219 Peach St · South Mills, NC 27976

$309,990

3 bd · 2.5 ba · 1,520 sqft · Townhouse · 17 Days on market

Built 2026 1,742 sqft lot Est $344k · 10% under $100/mo HOA · 3% of rent ↓ 7% since listing

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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 +19.7/30.0
• ARV discount +11.9/15.0
• DSCR +6.2/10.0
• 1% rule +5.6/10.0
• Schools +5.2/10.0
• Appreciation +4.8/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to our LAST HOME at South Mills Towns, thoughtfully upgraded for modern living. This beautifully appointed new end unit townhome features luxury vinyl plank (LVP) flooring throughout, offering both durability and style. Enjoy a spacious rear deck off the kitchen, perfect for outdoor dining or relaxation, along with a small backyard where future fencing is allowed for added privacy. Lastly- use the finished basement as a rec room or office! Construction is already underway, and the home has been discounted from its original price to help make homeownership more attainable. Model tours are available--come see the quality and value this home delivers! .

Key facts

• $100 HOA
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $310k.

Deal economics

• At list price, monthly cash flow is $-62 ($-742/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (2.9% below list).
• Meets the 1% rule at list price ($3k rent vs $310k).
• Recommended offer: $301k (2.9% below list) — sets the bar for cash-flow.
• Cap rate 7.7% vs local median 5.0% in South Mills — 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 57/100 on livability (#612 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing A; Watch: amenities F, commute F, employment F.
• Camden County Schools (rural): math 56% / reading 64% proficiency, ranked #29 of 178 in NC (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Grandy Primary (math 87% / reading 72%, grade A, #24 of 1,410 statewide, top 2%, 607 students, 32% FRL); Camden County High (math 62% / reading 62%, grade B-, #184 of 535 statewide, top 37%, 464 students, 25% FRL).
• Market conditions: 86 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 105 units permitted in Camden County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $931 of equity ($2k loan paydown + $-1k appreciation (-0.4% local appreciation)).
• Camden County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% 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 $301,046 (2.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. 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: 1.06% ✓
• Cap rate: 7.70%
• Cash-on-cash: 5.04%
• DSCR: 1.22
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $343,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Peach St	0.02mi	3/2.5	1,520 (0%)	2mo	$296,310	$195	97
216 Peach St	0.05mi	3/2.5	1,520 (0%)	3mo	$313,485	$206	95
112 Tee Olive St	0.01mi	3/2.5	1,311 (-14%)	3mo	$330,990	$252	74
214 Peach St	0.13mi	3/2.5	1,307 (-14%)	3mo	$293,910	$225	68
204 Peach St	0.48mi	3/2.5	1,307 (-14%)	1mo	$289,680	$222	53
102 Tee Olive St	0.48mi	3/2.5	1,307 (-14%)	1mo	$294,990	$226	53
206 Peach St	0.48mi	3/2.5	1,307 (-14%)	2mo	$289,405	$221	52
202 Peach St	0.48mi	3/2.5	1,307 (-14%)	2mo	$315,150	$241	52
208 Peach St	0.48mi	3/2.5	1,307 (-14%)	2mo	$289,520	$222	52
220 Peach St	0.48mi	3/2.5	1,307 (-14%)	3mo	$302,360	$231	52
218 Peach St	0.48mi	3/2.5	1,307 (-14%)	3mo	$303,450	$232	52
226 Peach St	0.48mi	3/2.5	1,307 (-14%)	3mo	$314,450	$241	52

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

Projected returns pro-forma

-0.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.79×
• Total profit: $-18,290
• Equity at exit: $83,992

10-year hold

• IRR: 1.7%
• Equity multiple: 1.17×
• Total profit: $14,909
• Equity at exit: $96,277

Cash invested: $86,797 (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 27976

• Home prices YoY: -0.2%
• Active inventory: 86
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,300 medium
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$387 /mo · $4,650/yr
• Insurance: −$129
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$100
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $-62

Break-even live

Break-even rent $3,378

Max offer price $301,046

Occupancy floor 97%

Sensitivity live

Price	-10% $152	-5% $45	+0% $-62	+5% $-169	+10% $-276
Rent	-10% $-323	-5% $-192	+0% $-62	+5% $69	+10% $199
Rate	-1.0pp $94	-0.5pp $17	base $-62	+0.5pp $-142	+1.0pp $-224

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: $77,498
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Pampas ST South Mills, NC	4.0	2.5	1903	$3,300	$1.73	3d	1	0.62mi

HOA detail

• Monthly dues: $100 · $1,200/yr

Listing history 13 events

1. 2026-03-27
   status Under Contract

   Show marketing remark (667 chars)

   Welcome to our LAST HOME at South Mills Towns, thoughtfully upgraded for modern living. This beautifully appointed new end unit townhome features luxury vinyl plank (LVP) flooring throughout, offering both durability and style. Enjoy a spacious rear deck off the kitchen, perfect for outdoor dining or relaxation, along with a small backyard where future fencing is allowed for added privacy. Lastly- use the finished basement as a rec room or office! Construction is already underway, and the home has been discounted from its original price to help make homeownership more attainable. Model tours are available--come see the quality and value this home delivers! .

2. 2026-03-27
   status Pending 667-char remark

   Show marketing remark (667 chars)

   Welcome to our LAST HOME at South Mills Towns, thoughtfully upgraded for modern living. This beautifully appointed new end unit townhome features luxury vinyl plank (LVP) flooring throughout, offering both durability and style. Enjoy a spacious rear deck off the kitchen, perfect for outdoor dining or relaxation, along with a small backyard where future fencing is allowed for added privacy. Lastly- use the finished basement as a rec room or office! Construction is already underway, and the home has been discounted from its original price to help make homeownership more attainable. Model tours are available--come see the quality and value this home delivers! .

3. 2026-03-17
   price $309,990
4. 2026-03-16
   price $309,990 667-char remark

   Show marketing remark (667 chars)

   Welcome to our LAST HOME at South Mills Towns, thoughtfully upgraded for modern living. This beautifully appointed new end unit townhome features luxury vinyl plank (LVP) flooring throughout, offering both durability and style. Enjoy a spacious rear deck off the kitchen, perfect for outdoor dining or relaxation, along with a small backyard where future fencing is allowed for added privacy. Lastly- use the finished basement as a rec room or office! Construction is already underway, and the home has been discounted from its original price to help make homeownership more attainable. Model tours are available--come see the quality and value this home delivers! .

5. 2026-03-10
   price $329,990

   Show marketing remark (667 chars)

   Welcome to our LAST HOME at South Mills Towns, thoughtfully upgraded for modern living. This beautifully appointed new end unit townhome features luxury vinyl plank (LVP) flooring throughout, offering both durability and style. Enjoy a spacious rear deck off the kitchen, perfect for outdoor dining or relaxation, along with a small backyard where future fencing is allowed for added privacy. Lastly- use the finished basement as a rec room or office! Construction is already underway, and the home has been discounted from its original price to help make homeownership more attainable. Model tours are available--come see the quality and value this home delivers! .

6. 2026-03-10
   listed $329,990 Active 667-char remark

   Show marketing remark (667 chars)

   Welcome to our LAST HOME at South Mills Towns, thoughtfully upgraded for modern living. This beautifully appointed new end unit townhome features luxury vinyl plank (LVP) flooring throughout, offering both durability and style. Enjoy a spacious rear deck off the kitchen, perfect for outdoor dining or relaxation, along with a small backyard where future fencing is allowed for added privacy. Lastly- use the finished basement as a rec room or office! Construction is already underway, and the home has been discounted from its original price to help make homeownership more attainable. Model tours are available--come see the quality and value this home delivers! .

7. 2026-03-10
   status Active

   Show marketing remark (667 chars)

   Welcome to our LAST HOME at South Mills Towns, thoughtfully upgraded for modern living. This beautifully appointed new end unit townhome features luxury vinyl plank (LVP) flooring throughout, offering both durability and style. Enjoy a spacious rear deck off the kitchen, perfect for outdoor dining or relaxation, along with a small backyard where future fencing is allowed for added privacy. Lastly- use the finished basement as a rec room or office! Construction is already underway, and the home has been discounted from its original price to help make homeownership more attainable. Model tours are available--come see the quality and value this home delivers! .

8. 2026-01-28
   historical
9. 2026-01-28
   listed $333,260
10. 2026-01-28
    historical
11. 2026-01-28
    listed $333,260
12. 2026-01-28
    historical
13. 2026-01-28
    historical

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,600
• − Mortgage interest: −$17,364
• − Property taxes: −$4,650
• − Insurance: −$6,668
• − Repairs & maintenance: −$3,168
• − Management: −$3,168
• − HOA: −$1,200
• − Depreciation: −$9,018
• Taxable loss: −$5,636
• Est. tax savings @ 24.0%: +$1,353
• After-tax cash flow: $611/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: Camden County Schools
• NCES district ID: 3700600
• Math proficiency: 56% ▲ 8.00%
• Reading proficiency: 64% ▲ 4.00%
• Median HH income: $59,622
• Composite: 51.97/100
• National rank: #1643
• State rank: #29 of 178 in NC

Livability — South Mills

• Score: 57/100
• State rank: #612
• US rank: #22229

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Mills, NC
• Population (ZIP): 4,237

Population outlook (Camden County) Hauer SSP2

• Today (2025): 10,980 people
• By 2030: 11,246 · +2.4%
• By 2040: 11,562 · +5.3%
• By 2050: 11,572 · +5.4%
• By 2075: 11,450 · +4.3%
• By 2100: 10,648 · -3.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 8% Black 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Scotch-Irish 4% Portuguese 3% Romanian 3%
• Languages at home: 98% English-only · Arabic 1%

Political lean MEDSL · Camden

• 2024 margin: Solid R (+50.8) · D 24.2% · R 75.0%
• 2008→2024 swing: -18.8pp toward R · 2008: -32.0pp · 2024: -50.8pp
• All cycles: 2024: R+50.8 2020: R+46.6 2016: R+45.8 2012: R+34.0 2008: R+32.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.39%
• Current HPI: 174.2102
• 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

-7.0% since first listed

13 events — show timeline

• 2026-03-27 Pending — REINMLS
• 2026-03-27 Pending — Hive MLS
• 2026-03-17 Price Changed $309,990 REINMLS
• 2026-03-16 Price Changed $309,990 Hive MLS
• 2026-03-10 Price Changed $329,990 REINMLS
• 2026-03-10 Listed $329,990 Hive MLS
• 2026-03-10 Relisted — REINMLS
• 2026-01-28 Listing Removed — Hive MLS
• 2026-01-28 Listing Removed — Hive MLS
• 2026-01-28 Listed $333,260 Hive MLS
• 2026-01-28 Listing Removed — REINMLS
• 2026-01-28 Listed $333,260 REINMLS
• 2026-01-28 Listing Removed — REINMLS