1105 Colonial Ave · Greenville, NC 27834

$210,000

3 bd · 3.0 ba · 1,944 sqft · SingleFamily public records · 256 Days on market

Built 1942 Est $253k · 17% under ↓ 16% 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).

• ARV discount +15.0/15.0
• Cash flow +7.5/30.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This house has a load of great space in Downtown Greenville. 5 bedrooms, 3 full baths, hardwood floors, separate dining room, formal living room and family room. This home offers a lot of adorable character. Need help with Financing? Lender information available from listing agent.

Key facts

• New ac system
• New cabinets
• Pvc piping

Tags

• HARDWOOD FLOORS
• NEW AC SYSTEM
• PVC PIPING
• NEW CABINETS
• REMODELED BATHROOMS
• SPACIOUS LIVING AREAS

Property features AI

Exterior

• Parking: No garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two stories
• Construction: Vinyl siding
• Exterior features: Paved road access; Sidewalks

Interior

• Kitchen: Refrigerator included
• Bedrooms: Total of 8 rooms (bedroom count not specified)
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Central air conditioning; Heating by natural gas with forced air and heat pump
• Interior features: One fireplace located in the living room; Porch and patio

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $-259 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (36.0% below list).
• Recommended offer: $134k (36.0% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.8% in Greenville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 77/100 on livability (#30 in NC, #2,977 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, health & safety A+; Watch: schools C-, crime F, employment F.
• Pitt County Schools (rural): math 41% / reading 44% proficiency, ranked #100 of 178 in NC (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.4%/yr); 350 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,300 units permitted in Pitt County in 2024 (204 in 5+ unit buildings).
• This rent runs 33% of the median local income ($49k/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 $6k of value loss. Plan a longer hold.
• Pitt County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 256 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; list at $210k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $134,381 (36.0% 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. It's been on market 256 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1942 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.64% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.28%
• DSCR: 0.77
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $252,720
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
407 Latham St	0.32mi	3/2.0	1,698 (-13%)	12mo	$220,000	$130	50
309 Conley St	0.46mi	3/1.5	1,670 (-14%)	4mo	$72,000	$43	46

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 · 5.44% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.20×
• Total profit: $-47,188
• Equity at exit: $31,312

10-year hold

• IRR: -12.7%
• Equity multiple: 0.18×
• Total profit: $-47,974
• Equity at exit: $18,157

Cash invested: $58,800 (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 27834

• Rents YoY: 5.4%
• Active inventory: 350
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$132 /mo · $1,579/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-259

Break-even live

Break-even rent $1,671

Max offer price $164,296

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1001 Park Ave Greenville, NC	3.0	1.0	1296	$1,150	$0.89	20d	1	0.16mi
550 Pitt-Greene Connector Greenville, NC	4.0	1.0–4.0	1012	$1,288	$1.27	13d	25	0.64mi
2511 Bluff View Ct Unit B Greenville, NC	3.0	2.5	1403	$1,495	$1.07	20d	1	1.40mi

Listing history 30 events

1. 2026-06-19
   days on market $210,000 Active 256 DOM
2. 2026-06-18
   days on market $210,000 Active 255 DOM
3. 2026-06-17
   days on market $210,000 Active 254 DOM
4. 2026-06-16
   days on market $210,000 Active 253 DOM
5. 2026-06-15
   days on market $210,000 Active 252 DOM
6. 2026-06-13
   days on market $210,000 Active 249 DOM
7. 2026-06-10
   days on market $210,000 Active 247 DOM
8. 2026-06-09
   days on market $210,000 Active 246 DOM
9. 2026-06-08
   days on market $210,000 Active 245 DOM
10. 2026-06-07
    days on market $210,000 Active 244 DOM
11. 2026-06-05
    days on market $210,000 Active 241 DOM
12. 2026-06-03
    days on market $210,000 Active 240 DOM
13. 2026-06-02
    days on market $210,000 Active 239 DOM
14. 2026-06-01
    days on market $210,000 Active 238 DOM
15. 2026-05-31
    days on market $210,000 Active 237 DOM
16. 2026-05-30
    days on market $210,000 Active 236 DOM
17. 2026-04-09
    price $210,000
18. 2025-09-30
    listed $225,000 Active
19. 2024-04-15
    soldstatus $125,000 Sold 282-char remark

    Show marketing remark (282 chars)

    This house has a load of great space in Downtown Greenville. 5 bedrooms, 3 full baths, hardwood floors, separate dining room, formal living room and family room. This home offers a lot of adorable character. Need help with Financing? Lender information available from listing agent.

20. 2024-04-15
    soldstatus $125,000

    Show marketing remark (282 chars)

    This house has a load of great space in Downtown Greenville. 5 bedrooms, 3 full baths, hardwood floors, separate dining room, formal living room and family room. This home offers a lot of adorable character. Need help with Financing? Lender information available from listing agent.

21. 2024-04-09
    status Pending 282-char remark

    Show marketing remark (282 chars)

    This house has a load of great space in Downtown Greenville. 5 bedrooms, 3 full baths, hardwood floors, separate dining room, formal living room and family room. This home offers a lot of adorable character. Need help with Financing? Lender information available from listing agent.

22. 2024-03-26
    price $145,000 282-char remark

    Show marketing remark (282 chars)

    This house has a load of great space in Downtown Greenville. 5 bedrooms, 3 full baths, hardwood floors, separate dining room, formal living room and family room. This home offers a lot of adorable character. Need help with Financing? Lender information available from listing agent.

23. 2024-01-02
    listed $155,000 Active 282-char remark

    Show marketing remark (282 chars)

    This house has a load of great space in Downtown Greenville. 5 bedrooms, 3 full baths, hardwood floors, separate dining room, formal living room and family room. This home offers a lot of adorable character. Need help with Financing? Lender information available from listing agent.

24. 2023-12-31
    historical
25. 2023-10-20
    price $165,000
26. 2023-09-21
    price $200,000
27. 2023-07-18
    price $225,000
28. 2023-06-05
    status Active
29. 2023-05-24
    status Pending
30. 2023-02-19
    listed $250,000 Active

ⓘ 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: $1,579 · $132/mo
• Projected year-2 tax: $1,722 · $144/mo
• Expected delta: +$143/yr (+$12/mo · 9.1%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,126
• − Mortgage interest: −$11,763
• − Property taxes: −$1,579
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$6,109
• Taxable loss: −$6,956
• Est. tax savings @ 24.0%: +$1,669
• After-tax cash flow: $-1,435/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: Pitt County Schools
• NCES district ID: 3700012
• Math proficiency: 41% ▬ 0.00%
• Reading proficiency: 44% ▲ 2.00%
• Median HH income: $40,631
• Composite: 35.67/100
• National rank: #4877
• State rank: #100 of 178 in NC

Livability — Greenville

• Score: 77/100
• State rank: #30
• US rank: #2977

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenville, NC
• County: Pitt County · 142,592 people
• City population: 115,121
• Metro: Greenville, NC
• Population (ZIP): 56,347
• Household income: $48,935
• Rent vs Own: 62.6% rent · 37.4% own
• Severe rent burden: 3319.0

Population outlook (Pitt County) Hauer SSP2

• Today (2025): 194,585 people
• By 2030: 203,756 · +4.7%
• By 2040: 220,807 · +13.5%
• By 2050: 236,614 · +21.6%
• By 2075: 275,940 · +41.8%
• By 2100: 300,058 · +54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 54% White 33% Hispanic / Latino 8% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Lithuanian 1% Slovak 1% Romanian 1%
• Foreign-born: 7% · Canada, China
• Languages at home: 91% English-only · Spanish 6% Other Asian/Pacific 1%

Political lean MEDSL · Pitt

• 2024 margin: Lean D (+6.0) · D 52.5% · R 46.5% · Other 1.1%
• 2008→2024 swing: -2.8pp toward R · 2008: 8.8pp · 2024: 6.0pp
• All cycles: 2024: D+6.0 2020: D+9.4 2016: D+7.4 2012: D+6.7 2008: D+8.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -187.99%
• Current HPI: 190.6869
• Rent YoY: ▲ 5.44%
• Metro: Greenville, 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

-16.0% since first listed

14 events — show timeline

• 2026-04-09 Price Changed $210,000 LPRMLS
• 2025-09-30 Listed $225,000 LPRMLS
• 2024-04-15 Sold (Public Records) $125,000 Public Records
• 2024-04-15 Sold (MLS) $125,000 TMLS
• 2024-04-09 Pending — TMLS
• 2024-03-26 Price Changed $145,000 TMLS
• 2024-01-02 Listed $155,000 TMLS
• 2023-12-31 Listing Removed — TMLS
• 2023-10-20 Price Changed $165,000 TMLS
• 2023-09-21 Price Changed $200,000 TMLS
• 2023-07-18 Price Changed $225,000 TMLS
• 2023-06-05 Relisted — TMLS
• 2023-05-24 Pending — TMLS
• 2023-02-19 Listed $250,000 TMLS

Property tax history

+22.5%/yr

Latest (2025): $1,579 · +0.8% YoY. Source: county tax records.