1054 Benjaman Dr #92 · Greenville, NC 27834

$89,900

3 bd · 2.0 ba · 1,782 sqft · SingleFamily · 98 Days on market

Built 1995 Fair condition 0.82 ac lot ↓ 23% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Livability +3.9/5.0
• Schools +3.6/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

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. Additional Details:

Key facts

• Outbuildings
• Separate shower
• Garden tub

Tags

• PRIMARY BEDROOM RETREAT
• ENSUITE FULL BATHROOM
• GARDEN TUB
• SEPARATE SHOWER
• OUTBUILDINGS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway; Detached garage space approximately 405 sq ft
• Utilities: City water; Septic system installed
• Home design: Manufactured doublewide single-family residence; One level; Crawl space foundation
• Construction: Manufactured construction; Wood construction materials
• Exterior features: Asphalt/paved road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric oven; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Electric heating; Central air conditioning (electric)
• Interior features: Ceiling fans; 9 total rooms
• Laundry & utility: Dedicated laundry room; Washer and dryer included

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 $72 ($858/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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: 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; 1,300 units permitted in Pitt County in 2024 (204 in 5+ unit buildings).
• This rent runs 35% 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.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($82k) 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 $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.58% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.74%
• DSCR: 2.06
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $249,480
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2068 Nc 33 W	0.37mi	3/2.5	1,715 (-4%)	23mo	$239,900	$140	55
2519 Old River Rd	0.68mi	4/2.0 (+1)	1,860 (+4%)	21mo	$159,900	$86	38

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: -6.3%
• Equity multiple: 0.76×
• Total profit: $-6,165
• Equity at exit: $13,404

10-year hold

• IRR: 7.6%
• Equity multiple: 1.68×
• Total profit: $17,022
• 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.

Methodology + full state rankings →

ZIP-level market 27834

• Rents YoY: 5.4%
• Active inventory: 350
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,417 medium
• 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
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $72

Break-even live

Break-even rent $1,326

Max offer price $89,900

Occupancy floor 90%

Sensitivity live

Price	-10% $134	-5% $103	+0% $72	+5% $40	+10% $9
Rent	-10% $-40	-5% $16	+0% $72	+5% $128	+10% $183
Rate	-1.0pp $117	-0.5pp $94	base $72	+0.5pp $48	+1.0pp $25

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
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $89,900 Active 98 DOM
2. 2026-06-18
   days on market $89,900 Active 97 DOM
3. 2026-06-17
   days on market $89,900 Active 96 DOM
4. 2026-06-16
   days on market $89,900 Active 95 DOM
5. 2026-06-15
   days on market $89,900 Active 94 DOM
6. 2026-06-13
   pricedays on market $89,900 Active 91 DOM
7. 2026-06-10
   days on market $94,900 Active 89 DOM
8. 2026-06-09
   days on market $94,900 Active 88 DOM
9. 2026-06-08
   days on market $94,900 Active 87 DOM
10. 2026-06-07
    days on market $94,900 Active 86 DOM
11. 2026-06-05
    pricedays on market $94,900 Active 83 DOM
12. 2026-06-03
    days on market $98,900 Active 82 DOM
13. 2026-06-02
    days on market $98,900 Active 81 DOM
14. 2026-06-01
    days on market $98,900 Active 80 DOM
15. 2026-05-31
    days on market $98,900 Active 79 DOM
16. 2026-05-30
    days on market $98,900 Active 78 DOM
17. 2026-05-22
    price $99,900
18. 2026-05-14
    price $108,900
19. 2026-05-07
    price $109,900
20. 2026-04-23
    price $119,900
21. 2026-04-16
    price $123,900
22. 2026-04-09
    price $124,900
23. 2026-04-03
    price $127,900
24. 2026-03-26
    price $128,900
25. 2026-03-13
    listed $129,900 Active

ⓘ 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

Taxation est. · year 1

• Rental income: $17,003
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$5,568
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$2,615
• Taxable loss: −$285
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $927/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

Fair 45/100 Moderate rehab

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

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Cabinets are cluttered and need cleaning	Moderate	$3,000–15,000
Bathroom fixtures · Bathrooms are cluttered and need cleaning	Moderate	$3,000–15,000
Exterior siding · Siding appears weathered and in need of repair	Major	$15,000–50,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• 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

-23.1% since first listed

9 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