311 W Williamson St · Whiteville, NC 28472

$94,500

2 bd · 2.0 ba · 980 sqft · SingleFamily public records · 34 Days on market

Built 1946 0.34 ac lot Est $127k · 26% under

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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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.6/10.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

; Investor Special in Downtown Whiteville — Livable Now, Unlimited Potential with Repairs! ; ; ; 311 W. Williamson Street | Whiteville, NC | 2 Bed | 1 Bath | 980 Sq. Ft. | $80,000 Calling all investors, flippers, and handymen—this is the opportunity you've been waiting for in the heart of Whiteville! Built in 1946, this livable 2-bedroom, 1-bath home sits on a generous 0.34-acre lot inside the city limits and is priced to move quickly. With strong rental demand in the area and the potential for value-added improvements, this property is the perfect canvas for your next project. Inside, the home offers 980 sq. ft. of heated space, a master bedroom on the main level, a dining/living combo, central HVAC, and a layout that lends itself well to updating or reconfiguring. Whether you want to freshen it up for a long-term rental or fully renovate for resale, the possibilities are here. Sitting on a 75x200 lot, there's ample yard space for expansion, outdoor amenities, or future upgrades. Homes at this price point in Whiteville are rare—especially those with this much upside potential. ; At just $80,000, the numbers work for cash buyers, flippers, landlords, and anyone looking for a budget-friendly project with strong ROI potential. Whether you're building your portfolio, renovating to resell, or creating an affordable rental opportunity, 311 W. Williamson Street is ready to reward the buyer with vision.

Key facts

• City utilities
• Full renovation
• Functional layout

Tags

• FUNCTIONAL LAYOUT
• 75X200 LOT
• FULL RENOVATION
• DOWNTOWN LOCATION
• CITY UTILITIES
• GENEROUS LOT SIZE

Property features AI

Exterior

• Parking: On-site parking; Has a 1-space carport
• Utilities: Public water; Water connected
• Home design: Single-family residence; One story (single-level); Entry at ground level
• Construction: Built with frame and asbestos siding materials; Block foundation
• Exterior features: Shingle roof; No patio or porch; No fencing; Has a view; Paved road access; Road frontage on city street and state road

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Electric water heater; Crawl space basement (no full basement)
• Laundry & utility: No washer/dryer or laundry-specific details provided

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $94k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $94k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 4.2% in Whiteville — 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 64/100 on livability (#361 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime F, amenities F, commute F.
• Whiteville City Schools (town): math 49% / reading 46% proficiency, ranked #81 of 178 in NC (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Whiteville Primary (501 students, 99% FRL); Central Middle (math 46% / reading 45%, grade D+, #154 of 475 statewide, top 33%, 462 students, 99% FRL); Whiteville High (math 57% / reading 57%, grade C, #248 of 535 statewide, top 48%, 662 students, 99% FRL) — zoned schools average 99% FRL vs 74% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 114 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 24 units permitted in Columbus County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $653 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Columbus County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $91,665 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.37%
• DSCR: 1.46
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $127,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
315 W Williamson St	0.01mi	3/1.0 (+1)	1,036 (+6%)	12mo	$135,000	$130	71
309 W College St	0.08mi	3/1.0 (+1)	1,080 (+10%)	2mo	$90,000	$83	69
209 N Thompson St	0.59mi	2/1.0	1,030 (+5%)	3mo	$80,000	$78	57
408 W Burkhead St	0.12mi	3/1.0 (+1)	1,104 (+13%)	10mo	$176,000	$159	56
107 W Williamson St	0.25mi	2/1.0	906 (-8%)	19mo	$141,500	$156	56
115 E Wyche St	0.48mi	3/1.0 (+1)	966 (-1%)	14mo	$180,000	$186	55
430 W W. Virgil St	0.54mi	3/1.0 (+1)	937 (-4%)	6mo	$45,000	$48	54
229 E Calhoun St	0.60mi	2/1.0	900 (-8%)	12mo	$145,000	$161	45
205 N Thompson St	0.59mi	2/1.0	900 (-8%)	16mo	$65,000	$72	42
218 E Lewis St	0.59mi	3/2.0 (+1)	1,094 (+12%)	8mo	$164,000	$150	42
224 E Clay St	0.64mi	2/1.0	1,080 (+10%)	19mo	$71,000	$66	33
307 S Thompson St	0.72mi	2/1.0	1,085 (+11%)	15mo	$140,000	$129	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-797
• Equity at exit: $14,090

10-year hold

• IRR: 8.8%
• Equity multiple: 1.68×
• Total profit: $17,883
• Equity at exit: $8,171

Cash invested: $26,460 (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 28472

• Home prices YoY: -5.2%
• Active inventory: 114
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,000 medium
• Mortgage (P&I): −$496
• Tax from tax record: −$26 /mo · $318/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$210
• Net cashflow: $229

Break-even live

Break-even rent $711

Max offer price $94,500

Occupancy floor 72%

Sensitivity live

Price	-10% $282	-5% $255	+0% $229	+5% $202	+10% $175
Rent	-10% $150	-5% $189	+0% $229	+5% $268	+10% $308
Rate	-1.0pp $276	-0.5pp $253	base $229	+0.5pp $204	+1.0pp $179

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: $23,625
• Closing costs: $2,835
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
207 W Calhoun St Unit 1st Whiteville, NC	2.0	1.0	640	$1,000	$1.56	15d	1	0.18mi

Listing history 11 events

1. 2026-05-14
   price $94,500
2. 2026-04-21
   listed $99,500 Active
3. 2025-12-19
   soldstatus $80,000 Closed 1444-char remark

   Show marketing remark (1444 chars)

   ; Investor Special in Downtown Whiteville — Livable Now, Unlimited Potential with Repairs! ; ; ; 311 W. Williamson Street | Whiteville, NC | 2 Bed | 1 Bath | 980 Sq. Ft. | $80,000 Calling all investors, flippers, and handymen—this is the opportunity you've been waiting for in the heart of Whiteville! Built in 1946, this livable 2-bedroom, 1-bath home sits on a generous 0.34-acre lot inside the city limits and is priced to move quickly. With strong rental demand in the area and the potential for value-added improvements, this property is the perfect canvas for your next project. Inside, the home offers 980 sq. ft. of heated space, a master bedroom on the main level, a dining/living combo, central HVAC, and a layout that lends itself well to updating or reconfiguring. Whether you want to freshen it up for a long-term rental or fully renovate for resale, the possibilities are here. Sitting on a 75x200 lot, there's ample yard space for expansion, outdoor amenities, or future upgrades. Homes at this price point in Whiteville are rare—especially those with this much upside potential. ; At just $80,000, the numbers work for cash buyers, flippers, landlords, and anyone looking for a budget-friendly project with strong ROI potential. Whether you're building your portfolio, renovating to resell, or creating an affordable rental opportunity, 311 W. Williamson Street is ready to reward the buyer with vision.

4. 2025-12-19
   soldstatus $80,000

   Show marketing remark (1444 chars)

   ; Investor Special in Downtown Whiteville — Livable Now, Unlimited Potential with Repairs! ; ; ; 311 W. Williamson Street | Whiteville, NC | 2 Bed | 1 Bath | 980 Sq. Ft. | $80,000 Calling all investors, flippers, and handymen—this is the opportunity you've been waiting for in the heart of Whiteville! Built in 1946, this livable 2-bedroom, 1-bath home sits on a generous 0.34-acre lot inside the city limits and is priced to move quickly. With strong rental demand in the area and the potential for value-added improvements, this property is the perfect canvas for your next project. Inside, the home offers 980 sq. ft. of heated space, a master bedroom on the main level, a dining/living combo, central HVAC, and a layout that lends itself well to updating or reconfiguring. Whether you want to freshen it up for a long-term rental or fully renovate for resale, the possibilities are here. Sitting on a 75x200 lot, there's ample yard space for expansion, outdoor amenities, or future upgrades. Homes at this price point in Whiteville are rare—especially those with this much upside potential. ; At just $80,000, the numbers work for cash buyers, flippers, landlords, and anyone looking for a budget-friendly project with strong ROI potential. Whether you're building your portfolio, renovating to resell, or creating an affordable rental opportunity, 311 W. Williamson Street is ready to reward the buyer with vision.

5. 2025-12-12
   listed Active Under Contract 1444-char remark

   Show marketing remark (1444 chars)

   ; Investor Special in Downtown Whiteville — Livable Now, Unlimited Potential with Repairs! ; ; ; 311 W. Williamson Street | Whiteville, NC | 2 Bed | 1 Bath | 980 Sq. Ft. | $80,000 Calling all investors, flippers, and handymen—this is the opportunity you've been waiting for in the heart of Whiteville! Built in 1946, this livable 2-bedroom, 1-bath home sits on a generous 0.34-acre lot inside the city limits and is priced to move quickly. With strong rental demand in the area and the potential for value-added improvements, this property is the perfect canvas for your next project. Inside, the home offers 980 sq. ft. of heated space, a master bedroom on the main level, a dining/living combo, central HVAC, and a layout that lends itself well to updating or reconfiguring. Whether you want to freshen it up for a long-term rental or fully renovate for resale, the possibilities are here. Sitting on a 75x200 lot, there's ample yard space for expansion, outdoor amenities, or future upgrades. Homes at this price point in Whiteville are rare—especially those with this much upside potential. ; At just $80,000, the numbers work for cash buyers, flippers, landlords, and anyone looking for a budget-friendly project with strong ROI potential. Whether you're building your portfolio, renovating to resell, or creating an affordable rental opportunity, 311 W. Williamson Street is ready to reward the buyer with vision.

6. 2025-12-12
   historical 1444-char remark

   Show marketing remark (1444 chars)

   ; Investor Special in Downtown Whiteville — Livable Now, Unlimited Potential with Repairs! ; ; ; 311 W. Williamson Street | Whiteville, NC | 2 Bed | 1 Bath | 980 Sq. Ft. | $80,000 Calling all investors, flippers, and handymen—this is the opportunity you've been waiting for in the heart of Whiteville! Built in 1946, this livable 2-bedroom, 1-bath home sits on a generous 0.34-acre lot inside the city limits and is priced to move quickly. With strong rental demand in the area and the potential for value-added improvements, this property is the perfect canvas for your next project. Inside, the home offers 980 sq. ft. of heated space, a master bedroom on the main level, a dining/living combo, central HVAC, and a layout that lends itself well to updating or reconfiguring. Whether you want to freshen it up for a long-term rental or fully renovate for resale, the possibilities are here. Sitting on a 75x200 lot, there's ample yard space for expansion, outdoor amenities, or future upgrades. Homes at this price point in Whiteville are rare—especially those with this much upside potential. ; At just $80,000, the numbers work for cash buyers, flippers, landlords, and anyone looking for a budget-friendly project with strong ROI potential. Whether you're building your portfolio, renovating to resell, or creating an affordable rental opportunity, 311 W. Williamson Street is ready to reward the buyer with vision.

7. 2025-12-12
   historical Active Under Contract 1444-char remark

   Show marketing remark (1444 chars)

   ; Investor Special in Downtown Whiteville — Livable Now, Unlimited Potential with Repairs! ; ; ; 311 W. Williamson Street | Whiteville, NC | 2 Bed | 1 Bath | 980 Sq. Ft. | $80,000 Calling all investors, flippers, and handymen—this is the opportunity you've been waiting for in the heart of Whiteville! Built in 1946, this livable 2-bedroom, 1-bath home sits on a generous 0.34-acre lot inside the city limits and is priced to move quickly. With strong rental demand in the area and the potential for value-added improvements, this property is the perfect canvas for your next project. Inside, the home offers 980 sq. ft. of heated space, a master bedroom on the main level, a dining/living combo, central HVAC, and a layout that lends itself well to updating or reconfiguring. Whether you want to freshen it up for a long-term rental or fully renovate for resale, the possibilities are here. Sitting on a 75x200 lot, there's ample yard space for expansion, outdoor amenities, or future upgrades. Homes at this price point in Whiteville are rare—especially those with this much upside potential. ; At just $80,000, the numbers work for cash buyers, flippers, landlords, and anyone looking for a budget-friendly project with strong ROI potential. Whether you're building your portfolio, renovating to resell, or creating an affordable rental opportunity, 311 W. Williamson Street is ready to reward the buyer with vision.

8. 2025-12-09
   listed $80,000 Active 1444-char remark

   Show marketing remark (1444 chars)

   ; Investor Special in Downtown Whiteville — Livable Now, Unlimited Potential with Repairs! ; ; ; 311 W. Williamson Street | Whiteville, NC | 2 Bed | 1 Bath | 980 Sq. Ft. | $80,000 Calling all investors, flippers, and handymen—this is the opportunity you've been waiting for in the heart of Whiteville! Built in 1946, this livable 2-bedroom, 1-bath home sits on a generous 0.34-acre lot inside the city limits and is priced to move quickly. With strong rental demand in the area and the potential for value-added improvements, this property is the perfect canvas for your next project. Inside, the home offers 980 sq. ft. of heated space, a master bedroom on the main level, a dining/living combo, central HVAC, and a layout that lends itself well to updating or reconfiguring. Whether you want to freshen it up for a long-term rental or fully renovate for resale, the possibilities are here. Sitting on a 75x200 lot, there's ample yard space for expansion, outdoor amenities, or future upgrades. Homes at this price point in Whiteville are rare—especially those with this much upside potential. ; At just $80,000, the numbers work for cash buyers, flippers, landlords, and anyone looking for a budget-friendly project with strong ROI potential. Whether you're building your portfolio, renovating to resell, or creating an affordable rental opportunity, 311 W. Williamson Street is ready to reward the buyer with vision.

9. 2021-04-15
   soldstatus $42,500 95-char remark

   Show marketing remark (95 chars)

   Great home for a first time buyer or investment rental. Recently remodeled. . 2 bedroom 1 bath

10. 2020-10-04
    listed $61,500 95-char remark

    Show marketing remark (95 chars)

    Great home for a first time buyer or investment rental. Recently remodeled. . 2 bedroom 1 bath

11. 1996-09-15
    soldstatus $66,000

ⓘ 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: $318 · $26/mo
• Projected year-2 tax: $775 · $65/mo
• Expected delta: +$457/yr (+$38/mo · 143.7%)

ⓘ 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 4/10 Moderate
• 🌡 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 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,000
• − Mortgage interest: −$5,293
• − Property taxes: −$318
• − Insurance: −$472
• − Repairs & maintenance: −$960
• − Management: −$960
• − Depreciation: −$2,749
• Taxable income: $1,247
• Est. tax owed @ 24.0%: −$299
• After-tax cash flow: $2,443/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: Whiteville City Schools
• NCES district ID: 3704920
• Math proficiency: 49% ▲ 7.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $34,751
• Composite: 39.27/100
• National rank: #3999
• State rank: #81 of 178 in NC

Livability — Whiteville

• Score: 64/100
• State rank: #361
• US rank: #14254

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Whiteville, NC
• Population (ZIP): 17,833

Population outlook (Columbus County) Hauer SSP2

• Today (2025): 54,250 people
• By 2030: 52,378 · -3.5%
• By 2040: 48,226 · -11.1%
• By 2050: 44,103 · -18.7%
• By 2075: 35,271 · -35.0%
• By 2100: 26,909 · -50.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 59% Black 32% Hispanic / Latino 4% Two or more races 3% Native American 2%
• Common ancestry: Serbian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Columbus

• 2024 margin: Solid R (+33.9) · D 32.8% · R 66.7%
• 2008→2024 swing: -26.0pp toward R · 2008: -7.9pp · 2024: -33.9pp
• All cycles: 2024: R+33.9 2020: R+27.9 2016: R+22.1 2012: R+7.9 2008: R+7.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -13.72%
• Current HPI: 252.022
• 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

+43.2% since first listed

11 events — show timeline

• 2026-05-14 Price Changed $94,500 Hive MLS
• 2026-04-21 Listed $99,500 Hive MLS
• 2025-12-19 Sold (Public Records) $80,000 Public Records
• 2025-12-19 Sold (MLS) $80,000 Hive MLS
• 2025-12-12 Listed — Hive MLS
• 2025-12-12 Listing Removed — Hive MLS
• 2025-12-12 Contingent — Hive MLS
• 2025-12-09 Listed $80,000 Hive MLS
• 2021-04-15 Sold (MLS) $42,500 Hive MLS
• 2020-10-04 Listed $61,500 Hive MLS
• 1996-09-15 Sold (Public Records) $66,000 Public Records

Property tax history

-2.6%/yr

Latest (2025): $318 · -27.5% YoY. Source: county tax records.