2368 N Carolina 50 · Greenevers, NC 28458

$125,000

4 bd · 3.0 ba · 2,200 sqft · SingleFamily · 183 Days on market

Built 1978

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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 +18.6/30.0
• ARV discount +7.5/15.0
• Appreciation +6.1/10.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks

35k off Tax Value current tax value 160k!! The price will go back up to 140k on January 1! It & rsquo; s a Christmas Time Sale let it be your blessing l. Attention do to the high volume of potential buyers I & rsquo; m going need to see proof of funds in order to be shown the house please don & rsquo; t inquire or waste my time if you don & rsquo; t have any money! I will list the options below and again if you don & rsquo; t have money don & rsquo; t inquire and will not respond to is it available! 2200 SQFT Brick Home on almost 2 acres of land in a country sitting. This home has just undergone a complete roof replacement. The house has been essentially gutted to th

Key facts

• 5 garage spots
• Built 1978
• Listed 183 days

Tags

• COMPLETE ROOF REPLACEMENT
• ALMOST 2 ACRES OF LAND
• GUTTED TO THE SHEETROCK
• NOT IN THE FLOOD PLAN

Property features AI

Finance

• Other: No additional financial or community amenities provided
• Financial info: Financial details not provided
• HOA & community: HOA and community details not provided

Exterior

• Parking: 5-car garage
• Security: Security details not provided
• Utilities: Utility details not provided
• Home design: Home design details not provided
• Construction: Construction details not provided
• Exterior features: Exterior details not provided

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedroom details not provided
• Flooring: Flooring details not provided
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Heating and cooling details not provided
• Interior features: Open details not provided
• Laundry & utility: Laundry and utility details not provided

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/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 $125k (0.1% below list).
• Recommended offer: $110k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 52/100 on livability (#697 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B; Watch: schools F, crime F, amenities F.
• Duplin County Schools (rural): math 23% / reading 32% proficiency, ranked #153 of 178 in NC (top 86%) — 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.
• Market conditions: 29 active listings in the ZIP; 134 units permitted in Duplin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($864 loan paydown + $3k appreciation (2.2% local appreciation)).
• Duplin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 183 days — a 12% lower offer ($110k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $110,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 183 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — 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. 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.
8. 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.
9. 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: 1.00% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.19%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.2%
• Equity multiple: 1.50×
• Total profit: $17,595
• Equity at exit: $50,602

10-year hold

• IRR: 12.2%
• Equity multiple: 2.67×
• Total profit: $58,545
• Equity at exit: $73,878

Cash invested: $35,000 (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 28458

• Home prices YoY: 0.8%
• Active inventory: 29
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,248 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $122

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 85%

Sensitivity live

Price	-10% $209	-5% $165	+0% $122	+5% $79	+10% $36
Rent	-10% $24	-5% $73	+0% $122	+5% $172	+10% $221
Rate	-1.0pp $185	-0.5pp $154	base $122	+0.5pp $90	+1.0pp $57

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $125,000 Active 183 DOM
2. 2026-06-18
   days on market $125,000 Active 182 DOM
3. 2026-06-17
   days on market $125,000 Active 181 DOM
4. 2026-06-16
   days on market $125,000 Active 180 DOM
5. 2026-06-15
   days on market $125,000 Active 179 DOM
6. 2026-06-14
   days on market $125,000 Active 177 DOM
7. 2026-06-13
   days on market $125,000 Active 176 DOM
8. 2026-06-10
   days on market $125,000 Active 174 DOM
9. 2026-06-09
   days on market $125,000 Active 173 DOM
10. 2026-06-08
    days on market $125,000 Active 172 DOM
11. 2026-06-07
    days on market $125,000 Active 171 DOM
12. 2026-06-05
    days on market $125,000 Active 168 DOM
13. 2026-06-03
    days on market $125,000 Active 167 DOM
14. 2026-06-02
    days on market $125,000 Active 166 DOM
15. 2026-06-01
    days on market $125,000 Active 165 DOM
16. 2026-05-31
    days on market $125,000 Active 164 DOM
17. 2026-05-30
    days on market $125,000 Active 163 DOM
18. 2025-12-17
    listed $125,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $14,978
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,198
• − Management: −$1,198
• − Depreciation: −$3,636
• Taxable loss: −$556
• Est. tax savings @ 24.0%: +$134
• After-tax cash flow: $1,600/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: Duplin County Schools
• NCES district ID: 3701200
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 32% ▼ -1.00%
• Median HH income: $34,900
• Composite: 22.66/100
• National rank: #8052
• State rank: #153 of 178 in NC

Livability — Greenevers

• Score: 52/100
• State rank: #697
• US rank: #25123

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,768

Population outlook (Duplin County) Hauer SSP2

• Today (2025): 57,701 people
• By 2030: 56,333 · -2.4%
• By 2040: 52,736 · -8.6%
• By 2050: 48,426 · -16.1%
• By 2075: 36,339 · -37.0%
• By 2100: 23,866 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: Black 37% White 34% Hispanic / Latino 22% Two or more races 13%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 6% Serbian 1% Italian 1%
• Foreign-born: 8% · Canada
• Languages at home: 79% English-only · Spanish 21%

Political lean MEDSL · Duplin

• 2024 margin: Strong R (+28.9) · D 35.2% · R 64.2%
• 2008→2024 swing: -19.5pp toward R · 2008: -9.4pp · 2024: -28.9pp
• All cycles: 2024: R+28.9 2020: R+22.1 2016: R+19.2 2012: R+11.8 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.19%
• Current HPI: 267.486
• 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

1 event — show timeline

• 2025-12-17 Listed $125,000 Fizber.com