1102 Delano Ave SW · Wilson, NC 27893

$124,900

2 bd · 1.0 ba · 816 sqft · SingleFamily public records · 8 Days on market

Built 1951 0.25 ac lot Est $122k · at est. ↓ 7% 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 +19.5/30.0
• ARV discount +6.6/15.0
• DSCR +6.1/10.0
• Rent growth +4.3/5.0
• 1% rule +4.1/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 2 bedroom 1 bath home located close to Fleming Stadium in Wilson. This property offers a fenced yard, carport, and plenty of storage space. The home has great potential and is perfect for an investor or buyer looking to add their own personal touch. Being sold as is. Convenient location with easy access to local amenities.

Key facts

• Fenced yard
• Carport
• Storage space

Tags

• FENCED YARD
• CARPORT
• STORAGE SPACE
• CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: Carport with 1 space
• Utilities: Public water; Public sewer; Natural gas available
• Home design: One-story property; Brick veneer construction
• Construction: Brick veneer; Asphalt roof; One level
• Exterior features: Back yard with chain link fencing

Interior

• Kitchen: Electric range; Exhaust fan
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Gas pack (natural gas); Central air conditioning
• Interior features: Electric range; Exhaust fan

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/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 $114k (8.7% below list).
• Recommended offer: $114k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Forest Hills Middle (math 32% / reading 38%, grade F, #286 of 475 statewide, top 61%, 670 students, 99% 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 32% 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 $864 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $35k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 1951 — 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 $114,006 (8.7% below list)

Questions for the listing agent

1. Built in 1951 — 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. 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?
5. 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?
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: 0.91% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $122,400
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 Denby St SW	0.22mi	2/1.0	830 (+2%)	1mo	$127,500	$154	86
1106 Tarboro St W	0.23mi	2/1.0	781 (-4%)	1mo	$50,000	$64	81
505 Denby St SW	0.28mi	2/1.0	823 (+1%)	17mo	$61,250	$74	72
109 Stadium St SW	0.18mi	2/1.0	833 (+2%)	23mo	$98,469	$118	69
509 Denby St SW	0.30mi	2/1.0	806 (-1%)	20mo	$74,000	$92	68
108 Garner St SW	0.18mi	2/1.0	903 (+11%)	12mo	$135,000	$150	64
1303 Downing St SW	0.39mi	2/1.0	775 (-5%)	13mo	$83,700	$108	63
104 Dewey St SW	0.23mi	2/1.0	911 (+12%)	19mo	$139,500	$153	54
1109 Woodrow St S	0.74mi	2/1.0	768 (-6%)	8mo	$125,000	$163	49
900 Woodrow St S	0.64mi	2/2.0	901 (+10%)	5mo	$172,500	$191	45
707 Aycock St S	0.73mi	2/2.0	897 (+10%)	12mo	$192,500	$215	35

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: -4.8%
• Equity multiple: 0.81×
• Total profit: $-6,541
• Equity at exit: $18,623

10-year hold

• IRR: 8.7%
• Equity multiple: 1.77×
• Total profit: $26,983
• Equity at exit: $10,799

Cash invested: $34,972 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,140 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$53 /mo · $635/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $141

Break-even live

Break-even rent $962

Max offer price $124,900

Occupancy floor 83%

Sensitivity live

Price	-10% $211	-5% $176	+0% $141	+5% $105	+10% $70
Rent	-10% $51	-5% $96	+0% $141	+5% $186	+10% $231
Rate	-1.0pp $204	-0.5pp $172	base $141	+0.5pp $108	+1.0pp $75

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-05
   historical Active Under Contract 333-char remark

   Show marketing remark (333 chars)

   Charming 2 bedroom 1 bath home located close to Fleming Stadium in Wilson. This property offers a fenced yard, carport, and plenty of storage space. The home has great potential and is perfect for an investor or buyer looking to add their own personal touch. Being sold as is. Convenient location with easy access to local amenities.

2. 2026-05-05
   status Pending

   Show marketing remark (333 chars)

   Charming 2 bedroom 1 bath home located close to Fleming Stadium in Wilson. This property offers a fenced yard, carport, and plenty of storage space. The home has great potential and is perfect for an investor or buyer looking to add their own personal touch. Being sold as is. Convenient location with easy access to local amenities.

3. 2026-04-27
   price $124,900 333-char remark

   Show marketing remark (333 chars)

   Charming 2 bedroom 1 bath home located close to Fleming Stadium in Wilson. This property offers a fenced yard, carport, and plenty of storage space. The home has great potential and is perfect for an investor or buyer looking to add their own personal touch. Being sold as is. Convenient location with easy access to local amenities.

4. 2026-04-26
   listed $124,900 Active
5. 2026-03-26
   listed $135,000 Active 333-char remark

   Show marketing remark (333 chars)

   Charming 2 bedroom 1 bath home located close to Fleming Stadium in Wilson. This property offers a fenced yard, carport, and plenty of storage space. The home has great potential and is perfect for an investor or buyer looking to add their own personal touch. Being sold as is. Convenient location with easy access to local amenities.

ⓘ 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: $635 · $53/mo
• Projected year-2 tax: $1,024 · $85/mo
• Expected delta: +$389/yr (+$32/mo · 61.2%)

ⓘ 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 · 16 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: $13,681
• − Mortgage interest: −$6,996
• − Property taxes: −$635
• − Insurance: −$624
• − Repairs & maintenance: −$1,094
• − Management: −$1,094
• − Depreciation: −$3,633
• Taxable loss: −$398
• Est. tax savings @ 24.0%: +$95
• After-tax cash flow: $1,784/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

-7.5% since first listed

5 events — show timeline

• 2026-05-05 Contingent — Hive MLS
• 2026-05-05 Pending — TMLS
• 2026-04-27 Price Changed $124,900 Hive MLS
• 2026-04-26 Listed $124,900 TMLS
• 2026-03-26 Listed $135,000 Hive MLS

Property tax history

-0.3%/yr

Latest (2025): $635 · +0.0% YoY. Source: county tax records.