602 Briggs St S · Wilson, NC 27893

$118,750

3 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 44 Days on market

Built 1941 7,405 sqft lot Est $158k · 25% under

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Why this score? — see what drove the B- 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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.7/10.0
• 1% rule +6.7/10.0
• Rent growth +4.3/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You will feel right at home once you step inside of this beautifully * renovated property. This 3 bedroom, 2 bath home delivers a touch of elegance, with a cozy vibe. From the light fixtures to the appliances, laminate floors and butcher block * style countertops. . You will enjoy entertaining guests inside and out. This home has updated plumbing, new vinyl windows * , a new roof, upgraded electrical & a newly installed * HVAC system. Work permitted by the City. Come enjoy ''In town'' * living at its best! The location of * this home will provide convenient access to downtown, shopping centers and major highways. $4000 allowance for the Buyer! One of the sellers is a NC licensed realtor.

Key facts

• 7,405 sq ft lot
• Built 1941
• Listed 43 days

Property features AI

Finance

• Other: Residential zoning; Subdivision: TL Herring
• HOA & community: No association amenities

Exterior

• Parking: Off-street parking; On-site parking
• Utilities: Public water; Sewer available; Water available
• Home design: Single family residence; One story; Entry level is 1; Has a view
• Construction: Vinyl siding and frame construction; Shingle roof; Built with crawl space foundation
• Exterior features: Covered front porch; Porch

Interior

• Kitchen: Range; Dishwasher
• Bedrooms: Master bedroom on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Master bedroom on main level; Accessible full bathroom; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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 $822 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 $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% 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 $115,187 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.17% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.66%
• DSCR: 1.47
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $157,680
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 Meadow St S	0.15mi	3/1.0	1,062 (-2%)	10mo	$154,900	$146	82
917 Meadow St S	0.07mi	3/1.0	1,120 (+4%)	11mo	$180,000	$161	82
903 Aycock St S	0.23mi	2/1.0 (-1)	1,101 (+2%)	6mo	$55,000	$50	76
903 Granger St S	0.34mi	3/1.0	1,107 (+2%)	15mo	$175,000	$158	68
809 Briggs St S	0.17mi	2/1.0 (-1)	961 (-11%)	4mo	$49,900	$52	66
910 Randolph St S	0.29mi	2/1.0 (-1)	1,000 (-7%)	19mo	$152,000	$152	53
406 Denby St SW	0.68mi	3/2.0	1,218 (+13%)	13mo	$92,000	$76	32
703 Cemetery St	0.62mi	3/2.0	1,206 (+12%)	20mo	$165,000	$137	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: 4.0%
• Equity multiple: 1.16×
• Total profit: $5,391
• Equity at exit: $17,706

10-year hold

• IRR: 16.9%
• Equity multiple: 2.65×
• Total profit: $54,841
• Equity at exit: $10,267

Cash invested: $33,250 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,384 medium
• Mortgage (P&I): −$623
• Tax from tax record: −$125 /mo · $1,505/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $295

Break-even live

Break-even rent $1,010

Max offer price $118,750

Occupancy floor 74%

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: $29,688
• Closing costs: $3,562
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $118,750 Active 44 DOM
2. 2026-06-18
   days on market $118,750 Active 43 DOM
3. 2026-06-17
   days on market $118,750 Active 42 DOM
4. 2026-06-16
   pricedays on market $118,750 Active 41 DOM
5. 2026-06-15
   days on market $128,750 Active 40 DOM
6. 2026-06-14
   days on market $128,750 Active 38 DOM
7. 2026-06-13
   days on market $128,750 Active 37 DOM
8. 2026-06-10
   days on market $128,750 Active 35 DOM
9. 2026-06-09
   days on market $128,750 Active 34 DOM
10. 2026-06-08
    days on market $128,750 Active 33 DOM
11. 2026-06-07
    days on market $128,750 Active 32 DOM
12. 2026-06-05
    days on market $128,750 Active 29 DOM
13. 2026-06-03
    days on market $128,750 Active 28 DOM
14. 2026-06-02
    days on market $128,750 Active 27 DOM
15. 2026-06-01
    days on market $128,750 Active 26 DOM
16. 2026-05-31
    days on market $128,750 Active 25 DOM
17. 2026-05-30
    days on market $128,750 Active 24 DOM
18. 2026-05-05
    listed $128,750 Active
19. 2024-03-20
    historical
20. 2024-02-22
    price $163,500
21. 2023-12-13
    listed $165,000 Active
22. 2022-12-27
    soldstatus $150,000 Closed 706-char remark

    Show marketing remark (706 chars)

    You will feel right at home once you step inside of this beautifully * renovated property. This 3 bedroom, 2 bath home delivers a touch of elegance, with a cozy vibe. From the light fixtures to the appliances, laminate floors and butcher block * style countertops. . You will enjoy entertaining guests inside and out. This home has updated plumbing, new vinyl windows * , a new roof, upgraded electrical & a newly installed * HVAC system. Work permitted by the City. Come enjoy ''In town'' * living at its best! The location of * this home will provide convenient access to downtown, shopping centers and major highways. $4000 allowance for the Buyer! One of the sellers is a NC licensed realtor.

23. 2022-12-22
    soldstatus $150,000
24. 2022-11-29
    status Pending 706-char remark

    Show marketing remark (706 chars)

    You will feel right at home once you step inside of this beautifully * renovated property. This 3 bedroom, 2 bath home delivers a touch of elegance, with a cozy vibe. From the light fixtures to the appliances, laminate floors and butcher block * style countertops. . You will enjoy entertaining guests inside and out. This home has updated plumbing, new vinyl windows * , a new roof, upgraded electrical & a newly installed * HVAC system. Work permitted by the City. Come enjoy ''In town'' * living at its best! The location of * this home will provide convenient access to downtown, shopping centers and major highways. $4000 allowance for the Buyer! One of the sellers is a NC licensed realtor.

25. 2022-11-07
    listed $160,000 Active 706-char remark

    Show marketing remark (706 chars)

    You will feel right at home once you step inside of this beautifully * renovated property. This 3 bedroom, 2 bath home delivers a touch of elegance, with a cozy vibe. From the light fixtures to the appliances, laminate floors and butcher block * style countertops. . You will enjoy entertaining guests inside and out. This home has updated plumbing, new vinyl windows * , a new roof, upgraded electrical & a newly installed * HVAC system. Work permitted by the City. Come enjoy ''In town'' * living at its best! The location of * this home will provide convenient access to downtown, shopping centers and major highways. $4000 allowance for the Buyer! One of the sellers is a NC licensed realtor.

26. 2022-11-01
    historical $160,000 706-char remark

    Show marketing remark (706 chars)

    You will feel right at home once you step inside of this beautifully * renovated property. This 3 bedroom, 2 bath home delivers a touch of elegance, with a cozy vibe. From the light fixtures to the appliances, laminate floors and butcher block * style countertops. . You will enjoy entertaining guests inside and out. This home has updated plumbing, new vinyl windows * , a new roof, upgraded electrical & a newly installed * HVAC system. Work permitted by the City. Come enjoy ''In town'' * living at its best! The location of * this home will provide convenient access to downtown, shopping centers and major highways. $4000 allowance for the Buyer! One of the sellers is a NC licensed realtor.

27. 2019-07-31
    historical
28. 2018-09-26
    listed $27,000

ⓘ 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: $1,505 · $125/mo
• Projected year-2 tax: $1,505 · $125/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $16,604
• − Mortgage interest: −$6,652
• − Property taxes: −$1,505
• − Insurance: −$594
• − Repairs & maintenance: −$1,328
• − Management: −$1,328
• − Depreciation: −$3,455
• Taxable income: $1,742
• Est. tax owed @ 24.0%: −$418
• After-tax cash flow: $3,127/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

+376.9% since first listed

11 events — show timeline

• 2026-05-05 Listed $128,750 Hive MLS
• 2024-03-20 Listing Removed — Hive MLS
• 2024-02-22 Price Changed $163,500 Hive MLS
• 2023-12-13 Listed $165,000 Hive MLS
• 2022-12-27 Sold (MLS) $150,000 Hive MLS
• 2022-12-22 Sold (Public Records) $150,000 Public Records
• 2022-11-29 Pending — Hive MLS
• 2022-11-07 Listed $160,000 Hive MLS
• 2022-11-01 Coming Soon $160,000 Hive MLS
• 2019-07-31 Listing Removed — Hive MLS
• 2018-09-26 Listed $27,000 Hive MLS

Property tax history

+7.3%/yr

Latest (2025): $1,505 · +0.0% YoY. Source: county tax records.