309 Kristin Dr Unit B · Greenville, NC 27834

$100,000

2 bd · 1.5 ba · 960 sqft · Condo public records · 224 Days on market

Built 1981

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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 +24.1/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTMENT PROPERTY!! Two bedroom 1.5 bath townhome. Currently leased through February 2019, $525.00 per month.

Key facts

• Close to shops
• Close to amenities
• Built 1981

Tags

• CLOSE TO SHOPS
• CLOSE TO AMENITIES

Property features AI

Exterior

• Parking: On-site paved parking
• Utilities: Cable available; Sewer available; Water available
• Home design: Townhouse; Two levels; Residential property; Subdivision: Shenandoah
• Construction: Vinyl siding and frame construction; Shingle roof
• Exterior features: No patio or porch; No fencing; Has a view; Paved road access

Interior

• Kitchen: Electric water heater
• Bedrooms: Total of 4 rooms (bedrooms included in room count)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Ceiling fan(s); Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 3.8% in Greenville — 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 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: 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.
• Zoned schools: Ridgewood Elementary (math 50% / reading 57%, grade C, #335 of 1,410 statewide, top 24%, 722 students, 47% FRL); E B Aycock Middle (math 27% / reading 30%, grade F, #355 of 475 statewide, top 76%, 661 students, 99% FRL); South Central (math 42% / reading 51%, grade D-, #344 of 535 statewide, top 64%, 1,675 students, 55% FRL).
• Market conditions: Rents rising fast (+5.4%/yr); 350 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,300 units permitted in Pitt County in 2024 (204 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 224 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $24k; list at $100k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 224 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.49%
• DSCR: 1.38
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.44% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-940
• Equity at exit: $14,910

10-year hold

• IRR: 11.1%
• Equity multiple: 1.96×
• Total profit: $26,851
• Equity at exit: $8,646

Cash invested: $28,000 (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 27834

• Rents YoY: 5.4%
• Active inventory: 350
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,059 high
• Mortgage (P&I): −$524
• Tax from tax record: −$72 /mo · $868/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$222
• Net cashflow: $198

Break-even live

Break-even rent $808

Max offer price $100,000

Occupancy floor 76%

Sensitivity live

Price	-10% $255	-5% $226	+0% $198	+5% $170	+10% $142
Rent	-10% $114	-5% $156	+0% $198	+5% $240	+10% $282
Rate	-1.0pp $248	-0.5pp $224	base $198	+0.5pp $172	+1.0pp $146

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Shiloh Dr Unit A Greenville, NC	2.0	1.0	864	$950	$1.10	22d	1	0.07mi
3003 Caldwell Ct Unit 1 Greenville, NC	1.0	1.0	900	$799	$0.89	22d	1	0.10mi
203 Shiloh Dr Unit E Greenville, NC	2.0	1.5	1000	$1,130	$1.13	22d	1	0.10mi
3324 Frontgate Dr Greenville, NC	1.0–2.0	1.0	765	$999	$1.31	14d	9	0.40mi
3214 Summer Pl #10 Greenville, NC	1.0	1.0	900	$799	$0.89	22d	1	0.44mi
3338 Frontgate Dr Unit 32-18 Greenville, NC	1.0	1.0	721	$849	$1.18	22d	1	0.44mi
3338 Frontgate Dr Unit 22 Greenville, NC	2.0	1.0	865	$1,049	$1.21	22d	1	0.44mi
3212 Summer Pl #6 Greenville, NC	1.0	1.0	900	$799	$0.89	22d	1	0.44mi
1548 Manning Forest Dr Unit M7 Greenville, NC	2.0	1.5	1094	$1,300	$1.19	14d	1	0.70mi
1510 Bridle Ct Greenville, NC	1.0–3.0	1.0–2.0	798	$1,062	$1.33	22d	1	0.98mi
1150 Cross Creek Cir Greenville, NC	2.0	2.0	1100	$1,200	$1.09	22d	1	1.04mi
2613 Whitaker Dr Greenville, NC	2.0	1.0	853	$1,004	$1.18	22d	1	1.15mi
935 Spring Forest Rd Greenville, NC	2.0	2.0	1000	$1,299	$1.30	22d	4	1.23mi
352 Haven Dr Greenville, NC	2.0	1.5	1042	$995	$0.95	22d	1	1.25mi
3278 Colony Ct Greenville, NC	1.0–3.0	1.0–2.0	1170	$1,188	$1.01	22d	1	1.26mi
2152 Flagstone Ct Greenville, NC	2.0	1.5	1044	$1,150	$1.10	22d	1	1.31mi
1604 W Arlington Blvd Greenville, NC	1.0–2.0	1.0	624	$1,125	$1.80	14d	11	1.32mi
3260 Landmark St Greenville, NC	2.0	1.5	1042	$1,000	$0.96	22d	1	1.33mi
2140 Flagstone Ct Unit J6 Greenville, NC	2.0	1.5	1043	$1,200	$1.15	22d	1	1.34mi
3309 Landmark St Greenville, NC	1.0–2.0	1.0	600	$975	$1.62	14d	4	1.41mi
904 Gabriel Dr Greenville, NC	1.0–2.0	1.0–2.0	966	$1,875	$1.94	22d	17	1.42mi
3917 Sterling Pointe Dr Winterville, NC	2.0	1.5	1042	$1,200	$1.15	22d	1	1.45mi
3955 Sterling Pointe Dr Winterville, NC	2.0	1.5	1041	$995	$0.96	22d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-19
   days on market $100,000 Active 224 DOM
2. 2026-06-18
   days on market $100,000 Active 223 DOM
3. 2026-06-17
   days on market $100,000 Active 222 DOM
4. 2026-06-16
   days on market $100,000 Active 221 DOM
5. 2026-06-15
   days on market $100,000 Active 220 DOM
6. 2026-06-13
   days on market $100,000 Active 217 DOM
7. 2026-06-10
   days on market $100,000 Active 215 DOM
8. 2026-06-09
   days on market $100,000 Active 214 DOM
9. 2026-06-08
   days on market $100,000 Active 213 DOM
10. 2026-06-07
    days on market $100,000 Active 212 DOM
11. 2026-06-05
    days on market $100,000 Active 209 DOM
12. 2026-06-03
    days on market $100,000 Active 208 DOM
13. 2026-06-02
    days on market $100,000 Active 207 DOM
14. 2026-06-01
    days on market $100,000 Active 206 DOM
15. 2026-05-31
    days on market $100,000 Active 205 DOM
16. 2026-05-30
    days on market $100,000 Active 204 DOM
17. 2025-11-06
    listed $100,000 Active
18. 2018-11-21
    soldstatus $24,000 111-char remark

    Show marketing remark (111 chars)

    INVESTMENT PROPERTY!! Two bedroom 1.5 bath townhome. Currently leased through February 2019, $525.00 per month.

19. 2018-11-21
    soldstatus $24,000

    Show marketing remark (111 chars)

    INVESTMENT PROPERTY!! Two bedroom 1.5 bath townhome. Currently leased through February 2019, $525.00 per month.

20. 2018-05-30
    listed $26,000 111-char remark

    Show marketing remark (111 chars)

    INVESTMENT PROPERTY!! Two bedroom 1.5 bath townhome. Currently leased through February 2019, $525.00 per month.

21. 2017-01-27
    soldstatus $21,000 217-char remark

    Show marketing remark (217 chars)

    INVESTOR'S SPECIAL!!! Two bedroom, 1.5 bath townhome, completely remodeled with new paint, new carpet, and new appliances within the last year. Currently leased for $525.00 per month. Current lease expires 06/30/2017.

22. 2016-12-29
    listed $20,000 217-char remark

    Show marketing remark (217 chars)

    INVESTOR'S SPECIAL!!! Two bedroom, 1.5 bath townhome, completely remodeled with new paint, new carpet, and new appliances within the last year. Currently leased for $525.00 per month. Current lease expires 06/30/2017.

23. 1997-01-01
    soldstatus $39,500

ⓘ 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: $868 · $72/mo
• Projected year-2 tax: $868 · $72/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°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: $12,707
• − Mortgage interest: −$5,602
• − Property taxes: −$868
• − Insurance: −$500
• − Repairs & maintenance: −$1,017
• − Management: −$1,017
• − Depreciation: −$2,909
• Taxable income: $795
• Est. tax owed @ 24.0%: −$191
• After-tax cash flow: $2,187/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

+153.2% since first listed

7 events — show timeline

• 2025-11-06 Listed $100,000 Hive MLS
• 2018-11-21 Sold (Public Records) $24,000 Public Records
• 2018-11-21 Sold (MLS) $24,000 Hive MLS
• 2018-05-30 Listed $26,000 Hive MLS
• 2017-01-27 Sold (MLS) $21,000 Hive MLS
• 2016-12-29 Listed $20,000 Hive MLS
• 1997-01-01 Sold (Public Records) $39,500 Public Records

Property tax history

+13.3%/yr

Latest (2025): $868 · +1.4% YoY. Source: county tax records.