913 Woodrow St S · Wilson, NC 27893

$174,900

3 bd · 1.5 ba · 1,607 sqft · SingleFamily public records · 65 Days on market

Built 1938 6,970 sqft lot Est $167k · at est.

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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 +14.1/30.0
• ARV discount +5.4/15.0
• DSCR +4.3/10.0
• Rent growth +4.3/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming two-story home located at 913 Woodrow Street SW in Wilson, NC. This well-maintained property features 3 spacious bedrooms and 2 full bathrooms, offering a comfortable and functional layout for everyday living. Inside, you'll find pristine wood floors throughout, adding warmth and character to every room. The home offers multiple living spaces, including a formal living room, a cozy family room, and a dedicated dining room--perfect for entertaining or gathering with loved ones. Situated on a generously sized lot, the rear of the property provides ample space for parking and outdoor enjoyment, with plenty of room to expand or create your ideal outdoor space. Currently

Key facts

• 6,970 sq ft lot
• Built 1938
• Listed 64 days

Property features AI

Finance

• Other: Lot size approximately 0.16 acres
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer
• Home design: House (site built); Two levels
• Construction: Vinyl siding
• Exterior features: Shingle roof

Interior

• Bedrooms: 3 bedrooms (1 on the main level)
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning; Wall/window unit(s) for cooling
• Interior features: One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $26 ($313/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 $139k (20.3% below list).
• Recommended offer: $139k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.4% in Wilson — 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 64/100 on livability (#374 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.
• Wilson County Schools (rural): math 38% / reading 40% proficiency, ranked #119 of 178 in NC (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Charles H Darden Middle (math 17% / reading 25%, grade F, #424 of 475 statewide, top 90%, 441 students, 99% FRL); Beddingfield High (math 57% / reading 32%, grade F, #352 of 535 statewide, top 68%, 682 students, 98% FRL) — zoned schools average 99% FRL vs 58% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.0%/yr); 261 active listings in the ZIP; lower-income renter base — watch delinquency; 580 units permitted in Wilson County in 2024 (168 in 5+ unit buildings).
• This rent runs 39% of the median local income ($43k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Wilson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 $30k; list at $175k implies a 483% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $139,318 (20.3% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Built in 1938 — 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. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $167,128
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
907 Crawford St S	0.09mi	3/1.0	1,589 (-1%)	23mo	$156,500	$98	73
900 Aycock St S	0.10mi	3/1.5	1,409 (-12%)	16mo	$40,000	$28	62
1208 Downing St SW	0.29mi	4/1.5 (+1)	1,445 (-10%)	12mo	$155,000	$107	54
504 Mosby St SW	0.48mi	3/2.0	1,474 (-8%)	11mo	$195,000	$132	52
901 Briggs St S	0.09mi	3/1.5	1,372 (-15%)	23mo	$155,000	$113	52
111 Fairview Ave SW	0.54mi	3/1.5	1,680 (+4%)	20mo	$175,000	$104	51
411 Fairview Ave SW	0.33mi	2/2.0 (-1)	1,378 (-14%)	7mo	$55,000	$40	48
1510 Aycock St SW	0.43mi	4/2.0 (+1)	1,742 (+8%)	13mo	$200,000	$115	48
711 Woodrow St S	0.64mi	3/1.0	1,445 (-10%)	6mo	$77,000	$53	46
905 Hood St SW	0.49mi	2/1.0 (-1)	1,375 (-14%)	12mo	$133,500	$97	36
1609 Sauls St SW	0.52mi	3/2.0	1,833 (+14%)	23mo	$190,000	$104	31

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 · 7.01% rent growth · sell at horizon

5-year hold

• IRR: -11.4%
• Equity multiple: 0.57×
• Total profit: $-20,896
• Equity at exit: $26,078

10-year hold

• IRR: 2.4%
• Equity multiple: 1.20×
• Total profit: $9,756
• Equity at exit: $15,122

Cash invested: $48,972 (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 27893

• Rents YoY: 7.0%
• Active inventory: 261
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,393 medium
• Mortgage (P&I): −$917
• Tax from tax record: −$84 /mo · $1,014/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $26

Break-even live

Break-even rent $1,360

Max offer price $174,900

Occupancy floor 93%

Sensitivity live

Price	-10% $125	-5% $76	+0% $26	+5% $-23	+10% $-73
Rent	-10% $-84	-5% $-29	+0% $26	+5% $81	+10% $136
Rate	-1.0pp $114	-0.5pp $71	base $26	+0.5pp $-19	+1.0pp $-65

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $174,900 Active 65 DOM
2. 2026-06-18
   days on market $174,900 Active 64 DOM
3. 2026-06-17
   days on market $174,900 Active 63 DOM
4. 2026-06-16
   days on market $174,900 Active 62 DOM
5. 2026-06-15
   days on market $174,900 Active 61 DOM
6. 2026-06-14
   days on market $174,900 Active 59 DOM
7. 2026-06-13
   days on market $174,900 Active 58 DOM
8. 2026-06-10
   days on market $174,900 Active 56 DOM
9. 2026-06-09
   days on market $174,900 Active 55 DOM
10. 2026-06-08
    days on market $174,900 Active 54 DOM
11. 2026-06-07
    days on market $174,900 Active 53 DOM
12. 2026-06-05
    days on market $174,900 Active 50 DOM
13. 2026-06-03
    days on market $174,900 Active 49 DOM
14. 2026-06-02
    days on market $174,900 Active 48 DOM
15. 2026-06-01
    days on market $174,900 Active 47 DOM
16. 2026-05-31
    days on market $174,900 Active 46 DOM
17. 2026-05-30
    days on market $174,900 Active 45 DOM
18. 2026-04-15
    listed $174,900 Active
19. 2025-10-30
    historical
20. 2025-10-30
    historical
21. 2025-07-11
    price $179,900
22. 2025-07-11
    price $179,900
23. 2025-05-07
    listed $185,000 Active
24. 2025-05-05
    listed $185,000 Active
25. 2024-05-01
    historical $1,350
26. 2024-04-14
    price $1,350
27. 2024-03-07
    listed $1,400
28. 2022-07-16
    price $1,300
29. 2013-07-10
    soldstatus $30,000
30. 2013-04-04
    listed $37,000
31. 2008-09-10
    soldstatus $77,000

ⓘ 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: $1,014 · $84/mo
• Projected year-2 tax: $1,434 · $120/mo
• Expected delta: +$420/yr (+$35/mo · 41.4%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $16,718
• − Mortgage interest: −$9,797
• − Property taxes: −$1,014
• − Insurance: −$874
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − Depreciation: −$5,088
• Taxable loss: −$2,730
• Est. tax savings @ 24.0%: +$655
• After-tax cash flow: $968/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: Wilson County Schools
• NCES district ID: 3705020
• Math proficiency: 38% ▲ 2.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $39,342
• Composite: 32.64/100
• National rank: #5665
• State rank: #119 of 178 in NC

Livability — Wilson

• Score: 64/100
• State rank: #374
• US rank: #14674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilson, NC
• County: Wilson County · 57,967 people
• City population: 57,967
• Metro: Wilson, NC
• Population (ZIP): 38,512
• Household income: $42,810
• Rent vs Own: 55.8% rent · 44.2% own
• Severe rent burden: 2175.0

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 82,765 people
• By 2030: 82,492 · -0.3%
• By 2040: 81,054 · -2.1%
• By 2050: 78,610 · -5.0%
• By 2075: 71,865 · -13.2%
• By 2100: 62,792 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 55% White 27% Hispanic / Latino 16% Two or more races 5%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Wilson

• 2024 margin: Toss-up / Even · D 49.8% · R 49.4%
• 2008→2024 swing: -5.7pp toward R · 2008: 6.1pp · 2024: 0.4pp
• All cycles: 2024: D+0.4 2020: D+2.9 2016: D+5.6 2012: D+7.3 2008: D+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -149.54%
• Current HPI: 211.4136
• Rent YoY: ▲ 7.01%
• Metro: Wilson, 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

+127.1% since first listed

14 events — show timeline

• 2026-04-15 Listed $174,900 TMLS
• 2025-10-30 Listing Removed — TMLS
• 2025-10-30 Listing Removed — Hive MLS
• 2025-07-11 Price Changed $179,900 TMLS
• 2025-07-11 Price Changed $179,900 Hive MLS
• 2025-05-07 Listed $185,000 TMLS
• 2025-05-05 Listed $185,000 Hive MLS
• 2024-05-01 Rental Removed $1,350 BUILDIUM
• 2024-04-14 Price Changed $1,350 BUILDIUM
• 2024-03-07 Listed for Rent $1,400 BUILDIUM
• 2022-07-16 Price Changed $1,300 BUILDIUM
• 2013-07-10 Sold (MLS) $30,000 Hive MLS
• 2013-04-04 Listed $37,000 Hive MLS
• 2008-09-10 Sold (Public Records) $77,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $1,014 · +0.0% YoY. Source: county tax records.