101 Pleasant Plain Rd · Winton, NC 27910

$30,000

4 bd · 1.0 ba · 1,320 sqft · SingleFamily public records · 17 Days on market

Built 1956 0.48 ac lot ↓ 40% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0

Listing remarks

* * * Seller is requesting Highest and Best offers by 3:30 pm on 4/24/2026. * * * This 3 bedroom home sits on the outskirts of Ahoskie and offers a large lot. The home will require some tender loving care to bring it back to life. There are some original hardwoods present that may be able to be restored.

Key facts

• Original hardwoods
• Large lot
• 0.48 acre lot

Tags

• LARGE LOT
• ORIGINAL HARDWOODS

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#311 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Hertford County Schools (town): math 14% / reading 26% proficiency, ranked #171 of 178 in NC (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hertford County Middle (math 6% / reading 26%, grade F, #455 of 475 statewide, top 96%, 536 students, 99% FRL); Hertford Co Early College (math 74% / reading 74%, grade B+, #92 of 535 statewide, top 18%, 172 students, 98% FRL) — zoned schools average 99% FRL vs 74% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 45% at this address vs 20% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Hertford County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 59 active listings in the ZIP; 5 units permitted in Hertford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $963 of equity ($207 loan paydown + $756 appreciation (2.5% local appreciation)).
• Hertford County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.5% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,550 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-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: 5.70% ✓
• Cap rate: 50.25%
• Cash-on-cash: 156.99%
• DSCR: 7.99
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $105,600
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Pleasant Plain Rd	0.00mi	3/1.0 (-1)	1,280 (-3%)	1mo	$37,100	$29	89
713 Mt Moriah Rd	0.54mi	3/1.0 (-1)	1,492 (+13%)	2mo	$119,900	$80	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.52% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.68×
• Total profit: $72,907
• Equity at exit: $12,688

10-year hold

• IRR: —
• Equity multiple: 20.34×
• Total profit: $162,484
• Equity at exit: $18,952

Cash invested: $8,400 (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 27910

• Home prices YoY: 1.9%
• Active inventory: 59
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,711 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $1,099

Break-even live

Break-even rent $320

Max offer price $30,000

Occupancy floor 31%

Sensitivity live

Price	-10% $1,116	-5% $1,107	+0% $1,099	+5% $1,090	+10% $1,082
Rent	-10% $964	-5% $1,031	+0% $1,099	+5% $1,167	+10% $1,234
Rate	-1.0pp $1,114	-0.5pp $1,107	base $1,099	+0.5pp $1,091	+1.0pp $1,083

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-04-27
   status Pending
2. 2026-04-18
   status Active
3. 2026-04-08
   status Pending
4. 2026-03-31
   listed $30,000 Active
5. 2024-08-25
   status Pending
6. 2024-08-24
   historical
7. 2024-08-12
   price $79,900
8. 2024-07-01
   price $89,900
9. 2024-06-24
   price $104,900
10. 2024-05-27
    price $114,900
11. 2024-05-26
    listed $114 Active
12. 2022-09-05
    listed $130,000 Active
13. 2015-12-31
    soldstatus $50,000

ⓘ 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: $998 · $83/mo
• Projected year-2 tax: $998 · $83/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $20,535
• − Mortgage interest: −$1,680
• − Property taxes: −$998
• − Insurance: −$150
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$873
• Taxable income: $13,549
• Est. tax owed @ 24.0%: −$3,252
• After-tax cash flow: $9,936/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: Hertford County Schools
• NCES district ID: 3702160
• Math proficiency: 14% ▼ -3.00%
• Reading proficiency: 26% ▼ -1.00%
• Median HH income: $33,467
• Composite: 16.29/100
• National rank: #9213
• State rank: #171 of 178 in NC

Livability — Winton

• Score: 65/100
• State rank: #311
• US rank: #12876

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,427

Population outlook (Hertford County) Hauer SSP2

• Today (2025): 23,401 people
• By 2030: 22,708 · -3.0%
• By 2040: 21,227 · -9.3%
• By 2050: 19,942 · -14.8%
• By 2075: 17,844 · -23.7%
• By 2100: 15,148 · -35.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: Black 59% White 32% Hispanic / Latino 4% Two or more races 3% Native American 2% Asian 1%
• Common ancestry: Serbian 1% Slovak 1%
• Foreign-born: 3% · Canada, Philippines
• Languages at home: 96% English-only · Spanish 3% Other Asian/Pacific 1%

Political lean MEDSL · Hertford

• 2024 margin: Strong D (+26.8) · D 63.0% · R 36.3%
• 2008→2024 swing: -14.8pp toward R · 2008: 41.5pp · 2024: 26.8pp
• All cycles: 2024: D+26.8 2020: D+34.0 2016: D+37.7 2012: D+44.3 2008: D+41.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.52%
• Current HPI: 135.494
• 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

-40.0% since first listed

13 events — show timeline

• 2026-04-27 Pending — Hive MLS
• 2026-04-18 Relisted — Hive MLS
• 2026-04-08 Pending — Hive MLS
• 2026-03-31 Listed $30,000 Hive MLS
• 2024-08-25 Pending — Hive MLS
• 2024-08-24 Listing Removed — Hive MLS
• 2024-08-12 Price Changed $79,900 Hive MLS
• 2024-07-01 Price Changed $89,900 Hive MLS
• 2024-06-24 Price Changed $104,900 Hive MLS
• 2024-05-27 Price Changed $114,900 Hive MLS
• 2024-05-26 Listed $114 Hive MLS
• 2022-09-05 Listed $130,000 Hive MLS
• 2015-12-31 Sold (Public Records) $50,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $998 · +1.0% YoY. Source: county tax records.