3231 Hudsons Crossroads Rd · Greenville, NC 27858

$135,000

3 bd · 2.0 ba · 1,064 sqft · Manufactured · 8 Days on market

Built 2000 1.05 ac lot Est $137k · at est.

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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 +26.5/30.0
• DSCR +9.0/10.0
• ARV discount +8.2/15.0
• 1% rule +5.8/10.0
• Livability +3.9/5.0
• Rent growth +3.8/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to peaceful country living in the desirable Chicod area of Greenville! This well-maintained 3-bedroom, 2-bath mobile home offers a spacious open floor plan designed for both comfort and functionality. Step inside to find a bright and airy living space that flows seamlessly into the kitchen, complete with a center island, ample cabinetry, and attractive appliances--perfect for everyday living or entertaining guests. The split-bedroom layout provides privacy, with a generous primary suite featuring a large ensuite bathroom that includes a relaxing soaking tub and a spacious walk-in closet. Situated on a full acre of land, this property offers plenty of room to enjoy the outdoors. The

Key facts

• 1.05 acre lot
• Garage
• Built 2000

Property features AI

Exterior

• Parking: 1 garage space; 1 total enclosed garage; 2 carport spaces; Unpaved parking
• Utilities: Cable available
• Home design: Manufactured home; One story
• Construction: Vinyl siding and frame construction; Composition roof; Crawl space foundation; Built as a manufactured home
• Exterior features: Covered patio/porch; Has a view; Long and narrow lot; Approximately 1.05 acres

Interior

• Kitchen: Kitchen island; Eat-in kitchen
• Bedrooms: Total of 5 rooms (bedrooms included)
• Bathrooms: 2 full bathrooms; Accessible full bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Heat pump cooling
• Interior features: Walk-in closets; Kitchen island; Ceiling fans; Eat-in kitchen; Window coverings

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 9.5% 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: Ayden Elementary (math 30% / reading 34%, grade F, #908 of 1,410 statewide, top 67%, 638 students, 100% FRL); D H Conley High (math 68% / reading 61%, grade B-, #164 of 535 statewide, top 32%, 1,703 students, 34% FRL).
• Market conditions: Rents rising fast (+5.3%/yr); 291 active listings in the ZIP; 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 $933 of loan paydown is wiped out by about $4k 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 + 5.3% rent growth), your $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

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 $135,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.31%
• DSCR: 1.50
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $137,256
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3231 Hudsons Crossroads Rd	0.00mi	3/2.0	1,064 (0%)	1mo	$137,000	$129	99

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 · 5.28% rent growth · sell at horizon

5-year hold

• IRR: 2.8%
• Equity multiple: 1.11×
• Total profit: $4,190
• Equity at exit: $20,129

10-year hold

• IRR: 14.2%
• Equity multiple: 2.25×
• Total profit: $47,387
• Equity at exit: $11,672

Cash invested: $37,800 (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 27858

• Rents YoY: 5.3%
• Active inventory: 291
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,463 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$36 /mo · $426/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $356

Break-even live

Break-even rent $1,012

Max offer price $135,000

Occupancy floor 71%

Sensitivity live

Price	-10% $433	-5% $395	+0% $356	+5% $318	+10% $280
Rent	-10% $241	-5% $298	+0% $356	+5% $414	+10% $472
Rate	-1.0pp $424	-0.5pp $391	base $356	+0.5pp $321	+1.0pp $286

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-16
   status Pending
2. 2026-04-08
   listed $135,000 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: $426 · $36/mo
• Projected year-2 tax: $1,107 · $92/mo
• Expected delta: +$681/yr (+$57/mo · 159.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,560
• − Mortgage interest: −$7,562
• − Property taxes: −$426
• − Insurance: −$675
• − Repairs & maintenance: −$1,405
• − Management: −$1,405
• − Depreciation: −$3,927
• Taxable income: $2,160
• Est. tax owed @ 24.0%: −$518
• After-tax cash flow: $3,757/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

• County: Pitt County · 142,592 people
• City population: 115,121
• Metro: Greenville, NC
• Population (ZIP): 58,774
• Household income: $59,713
• Rent vs Own: 57.1% rent · 42.9% own
• Severe rent burden: 4499.0

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: Predominantly White (67%)
• Race & ethnicity: White 67% Black 20% Hispanic / Latino 6% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Serbian 3% Italian 2% Slovak 2%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 5% 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: ▼ -217.60%
• Current HPI: 175.2236
• Rent YoY: ▲ 5.28%
• 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

2 events — show timeline

• 2026-04-16 Pending — Hive MLS
• 2026-04-08 Listed $135,000 Hive MLS

Property tax history

+7.2%/yr

Latest (2025): $426 · +0.0% YoY. Source: county tax records.