307 E Irwin St · Pinetops, NC 27864

$99,500

3 bd · 1.5 ba · 1,271 sqft · SingleFamily public records · 12 Days on market

Built 1950 6,534 sqft lot Est $191k · 48% under ↓ 17% since listing

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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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +6.8/10.0
• Appreciation +6.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Must see this amazing property inside to believe it. Four bedrooms, two full bathrooms. Brand new Roof and HVAC, New carpet and new paint in neutral colors throughout. Kitchen has nice layout with dishwasher, refrigerator and new stove. New front porch. Private back porch with back and side yard. Eat in kitchen, separate utility room. Front bedroom has French doors opening to Living Room to allow expansion of Living Room if not needing the extra bedroom. Lots of closets and extra space. Must see!

Key facts

• Updated roof
• Updated hvac
• 6,534 sq ft lot

Tags

• UPDATED ROOF
• UPDATED HVAC
• FUNCTIONAL REAR KITCHEN
• QUIET PINETOPS SETTING

Property features AI

Finance

• Other: Zoning: R7
• HOA & community: No association amenities

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Sewer connected; Water connected; Electric service (implied by appliances and electric water heater)
• Home design: Single Family Residence; One level; Entry level: 1
• Construction: Block and frame construction; Shingle roof; Built on crawl space
• Exterior features: Covered front porch; Covered rear porch; Has view; Road frontage on city street and state road

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range
• Bedrooms: 8 total rooms (includes bedroom spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Refrigerator; Dishwasher; Electric range; Electric water heater; Covered front and rear porches; Accessible full bathroom; Crawl space basement
• Laundry & utility: Washer hookup; Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $305 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).

Location & tenants

• Location reads 68/100 on livability (#175 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Edgecombe County Public Schools (rural): math 21% / reading 27% proficiency, ranked #163 of 178 in NC (top 92%) — 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: South Edgecombe Middle (math 20% / reading 31%, grade F, #388 of 475 statewide, top 83%, 305 students, 99% FRL); Southwest Edgecombe High (math 42% / reading 37%, grade F, #393 of 535 statewide, top 75%, 802 students, 100% FRL) — zoned schools average 99% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 25 active listings in the ZIP; 50 units permitted in Edgecombe County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($688 loan paydown + $3k appreciation (2.7% local appreciation)).
• Edgecombe County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $99,500

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.18% ✓
• Cap rate: 9.97%
• Cash-on-cash: 13.12%
• DSCR: 1.58
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $190,650
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 E Irwin St	0.00mi	4/2.0 (+1)	1,391 (+9%)	0mo	$105,000	$75	77
201 Van St	0.72mi	3/2.0	1,269 (-0%)	8mo	$190,000	$150	57
101 Bruton Craft Ln	0.19mi	3/2.0	1,426 (+12%)	15mo	$210,000	$147	56
411 S 5th St	0.52mi	3/1.0	1,235 (-3%)	16mo	$197,000	$160	56
108 N S A Gilliam St	0.20mi	3/1.0	1,080 (-15%)	21mo	$165,000	$153	46

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

Projected returns pro-forma

2.73% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.2%
• Equity multiple: 2.08×
• Total profit: $29,972
• Equity at exit: $43,254

10-year hold

• IRR: 20.7%
• Equity multiple: 3.92×
• Total profit: $81,248
• Equity at exit: $65,528

Cash invested: $27,860 (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 27864

• Home prices YoY: 1.0%
• Active inventory: 25
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,177 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$62 /mo · $745/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $305

Break-even live

Break-even rent $792

Max offer price $99,500

Occupancy floor 69%

Sensitivity live

Price	-10% $361	-5% $333	+0% $305	+5% $276	+10% $248
Rent	-10% $212	-5% $258	+0% $305	+5% $351	+10% $398
Rate	-1.0pp $355	-0.5pp $330	base $305	+0.5pp $279	+1.0pp $253

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-06
   status Pending
2. 2026-04-24
   listed $99,500 Active
3. 2026-03-23
   historical
4. 2026-03-12
   price $120,000
5. 2026-02-16
   price $122,000
6. 2026-02-11
   price $123,000
7. 2026-01-29
   price $125,000
8. 2026-01-06
   price $130,000
9. 2025-11-19
   listed $135,000 Active
10. 2024-10-24
    soldstatus $120,000 Sold 501-char remark

    Show marketing remark (501 chars)

    Must see this amazing property inside to believe it. Four bedrooms, two full bathrooms. Brand new Roof and HVAC, New carpet and new paint in neutral colors throughout. Kitchen has nice layout with dishwasher, refrigerator and new stove. New front porch. Private back porch with back and side yard. Eat in kitchen, separate utility room. Front bedroom has French doors opening to Living Room to allow expansion of Living Room if not needing the extra bedroom. Lots of closets and extra space. Must see!

11. 2024-10-24
    soldstatus $120,000

    Show marketing remark (501 chars)

    Must see this amazing property inside to believe it. Four bedrooms, two full bathrooms. Brand new Roof and HVAC, New carpet and new paint in neutral colors throughout. Kitchen has nice layout with dishwasher, refrigerator and new stove. New front porch. Private back porch with back and side yard. Eat in kitchen, separate utility room. Front bedroom has French doors opening to Living Room to allow expansion of Living Room if not needing the extra bedroom. Lots of closets and extra space. Must see!

12. 2024-09-24
    historical Active Under Contract 501-char remark

    Show marketing remark (501 chars)

    Must see this amazing property inside to believe it. Four bedrooms, two full bathrooms. Brand new Roof and HVAC, New carpet and new paint in neutral colors throughout. Kitchen has nice layout with dishwasher, refrigerator and new stove. New front porch. Private back porch with back and side yard. Eat in kitchen, separate utility room. Front bedroom has French doors opening to Living Room to allow expansion of Living Room if not needing the extra bedroom. Lots of closets and extra space. Must see!

13. 2024-08-20
    status Active 501-char remark

    Show marketing remark (501 chars)

    Must see this amazing property inside to believe it. Four bedrooms, two full bathrooms. Brand new Roof and HVAC, New carpet and new paint in neutral colors throughout. Kitchen has nice layout with dishwasher, refrigerator and new stove. New front porch. Private back porch with back and side yard. Eat in kitchen, separate utility room. Front bedroom has French doors opening to Living Room to allow expansion of Living Room if not needing the extra bedroom. Lots of closets and extra space. Must see!

14. 2024-08-07
    historical Active Under Contract 501-char remark

    Show marketing remark (501 chars)

    Must see this amazing property inside to believe it. Four bedrooms, two full bathrooms. Brand new Roof and HVAC, New carpet and new paint in neutral colors throughout. Kitchen has nice layout with dishwasher, refrigerator and new stove. New front porch. Private back porch with back and side yard. Eat in kitchen, separate utility room. Front bedroom has French doors opening to Living Room to allow expansion of Living Room if not needing the extra bedroom. Lots of closets and extra space. Must see!

15. 2024-07-05
    listed $120,000 Active 501-char remark

    Show marketing remark (501 chars)

    Must see this amazing property inside to believe it. Four bedrooms, two full bathrooms. Brand new Roof and HVAC, New carpet and new paint in neutral colors throughout. Kitchen has nice layout with dishwasher, refrigerator and new stove. New front porch. Private back porch with back and side yard. Eat in kitchen, separate utility room. Front bedroom has French doors opening to Living Room to allow expansion of Living Room if not needing the extra bedroom. Lots of closets and extra space. Must see!

ⓘ 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: $745 · $62/mo
• Projected year-2 tax: $816 · $68/mo
• Expected delta: +$71/yr (+$6/mo · 9.5%)

ⓘ 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 ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,126
• − Mortgage interest: −$5,574
• − Property taxes: −$745
• − Insurance: −$498
• − Repairs & maintenance: −$1,130
• − Management: −$1,130
• − Depreciation: −$2,895
• Taxable income: $2,155
• Est. tax owed @ 24.0%: −$517
• After-tax cash flow: $3,138/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: Edgecombe County Public Schools
• NCES district ID: 3701320
• Math proficiency: 21% ▼ -2.00%
• Reading proficiency: 27% ▲ 2.00%
• Median HH income: $35,711
• Composite: 19.85/100
• National rank: #8696
• State rank: #163 of 178 in NC

Livability — Pinetops

• Score: 68/100
• State rank: #175
• US rank: #9150

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pinetops, NC
• Population (ZIP): 4,283

Population outlook (Edgecombe County) Hauer SSP2

• Today (2025): 47,800 people
• By 2030: 44,396 · -7.1%
• By 2040: 37,562 · -21.4%
• By 2050: 31,495 · -34.1%
• By 2075: 20,943 · -56.2%
• By 2100: 13,674 · -71.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 57% Black 34% Two or more races 7% Hispanic / Latino 4%
• Common ancestry: Serbian 1%

Political lean MEDSL · Edgecombe

• 2024 margin: Strong D (+22.7) · D 61.0% · R 38.3%
• 2008→2024 swing: -11.8pp toward R · 2008: 34.5pp · 2024: 22.7pp
• All cycles: 2024: D+22.7 2020: D+27.0 2016: D+32.2 2012: D+36.4 2008: D+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.73%
• Current HPI: 284.4348
• 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

-17.1% since first listed

15 events — show timeline

• 2026-05-06 Pending — Hive MLS
• 2026-04-24 Listed $99,500 Hive MLS
• 2026-03-23 Listing Removed — Hive MLS
• 2026-03-12 Price Changed $120,000 Hive MLS
• 2026-02-16 Price Changed $122,000 Hive MLS
• 2026-02-11 Price Changed $123,000 Hive MLS
• 2026-01-29 Price Changed $125,000 Hive MLS
• 2026-01-06 Price Changed $130,000 Hive MLS
• 2025-11-19 Listed $135,000 Hive MLS
• 2024-10-24 Sold (Public Records) $120,000 Public Records
• 2024-10-24 Sold (MLS) $120,000 TMLS
• 2024-09-24 Contingent — TMLS
• 2024-08-20 Relisted — TMLS
• 2024-08-07 Contingent — TMLS
• 2024-07-05 Listed $120,000 TMLS

Property tax history

+6.4%/yr

Latest (2025): $745 · +0.0% YoY. Source: county tax records.