322 Jefferson St W · Wilson, NC 27893

$145,000

2 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 130 Days on market

Built 1959 6,970 sqft lot Est $178k · 18% under ↓ 6% 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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Rent growth +4.3/5.0
• 1% rule +3.6/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

''Fall in love with the classic charm of this centrally located 2BR, 1BA home. Situated on a prime corner lot, this gem offers a perfect mix of cozy living and endless potential. Features a convenient carport and ample parking—a rare find in the heart of the city!''

Key facts

• Ample parking
• Centrally located
• Prime corner lot

Tags

• CENTRALLY LOCATED
• PRIME CORNER LOT
• CONVENIENT CARPORT
• AMPLE PARKING

Property features AI

Exterior

• Parking: Covered carport (1 car); Concrete parking surface
• Utilities: Natural gas connected; Sewer connected; Water connected
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Covered porch; Covered patio; Wood privacy fencing in back yard; Shingle roof; Has a view

Interior

• Kitchen: Eat-in layout
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Eat-in kitchen; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $90 ($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 (13.7% below list).
• Recommended offer: $125k (13.7% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Margaret Hearne Elementary (math 12% / reading 17%, grade F, #1,331 of 1,410 statewide, top 96%, 432 students, 99% FRL); Forest Hills Middle (math 32% / reading 38%, grade F, #286 of 475 statewide, top 61%, 670 students, 99% FRL); James Hunt High (math 67% / reading 58%, grade B-, #179 of 535 statewide, top 34%, 1,069 students, 60% FRL) — zoned schools average 86% FRL vs 58% district-wide (28 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 35% 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 $1k 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.

Negotiation context

• It's been on market 130 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 75% 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 $125,092 (13.7% below list)

Questions for the listing agent

1. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — 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: 0.86% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.66%
• DSCR: 1.12
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $177,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 Anthony St W	0.10mi	3/1.5 (+1)	1,146 (+2%)	8mo	$195,000	$170	78
106 Thurston Dr W	0.20mi	3/1.0 (+1)	1,070 (-5%)	8mo	$184,000	$172	71
1108 Robert Rd W	0.27mi	2/1.0	1,045 (-7%)	7mo	$124,000	$119	70
304 Lillian Rd W	0.22mi	3/1.0 (+1)	1,148 (+2%)	13mo	$181,500	$158	70
200 Forrest Rd W	0.18mi	3/1.5 (+1)	1,240 (+10%)	5mo	$145,000	$117	63
1103 Robert Rd W	0.23mi	3/1.0 (+1)	977 (-13%)	1mo	$122,500	$125	62
1403 Westwood Ave W	0.51mi	3/1.0 (+1)	1,200 (+7%)	1mo	$138,500	$115	59
705 Bruton Cir W	0.40mi	3/2.0 (+1)	1,000 (-11%)	4mo	$177,000	$177	51
401 Stadium St SW	0.56mi	3/1.0 (+1)	1,265 (+12%)	1mo	$189,900	$150	47
709 Franklin Ave W	0.65mi	2/1.0	1,000 (-11%)	11mo	$160,000	$160	42
1305 Westwood Ave W	0.46mi	3/1.5 (+1)	1,250 (+11%)	13mo	$197,000	$158	42
406 Denby St SW	0.59mi	3/2.0 (+1)	1,218 (+8%)	13mo	$92,000	$76	39

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: -8.1%
• Equity multiple: 0.69×
• Total profit: $-12,558
• Equity at exit: $21,620

10-year hold

• IRR: 5.6%
• Equity multiple: 1.48×
• Total profit: $19,668
• Equity at exit: $12,537

Cash invested: $40,600 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,251 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $90

Break-even live

Break-even rent $1,137

Max offer price $145,000

Occupancy floor 88%

Sensitivity live

Price	-10% $172	-5% $131	+0% $90	+5% $49	+10% $8
Rent	-10% $-9	-5% $41	+0% $90	+5% $139	+10% $189
Rate	-1.0pp $163	-0.5pp $127	base $90	+0.5pp $52	+1.0pp $14

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-22
   pricedays on market $145,000 Active 130 DOM
2. 2026-06-19
   days on market $155,000 Active 127 DOM
3. 2026-06-18
   days on market $155,000 Active 126 DOM
4. 2026-06-17
   days on market $155,000 Active 125 DOM
5. 2026-06-16
   days on market $155,000 Active 124 DOM
6. 2026-06-15
   days on market $155,000 Active 123 DOM
7. 2026-06-14
   days on market $155,000 Active 121 DOM
8. 2026-06-13
   days on market $155,000 Active 120 DOM
9. 2026-06-10
   days on market $155,000 Active 118 DOM
10. 2026-06-09
    days on market $155,000 Active 117 DOM
11. 2026-06-08
    days on market $155,000 Active 116 DOM
12. 2026-06-07
    days on market $155,000 Active 115 DOM
13. 2026-06-05
    days on market $155,000 Active 112 DOM
14. 2026-06-03
    days on market $155,000 Active 111 DOM
15. 2026-06-02
    days on market $155,000 Active 110 DOM
16. 2026-06-01
    days on market $155,000 Active 109 DOM
17. 2026-05-31
    days on market $155,000 Active 108 DOM
18. 2026-05-30
    days on market $155,000 Active 107 DOM
19. 2026-05-03
    price $155,000
20. 2026-02-12
    listed $165,000 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: $929 · $77/mo
• Projected year-2 tax: $1,189 · $99/mo
• Expected delta: +$260/yr (+$22/mo · 28.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $15,011
• − Mortgage interest: −$8,122
• − Property taxes: −$929
• − Insurance: −$725
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$4,218
• Taxable loss: −$1,385
• Est. tax savings @ 24.0%: +$332
• After-tax cash flow: $1,413/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

-6.1% since first listed

2 events — show timeline

• 2026-05-03 Price Changed $155,000 Hive MLS
• 2026-02-12 Listed $165,000 Hive MLS

Property tax history

+0.5%/yr

Latest (2025): $929 · +0.0% YoY. Source: county tax records.