1117 Candlewood Dr · Kinston, NC 28501

$90,000

3 bd · 1.0 ba · 1,150 sqft · SingleFamily public records · 59 Days on market

Built 1954 0.25 ac lot Est $85k · 6% over

---

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).

• Cash flow +15.6/30.0
• ARV discount +4.9/15.0
• DSCR +4.8/10.0
• 1% rule +4.3/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bed 1 bath single story home, with potential. Needs repairs. Cash, as is, where is, make an offer! No warranties or guarantees on heat pump or other major components.

Key facts

• Inviting kitchen
• Bright living area
• Large yard

Tags

• QUIET KINSTON NEIGHBORHOOD
• BRIGHT LIVING AREA
• INVITING KITCHEN
• LARGE YARD
• QUICK ACCESS TO SCHOOLS
• LOCAL AMENITIES

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Assigned parking
• Utilities: Water source: None listed; Sewer: None listed
• Home design: Single-family residence; One story; Site built construction; Composition roof; Zoning: RA6
• Construction: Site-built construction; Composition roof; Foundation: None listed; Built on one level
• Exterior features: Publicly maintained road access; Road surface: Other

Interior

• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 1 full bathroom (main level)
• Interior features: Heat pump heating; Central air conditioning; Appliances: Other
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $38 ($453/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 $84k (6.9% below list).
• Recommended offer: $84k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.8% in Kinston — 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 55/100 on livability (#640 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A+, housing B+; Watch: crime F, amenities F, commute F.
• Lenoir County Public Schools (rural): math 29% / reading 32% proficiency, ranked #147 of 178 in NC (top 83%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Northeast Elementary (math 6% / reading 12%, grade F, #1,393 of 1,410 statewide, top 99%, 442 students, 98% FRL); Rochelle Middle (math 9% / reading 20%, grade F, #462 of 475 statewide, top 98%, 466 students, 98% FRL); Kinston High (math 22% / reading 37%, grade F, #459 of 535 statewide, top 87%, 713 students, 100% FRL) — zoned schools average 98% FRL vs 65% district-wide (34 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 30% district-wide (-13 pts) — the specific schools serving this property underperform the Lenoir County Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 96 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 148 units permitted in Lenoir County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Lenoir County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $15k; list at $90k implies a 500% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,800 (6.9% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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?
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: 0.93% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $85,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1203 Ferndale Ln	0.15mi	3/1.0	1,023 (-11%)	8mo	$32,500	$32	68
2104 Cecelia Ave	0.54mi	3/1.0	1,196 (+4%)	5mo	$67,000	$56	64
402 Marcella Dr	0.56mi	3/2.0	1,078 (-6%)	3mo	$146,500	$136	57
514 Greenmead Dr	0.38mi	2/1.0 (-1)	1,038 (-10%)	5mo	$77,500	$75	56
1403 Lockwood Rd	0.74mi	3/2.0	1,113 (-3%)	2mo	$141,000	$127	55
616 Greenmead Dr	0.23mi	2/1.0 (-1)	1,038 (-10%)	16mo	$30,000	$29	54
823 Dixon St	0.67mi	2/1.0 (-1)	1,110 (-4%)	11mo	$54,000	$49	49
206 Pierce Rd	0.69mi	3/1.5	1,216 (+6%)	14mo	$90,000	$74	45
1210 Lockwood Rd	0.53mi	3/2.0	1,260 (+10%)	19mo	$170,000	$135	39
1801 Charlotte Ave	0.63mi	3/1.0	1,064 (-8%)	24mo	$89,000	$84	38
207 Pierce Rd	0.72mi	3/1.5	1,212 (+5%)	21mo	$74,000	$61	38
504 Jackson Ln	0.68mi	3/1.0	983 (-14%)	15mo	$65,000	$66	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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-12,167
• Equity at exit: $13,419

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-7,444
• Equity at exit: $7,782

Cash invested: $25,200 (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 28501

• Home prices YoY: -18.9%
• Active inventory: 96
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $838 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$115 /mo · $1,378/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $38

Break-even live

Break-even rent $790

Max offer price $90,000

Occupancy floor 90%

Sensitivity live

Price	-10% $89	-5% $63	+0% $38	+5% $12	+10% $-13
Rent	-10% $-28	-5% $5	+0% $38	+5% $71	+10% $104
Rate	-1.0pp $83	-0.5pp $61	base $38	+0.5pp $14	+1.0pp $-9

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4015 N Herritage St Kinston, NC	1.0–3.0	1.0–2.0	964	$838	$0.87	15d	6	0.36mi

Listing history 9 events

1. 2026-05-05
   status Pending
2. 2026-03-06
   listed $90,000 Active
3. 2026-01-26
   price $89,000
4. 2026-01-26
   historical
5. 2026-01-05
   price $95,000
6. 2025-12-05
   price $99,000
7. 2025-11-18
   listed $115,000 Active
8. 2017-03-02
   soldstatus $15,000 169-char remark

   Show marketing remark (169 chars)

   3 bed 1 bath single story home, with potential. Needs repairs. Cash, as is, where is, make an offer! No warranties or guarantees on heat pump or other major components.

9. 2016-09-07
   listed $19,900 169-char remark

   Show marketing remark (169 chars)

   3 bed 1 bath single story home, with potential. Needs repairs. Cash, as is, where is, make an offer! No warranties or guarantees on heat pump or other major components.

ⓘ 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: $1,378 · $115/mo
• Projected year-2 tax: $1,378 · $115/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,056
• − Mortgage interest: −$5,041
• − Property taxes: −$1,378
• − Insurance: −$450
• − Repairs & maintenance: −$804
• − Management: −$804
• − Depreciation: −$2,618
• Taxable loss: −$1,040
• Est. tax savings @ 24.0%: +$250
• After-tax cash flow: $702/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: Lenoir County Public Schools
• NCES district ID: 3702610
• Math proficiency: 29% ▲ 1.00%
• Reading proficiency: 32% ▼ -4.00%
• Median HH income: $34,958
• Composite: 25.17/100
• National rank: #7515
• State rank: #147 of 178 in NC

Livability — Kinston

• Score: 55/100
• State rank: #640
• US rank: #23267

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kinston, NC
• City population: 20,407
• Population (ZIP): 18,112

Population outlook (Lenoir County) Hauer SSP2

• Today (2025): 55,002 people
• By 2030: 53,048 · -3.6%
• By 2040: 49,041 · -10.8%
• By 2050: 45,136 · -17.9%
• By 2075: 36,547 · -33.6%
• By 2100: 27,731 · -49.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 26% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Serbian 1% Italian 1%
• Foreign-born: 2% · Canada, China
• Languages at home: 95% English-only · Spanish 5%

Political lean MEDSL · Lenoir

• 2024 margin: Lean R (+6.8) · D 46.2% · R 53.0%
• 2008→2024 swing: -6.7pp toward R · 2008: -0.1pp · 2024: -6.8pp
• All cycles: 2024: R+6.8 2020: R+3.5 2016: R+6.3 2012: R+1.5 2008: R+0.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -45.17%
• Current HPI: 193.3213
• 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

+352.3% since first listed

9 events — show timeline

• 2026-05-05 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-03-06 Listed $90,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-26 Price Changed $89,000 Hive MLS
• 2026-01-26 Listing Removed — Hive MLS
• 2026-01-05 Price Changed $95,000 Hive MLS
• 2025-12-05 Price Changed $99,000 Hive MLS
• 2025-11-18 Listed $115,000 Hive MLS
• 2017-03-02 Sold (MLS) $15,000 Hive MLS
• 2016-09-07 Listed $19,900 Hive MLS

Property tax history

+9.2%/yr

Latest (2025): $1,378 · +263.6% YoY. Source: county tax records.