106 Paris Ave · Greenville, NC 27834

$85,000

3 bd · 1.0 ba · 1,158 sqft · SingleFamily public records · 182 Days on market

Built 1930 2,614 sqft lot Est $118k · 28% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for your next rental property? This 3-bedroom, 1-bathroom home offers strong potential in a convenient Greenville location. With 1,158 square feet of space and a solid layout, this property is ideal for investors or handy buyers ready to add value with the right updates. Comparable rentals in the area are strong, and demand continues to grow in this part of Greenville. Close to ECU, Vidant Medical Center, and major employers

Key facts

• 2,614 sq ft lot
• Parking
• Built 1930

Property features AI

Exterior

• Parking: 1 open parking space; Unpaved parking
• Utilities: Public water; Natural gas connected; Sewer connected; Water connected
• Home design: Single-family residence; One story
• Construction: Wood siding and frame construction; Metal roof
• Exterior features: Covered porch

Interior

• Kitchen: Electric oven; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced air heating; Central air conditioning
• Interior features: Electric oven; Refrigerator; Gas water heater; Crawl space
• Laundry & utility: Washer hookup; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $466 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 3.8% in Greenville — 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 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: South Greenville Elementary (math 8% / reading 12%, grade F, #1,385 of 1,410 statewide, top 99%, 281 students, 96% FRL); C M Eppes Middle (math 24% / reading 32%, grade F, #360 of 475 statewide, top 77%, 626 students, 99% FRL); Junius H Rose High (math 52% / reading 61%, grade C, #261 of 535 statewide, top 49%, 1,525 students, 50% FRL) — zoned schools average 82% FRL vs 56% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 350 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,300 units permitted in Pitt County in 2024 (204 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $40k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $85k implies a 325% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.50% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.50%
• DSCR: 2.05
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $118,116
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1207 Davenport St	0.32mi	3/2.0	1,116 (-4%)	3mo	$189,000	$169	73
307 Clairmont Cir	0.43mi	4/1.0 (+1)	1,162 (+0%)	9mo	$165,000	$142	67
602 W 14th Ave W	0.49mi	3/1.5	1,125 (-3%)	11mo	$115,000	$102	61
1213 Davenport St	0.33mi	2/2.0 (-1)	1,055 (-9%)	2mo	$50,000	$47	59
606 Roosevelt Ave	0.45mi	3/2.0	1,200 (+4%)	12mo	$140,000	$117	59
517 Mckinley Ave	0.50mi	2/1.0 (-1)	1,056 (-9%)	2mo	$62,000	$59	56
1004 Ward St	0.63mi	2/1.0 (-1)	1,235 (+7%)	1mo	$115,000	$93	54
1409 W 6th St	0.56mi	3/2.0	1,064 (-8%)	3mo	$100,000	$94	54
1705 S Pitt St	0.59mi	3/1.5	1,296 (+12%)	2mo	$80,000	$62	49
2108 Pendleton St	0.74mi	3/2.0	1,080 (-7%)	3mo	$225,000	$208	48
200 S Sylvan Dr	0.73mi	3/1.5	1,022 (-12%)	2mo	$125,000	$122	43
108 W 12th St	0.58mi	3/1.0	992 (-14%)	10mo	$75,000	$76	41

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: 19.2%
• Equity multiple: 1.80×
• Total profit: $19,118
• Equity at exit: $12,674

10-year hold

• IRR: 29.1%
• Equity multiple: 3.89×
• Total profit: $68,690
• Equity at exit: $7,349

Cash invested: $23,800 (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 27834

• Rents YoY: 5.4%
• Active inventory: 350
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,276 high
• Mortgage (P&I): −$446
• Tax from tax record: −$61 /mo · $732/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $466

Break-even live

Break-even rent $686

Max offer price $85,000

Occupancy floor 58%

Sensitivity live

Price	-10% $514	-5% $490	+0% $466	+5% $442	+10% $418
Rent	-10% $365	-5% $416	+0% $466	+5% $517	+10% $567
Rate	-1.0pp $509	-0.5pp $488	base $466	+0.5pp $444	+1.0pp $422

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1304 Myrtle St Greenville, NC	3.0	1.0	978	$1,375	$1.41	21d	1	0.15mi
504 Davenport St Unit A Greenville, NC	2.0	1.0	900	$895	$0.99	13d	1	0.26mi
300 Higgs St Unit 300-B Greenville, NC	2.0	1.0	756	$900	$1.19	21d	1	0.28mi
1902 Myrtle St Unit 1902-A Greenville, NC	2.0	1.0	848	$850	$1.00	21d	1	0.30mi
400 Arbor St Greenville, NC	2.0	1.0	860	$1,850	$2.15	21d	1	0.36mi
600 Howell St Apt E Greenville, NC	2.0	1.0	1050	$815	$0.78	21d	1	0.45mi
1710 Garland St Greenville, NC	2.0	1.0	884	$1,195	$1.35	21d	1	0.46mi
1612 Lincoln Dr Greenville, NC	3.0	1.0	972	$900	$0.93	13d	1	0.59mi
550 Pitt-Greene Connector Greenville, NC	4.0	1.0–4.0	1012	$1,288	$1.27	13d	25	0.68mi
206 Hudson St Greenville, NC	2.0	1.0	1150	$900	$0.78	21d	1	0.78mi
1001 Park Ave Greenville, NC	3.0	1.0	1296	$1,150	$0.89	21d	1	0.88mi
111 Lakeview Ter Greenville, NC	2.0–3.0	1.0–2.0	750	$1,200	$1.60	13d	7	0.93mi
2207 Wandsworth Dr Greenville, NC	1.0–2.0	1.0	650	$900	$1.38	13d	5	0.95mi
1604 W Arlington Blvd Greenville, NC	1.0–2.0	1.0	624	$1,125	$1.80	13d	11	1.07mi
2613 Whitaker Dr Greenville, NC	2.0	1.0	853	$1,004	$1.18	21d	1	1.23mi
709 Johnston St Unit Y Greenville, NC	2.0	1.0	900	$950	$1.06	21d	1	1.24mi
701 Treybrooke Cir Greenville, NC	1.0–2.0	1.5–2.0	1070	$1,650	$1.54	13d	18	1.27mi
904 Gabriel Dr Greenville, NC	1.0–2.0	1.0–2.0	966	$1,875	$1.94	21d	17	1.27mi
1151 Cross Creek Cir Unit D Greenville, NC	3.0	2.5	1338	$1,550	$1.16	13d	1	1.35mi
1035 Spring Forest Rd Greenville, NC	3.0	2.0–2.5	1453	$1,450	$1.00	21d	2	1.36mi
1150 Cross Creek Cir Greenville, NC	2.0	2.0	1100	$1,200	$1.09	21d	1	1.40mi
1151 Cross Creek Cir Greenville, NC	3.0	2.5	1338	$1,600	$1.20	21d	1	1.40mi
1015 Spring Forest Rd Unit F5 Greenville, NC	3.0	2.5	1453	$1,200	$0.83	21d	1	1.41mi
935 Spring Forest Rd Greenville, NC	2.0	2.0	1000	$1,299	$1.30	21d	4	1.49mi

Listing history 11 events

1. 2026-05-13
   status Pending
2. 2026-04-13
   price $85,000
3. 2026-03-26
   status Active
4. 2026-03-26
   historical
5. 2026-03-09
   status Active
6. 2026-03-05
   price $95,000
7. 2026-02-17
   historical
8. 2026-01-20
   price $105,000
9. 2025-11-10
   price $115,000
10. 2025-10-22
    listed $125,000 Active
11. 1993-02-01
    soldstatus $20,000

ⓘ 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: $732 · $61/mo
• Projected year-2 tax: $732 · $61/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 1/10 Low
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,316
• − Mortgage interest: −$4,761
• − Property taxes: −$732
• − Insurance: −$425
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$2,473
• Taxable income: $4,475
• Est. tax owed @ 24.0%: −$1,074
• After-tax cash flow: $4,520/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: 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

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 · 142,592 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: 3319.0

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%

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%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 1%

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

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

+325.0% since first listed

11 events — show timeline

• 2026-05-13 Pending — Hive MLS
• 2026-04-13 Price Changed $85,000 Hive MLS
• 2026-03-26 Relisted — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-03-09 Relisted — Hive MLS
• 2026-03-05 Price Changed $95,000 Hive MLS
• 2026-02-17 Listing Removed — Hive MLS
• 2026-01-20 Price Changed $105,000 Hive MLS
• 2025-11-10 Price Changed $115,000 Hive MLS
• 2025-10-22 Listed $125,000 Hive MLS
• 1993-02-01 Sold (Public Records) $20,000 Public Records

Property tax history

+12.0%/yr

Latest (2025): $732 · +1.7% YoY. Source: county tax records.