1054 Benjaman Dr #92 · Greenville, NC
Flood risk 1/10 · Minimal
- FEMA flood zone
- AE
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $1,737 – $8,500
Fire risk 4/10 · Minor
- Est. fire insurance / yr
- $906 – $1,684
Heat risk 7/10 · Major
- Hot days now (above 105°F)
- 7 days/yr
- Hot days in 30 yrs
- 17 days/yr
Wind risk 8/10 · Major
- Chance of severe wind over 30 yrs
- 80.0%
Air-quality risk 3/10 · Minor
- Unhealthy air days now
- 3 days/yr
- Unhealthy air days in 30 yrs
- 3 days/yr
Risk factors via First Street. Map © Google.
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 +30.0/30.0
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Rent growth +3.9/5.0
- Livability +3.9/5.0
- Schools +3.3/10.0
- Condition / age +2.2/5.0
- Appreciation +0.0/10.0
$89,900
1054 Benjaman Dr #92 · Greenville, NC 27834
3 bd · 2.0 ba · 1,782 sqft · SingleFamily
· 136 Days on market
Built 1995
0.82 ac lot
Garage
$50/sqft
· 45% below area
Est $164k · 45% under
↓ 23% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
AS-IS Handyman Special in Greenville Discover the potential of this spacious doublewide mobile home. With 1,782 heated square feet of living space, this 1995-built home offers a fantastic opportunity for those with a vision to create their dream home or investment property. Property Highlights: Primary Bedroom Retreat: Features an ensuite full bathroom with a garden tub and separate shower, offering a private, relaxing space. Spacious Layout: The home boasts a generous floor plan, perfect for customization to suit your needs. Fixer-Upper Opportunity: This property is being sold AS-IS, making it ideal for a handyman or investor looking to add value and make it their own.
Key facts
- Outbuildings
- Separate shower
- Garden tub
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath single-family listed at $90k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $141 ($2k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $90k).
- Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
- Cap rate 13.9% vs local median 3.9% 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: Belvoir Elementary (math 27% / reading 27%, grade F, #1,033 of 1,410 statewide, top 76%, 373 students, 99% FRL); Wellcome Middle (math 27% / reading 27%, grade F, #374 of 475 statewide, top 80%, 413 students, 99% FRL); North Pitt High (math 52% / reading 37%, grade F, #352 of 535 statewide, top 68%, 814 students, 100% FRL) — zoned schools average 99% FRL vs 56% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: Rents rising fast (+5.4%/yr); 423 active listings in the ZIP; 1,300 units permitted in Pitt County in 2024 (204 in 5+ unit buildings).
- This rent runs 37% 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 $622 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 $25k cash investment doubles in ~9 years — after that, you're playing with house money.
Negotiation context
- It's been on market 136 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: flood insurance adds $427/mo.
- Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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
$79,112
(12.0% below list)
Questions for the listing agent
- It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 1.67% ✓
- Cap rate
- 13.86%
- Cash-on-cash
- 27.03%
- DSCR
- 2.20
- GRM
- 5.0
CMA / ARV
- ARV (median comp)
- $163,548
- List price
- $89,900
- Delta
- -45.03%
- Verdict
- UNDERPRICED
- Comps
- 5 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 328 William Horice Cir | 1.22mi | 3/2.0 | 1,737 (-2%) | 0mo | $206,500 | $119 | 60 |
| 791 Olivia Dr | 1.12mi | 3/2.0 | 1,853 (+4%) | 4mo | $145,000 | $78 | 55 |
| 2068 Nc 33 W | 0.37mi | 3/2.5 | 1,715 (-4%) | 25mo | $239,900 | $140 | 54 |
| 1631 Belvoir Hwy | 0.93mi | 3/2.0 | 1,609 (-10%) | 1mo | $200,000 | $124 | 48 |
| 2564 Old River Rd | 0.76mi | 3/2.0 | 1,620 (-9%) | 6mo | $189,900 | $117 | 45 |
| 2519 Old River Rd | 0.68mi | 4/2.0 (+1) | 1,860 (+4%) | 22mo | $159,900 | $86 | 37 |
| 2174 Old River Rd | 0.39mi | 4/2.0 (+1) | 2,052 (+15%) | 18mo | $115,000 | $56 | 36 |
| 1220 Staton House Rd | 1.28mi | 3/2.0 | 1,610 (-10%) | 25mo | $124,650 | $77 | 29 |
| 1510 Belvoir Hwy | 1.12mi | 3/1.5 | 1,449 (-19%) | 15mo | $180,000 | $124 | 26 |
| 347 Teels Estate Rd | 1.35mi | 3/2.0 | 1,472 (-17%) | 18mo | $125,000 | $85 | 25 |
| 1577 Unity Ln | 1.41mi | 3/2.0 | 1,390 (-22%) | 26mo | $70,000 | $50 | 20 |
| 904 Old Village Rd | 1.37mi | 4/2.0 (+1) | 1,443 (-19%) | 26mo | $244,000 | $169 | 15 |
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
- -1.6%
- Equity multiple
- 0.94×
- Total profit
- $-1,548
- Equity at exit
- $13,404
10-year hold
- IRR
- 11.9%
- Equity multiple
- 2.10×
- Total profit
- $27,655
- Equity at exit
- $7,773
Cash invested: $25,172 (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.
Seller's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 0 active · 2 under contract
- Months of supply
- 0.0 mo
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 27834
- Rents YoY
- 5.4%
- Active inventory
- 423
- Price-to-rent
- 5.0×
Monthly cashflow live
↻
- Estimated rent
- $1,504 medium interval (Pro) →
- Mortgage (P&I)
- −$471
- Tax est. 1.5%
- −$112 /mo · $1,348/yr
- Insurance
- −$37
- Flood insurance flood zone
- −$427 /mo · $5,118/yr
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$316
- Net cashflow
- $141
Break-even live
Break-even rent
$1,326
Max offer price
$89,900
Occupancy floor
86%
Sensitivity live
| Price | -10% $203 | -5% $172 | +0% $141 | +5% $109 | +10% $78 |
|---|---|---|---|---|---|
| Rent | -10% $22 | -5% $81 | +0% $141 | +5% $200 | +10% $259 |
| Rate | -1.0pp $186 | -0.5pp $163 | base $141 | +0.5pp $117 | +1.0pp $94 |
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
- $22,475
- Closing costs
- $2,697
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Property features AI
Finance
- HOA & community
- No HOA
Exterior
- Parking
- DrivewayDetached garage space approximately 405 sq ft
- Utilities
- City waterSeptic system installed
- Home design
- Manufactured doublewide single-family residenceOne levelCrawl space foundation
- Construction
- Manufactured constructionWood construction materials
- Exterior features
- Asphalt/paved road accessPublicly maintained road
Interior
- Kitchen
- DishwasherElectric ovenMicrowaveRefrigerator
- Bedrooms
- 3 bedrooms on the main level
- Bathrooms
- 2 full bathrooms (main level)
- Heating & cooling
- Electric heatingCentral air conditioning (electric)
- Interior features
- Ceiling fans9 total rooms
- Laundry & utility
- Dedicated laundry roomWasher and dryer included
Listing history 50 events
-
2026-07-27days on market $89,900 Active 136 DOM
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2026-07-25days on market $89,900 Active 134 DOM
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2026-07-24days on market $89,900 Active 133 DOM
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2026-07-23days on market $89,900 Active 132 DOM
-
2026-07-22days on market $89,900 Active 131 DOM
-
2026-07-21days on market $89,900 Active 130 DOM
-
2026-07-18days on market $89,900 Active 127 DOM
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2026-07-16days on market $89,900 Active 125 DOM
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2026-07-16days on market $89,900 Active 124 DOM
-
2026-07-14days on market $89,900 Active 123 DOM
-
2026-07-13days on market $89,900 Active 122 DOM
-
2026-07-12days on market $89,900 Active 121 DOM
-
2026-07-11days on market $89,900 Active 120 DOM
-
2026-07-10days on market $89,900 Active 119 DOM
-
2026-07-09days on market $89,900 Active 118 DOM
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2026-07-08days on market $89,900 Active 117 DOM
-
2026-07-07days on market $89,900 Active 116 DOM
-
2026-07-06days on market $89,900 Active 115 DOM
-
2026-07-05days on market $89,900 Active 114 DOM
-
2026-07-04days on market $89,900 Active 113 DOM
-
2026-07-03days on market $89,900 Active 112 DOM
-
2026-07-02days on market $89,900 Active 111 DOM
-
2026-07-01days on market $89,900 Active 110 DOM
-
2026-06-30days on market $89,900 Active 109 DOM
-
2026-06-29days on market $89,900 Active 108 DOM
-
2026-06-28days on market $89,900 Active 107 DOM
-
2026-06-28days on market $89,900 Active 106 DOM
-
2026-06-27days on market $89,900 Active 105 DOM
-
2026-06-25days on market $89,900 Active 103 DOM
-
2026-06-23days on market $89,900 Active 101 DOM
-
2026-06-21days on market $89,900 Active 100 DOM
-
2026-06-19days on market $89,900 Active 98 DOM
-
2026-06-18days on market $89,900 Active 97 DOM
-
2026-06-17days on market $89,900 Active 96 DOM
-
2026-06-16days on market $89,900 Active 95 DOM
-
2026-06-15days on market $89,900 Active 94 DOM
-
2026-06-13pricedays on market $89,900 Active 91 DOM
-
2026-06-10days on market $94,900 Active 89 DOM
-
2026-06-09days on market $94,900 Active 88 DOM
-
2026-06-08days on market $94,900 Active 87 DOM
-
2026-06-07days on market $94,900 Active 86 DOM
-
2026-06-05pricedays on market $94,900 Active 83 DOM
-
2026-06-03days on market $98,900 Active 82 DOM
-
2026-06-02days on market $98,900 Active 81 DOM
-
2026-06-01days on market $98,900 Active 80 DOM
-
2026-05-31days on market $98,900 Active 79 DOM
-
2026-05-30days on market $98,900 Active 78 DOM
-
2026-05-22price $99,900
-
2026-05-14price $108,900
-
2026-05-07price $109,900
ⓘ 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 AE · 0% chance over 30 yrs
- Wildfire 4/10 Moderate
- 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $18,051
- − Mortgage interest
- −$5,036
- − Property taxes
- −$1,348
- − Insurance
- −$5,568
- − Repairs & maintenance
- −$1,444
- − Management
- −$1,444
- − Depreciation
- −$2,615
- Taxable income
- $595
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$143
- After-tax cash flow
- $1,544/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.
Condition & rehab AI · 13 photos
45/100
Moderate rehab
Est. rehab $44,550–$80,190 screening
This fixer-upper mobile home requires moderate renovations, including cleaning, painting, and replacing cabinets and siding. It has potential for significant value increase with these improvements.
Repairs flagged
- Moderate Kitchen cabinets — Cabinets are cluttered and need cleaning
- Moderate Bathroom fixtures — Bathrooms are cluttered and need cleaning
- Major Exterior siding — Siding appears weathered and in need of repair
Value-add opportunities
- Both Paint interior walls — Fresh paint can improve the home's appearance and value ↑
- Both Replace kitchen cabinets — New cabinets can enhance the kitchen's functionality and aesthetics ↑
- Both Replace exterior siding — New siding can improve the home's curb appeal and increase its value ↑
ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 33/100
Zoned Schools
Elementary
Belvoir Elementary
F
NC #1,033/1,410
Nat'l #28,475/41,679
Middle
Wellcome Middle
F
NC #374/475
Nat'l #9,793/14,009
High
North Pitt High
F
NC #352/535
Nat'l #6,890/17,239
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
B
Composite livability gradescore 77/100
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
- County
- Pitt County · 194,585 people
- City population
- 115,121
- Metro
- Greenville, NC
- Population (ZIP)
- 56,347
- Household income
- $48,935
- Rent vs Own
- Severe rent burden
- 10% of renters
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 |
|
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Price history
-23.1% since first listed9 events — show timeline
- 2026-05-22 Price Changed $99,900 CANOPYMLS as Distributed by MLS Grid
- 2026-05-14 Price Changed $108,900 CANOPYMLS as Distributed by MLS Grid
- 2026-05-07 Price Changed $109,900 CANOPYMLS as Distributed by MLS Grid
- 2026-04-23 Price Changed $119,900 CANOPYMLS as Distributed by MLS Grid
- 2026-04-16 Price Changed $123,900 CANOPYMLS as Distributed by MLS Grid
- 2026-04-09 Price Changed $124,900 CANOPYMLS as Distributed by MLS Grid
- 2026-04-03 Price Changed $127,900 CANOPYMLS as Distributed by MLS Grid
- 2026-03-26 Price Changed $128,900 CANOPYMLS as Distributed by MLS Grid
- 2026-03-13 Listed $129,900 CANOPYMLS as Distributed by MLS Grid
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…