593
• Composite: 38.75/100
• National rank: #4124
• State rank: #83 of 178 in NC

Livability — Winfall

• Score: 50/100
• State rank: #705
• US rank: #25598

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winfall, NC
• Population (ZIP): 11,255

Population outlook (Perquimans County) Hauer SSP2

• Today (2025): 13,018 people
• By 2030: 12,716 · -2.3%
• By 2040: 11,895 · -8.6%
• By 2050: 10,981 · -15.6%
• By 2075: 8,931 · -31.4%
• By 2100: 7,101 · -45.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 20% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 3% Serbian 2% Slovak 2%
• Foreign-born: 3% · Canada, China, Dominican Republic
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Perquimans

• 2024 margin: Solid R (+39.4) · D 29.7% · R 69.1% · Other 1.2%
• 2008→2024 swing: -25.4pp toward R · 2008: -13.9pp · 2024: -39.4pp
• All cycles: 2024: R+39.4 2020: R+32.2 2016: R+28.1 2012: R+16.1 2008: R+13.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 22.77%
• Current HPI: 261.91
• 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

1 event — show timeline

• 2026-05-21 Listed $299,900 Hive MLS

Property tax history

-1.0%/yr

Latest (2025): $1,049 · -3.1% YoY. Source: county tax records.