6740 Stantonsburg Rd · Farmville, NC 27828

$215,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 84 Days on market

Built 1995 0.52 ac lot Est $212k · at est.

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Why this score? — see what drove the D 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 +15.1/30.0
• ARV discount +6.8/15.0
• DSCR +4.6/10.0
• Schools +3.6/10.0
• Livability +3.3/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This lovely 3-bedroom, 2-bathroom home, located on over half an acre lot, offers an updated and open concept living space. The living room has built-in shelving with a cozy fireplace. The kitchen has a functional eat-in island and substantial storage. Off the kitchen you will find a laundry room with additional storage. The three bedrooms offer natural lighting. The primary suite has a walk-in closet and ensuite bathroom. Both bathrooms provide double sinks. Outside, you will find a relaxing front porch, perfect for a swing. You will also find a back porch, great for entertaining and relaxing. In the backyard you will find a detached wired garage with concrete pad and great storage. The spacious backyard has a firepit and extra storage closet outside. Property to be sold as is. See attached quotes.

Key facts

• Double sinks
• Front porch
• Open layout

Tags

• OPEN LAYOUT
• KITCHEN WITH ISLAND
• COZY FIREPLACE
• DOUBLE SINKS
• FRONT PORCH
• BACK DECK

Property features AI

Finance

• Other: Zoning: RMHA; Lot roughly 0.52 acres (approx. 100 x 225 x 100 x 225); Road frontage on city street and state road; Subdivision: Pollard Farm
• HOA & community: No association amenities

Exterior

• Parking: 4 total parking spaces; 4-car garage; Unpaved off-street parking
• Utilities: Public water; Water connected; Septic tank
• Home design: Manufactured home; Single-story; Entry level: 1
• Construction: Vinyl siding and frame construction; Composition roof; Brick/mortar foundation; Built as a manufactured home
• Exterior features: Covered patio/porch; Deck; Porch; Has view; No additional exterior features listed; No pool

Interior

• Kitchen: Gas oven; Refrigerator; Dishwasher; Microwave; Electric water heater
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Wall furnace; Electric heating; Heat pump; Central air conditioning
• Interior features: Walk-in closets; Vaulted ceilings; Kitchen island; Ceiling fans; Window coverings; Unfurnished
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $70 ($838/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 $174k (19.2% below list).
• Recommended offer: $174k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.1% in Farmville — 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 66/100 on livability (#272 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities C-, employment C-, crime 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: Sam D Bundy Elementary (math 23% / reading 33%, grade F, #1,022 of 1,410 statewide, top 73%, 378 students, 99% FRL); Farmville Middle (math 31% / reading 35%, grade F, #305 of 475 statewide, top 65%, 611 students, 100% FRL); Farmville Central High (math 42% / reading 47%, grade F, #352 of 535 statewide, top 68%, 789 students, 99% FRL) — zoned schools average 99% FRL vs 56% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 87 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 84 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,724 (19.2% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $211,680
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6748 Stantonsburg Rd	0.02mi	3/2.0	1,646 (-2%)	1mo	$208,000	$126	95

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-30,477
• Equity at exit: $32,057

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-21,161
• Equity at exit: $18,589

Cash invested: $60,200 (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 27828

• Home prices YoY: -20.9%
• Active inventory: 87
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,737 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$86 /mo · $1,026/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $70

Break-even live

Break-even rent $1,649

Max offer price $215,000

Occupancy floor 91%

Sensitivity live

Price	-10% $192	-5% $131	+0% $70	+5% $9	+10% $-52
Rent	-10% $-67	-5% $1	+0% $70	+5% $138	+10% $207
Rate	-1.0pp $178	-0.5pp $125	base $70	+0.5pp $14	+1.0pp $-43

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6401 Stantonsburg Rd Farmville, NC	3.0	2.0	1350	$1,300	$0.96	23d	1	0.85mi
4022 East Horne Ave Farmville, NC	3.0	2.0	1700	$2,250	$1.32	23d	1	1.23mi

Listing history 30 events

1. 2026-06-21
   days on market $215,000 Active 84 DOM
2. 2026-06-19
   days on market $215,000 Active 82 DOM
3. 2026-06-18
   days on market $215,000 Active 81 DOM
4. 2026-06-17
   days on market $215,000 Active 80 DOM
5. 2026-06-16
   days on market $215,000 Active 79 DOM
6. 2026-06-15
   days on market $215,000 Active 78 DOM
7. 2026-06-13
   days on market $215,000 Active 75 DOM
8. 2026-06-10
   days on market $215,000 Active 73 DOM
9. 2026-06-09
   days on market $215,000 Active 72 DOM
10. 2026-06-08
    days on market $215,000 Active 71 DOM
11. 2026-06-07
    days on market $215,000 Active 70 DOM
12. 2026-06-05
    days on market $215,000 Active 67 DOM
13. 2026-06-03
    days on market $215,000 Active 66 DOM
14. 2026-06-02
    days on market $215,000 Active 65 DOM
15. 2026-06-01
    days on market $215,000 Active 64 DOM
16. 2026-05-31
    days on market $215,000 Active 63 DOM
17. 2026-05-30
    days on market $215,000 Active 62 DOM
18. 2026-05-05
    price $215,000
19. 2026-03-30
    listed $220,000 Active
20. 2025-06-06
    soldstatus $190,000 Closed 809-char remark

    Show marketing remark (809 chars)

    This lovely 3-bedroom, 2-bathroom home, located on over half an acre lot, offers an updated and open concept living space. The living room has built-in shelving with a cozy fireplace. The kitchen has a functional eat-in island and substantial storage. Off the kitchen you will find a laundry room with additional storage. The three bedrooms offer natural lighting. The primary suite has a walk-in closet and ensuite bathroom. Both bathrooms provide double sinks. Outside, you will find a relaxing front porch, perfect for a swing. You will also find a back porch, great for entertaining and relaxing. In the backyard you will find a detached wired garage with concrete pad and great storage. The spacious backyard has a firepit and extra storage closet outside. Property to be sold as is. See attached quotes.

21. 2025-06-06
    soldstatus $190,000

    Show marketing remark (809 chars)

    This lovely 3-bedroom, 2-bathroom home, located on over half an acre lot, offers an updated and open concept living space. The living room has built-in shelving with a cozy fireplace. The kitchen has a functional eat-in island and substantial storage. Off the kitchen you will find a laundry room with additional storage. The three bedrooms offer natural lighting. The primary suite has a walk-in closet and ensuite bathroom. Both bathrooms provide double sinks. Outside, you will find a relaxing front porch, perfect for a swing. You will also find a back porch, great for entertaining and relaxing. In the backyard you will find a detached wired garage with concrete pad and great storage. The spacious backyard has a firepit and extra storage closet outside. Property to be sold as is. See attached quotes.

22. 2025-04-23
    status Pending 809-char remark

    Show marketing remark (809 chars)

    This lovely 3-bedroom, 2-bathroom home, located on over half an acre lot, offers an updated and open concept living space. The living room has built-in shelving with a cozy fireplace. The kitchen has a functional eat-in island and substantial storage. Off the kitchen you will find a laundry room with additional storage. The three bedrooms offer natural lighting. The primary suite has a walk-in closet and ensuite bathroom. Both bathrooms provide double sinks. Outside, you will find a relaxing front porch, perfect for a swing. You will also find a back porch, great for entertaining and relaxing. In the backyard you will find a detached wired garage with concrete pad and great storage. The spacious backyard has a firepit and extra storage closet outside. Property to be sold as is. See attached quotes.

23. 2025-04-04
    listed $190,000 Active 809-char remark

    Show marketing remark (809 chars)

    This lovely 3-bedroom, 2-bathroom home, located on over half an acre lot, offers an updated and open concept living space. The living room has built-in shelving with a cozy fireplace. The kitchen has a functional eat-in island and substantial storage. Off the kitchen you will find a laundry room with additional storage. The three bedrooms offer natural lighting. The primary suite has a walk-in closet and ensuite bathroom. Both bathrooms provide double sinks. Outside, you will find a relaxing front porch, perfect for a swing. You will also find a back porch, great for entertaining and relaxing. In the backyard you will find a detached wired garage with concrete pad and great storage. The spacious backyard has a firepit and extra storage closet outside. Property to be sold as is. See attached quotes.

24. 2025-04-03
    historical $190,000 809-char remark

    Show marketing remark (809 chars)

    This lovely 3-bedroom, 2-bathroom home, located on over half an acre lot, offers an updated and open concept living space. The living room has built-in shelving with a cozy fireplace. The kitchen has a functional eat-in island and substantial storage. Off the kitchen you will find a laundry room with additional storage. The three bedrooms offer natural lighting. The primary suite has a walk-in closet and ensuite bathroom. Both bathrooms provide double sinks. Outside, you will find a relaxing front porch, perfect for a swing. You will also find a back porch, great for entertaining and relaxing. In the backyard you will find a detached wired garage with concrete pad and great storage. The spacious backyard has a firepit and extra storage closet outside. Property to be sold as is. See attached quotes.

25. 2020-08-20
    soldstatus $128,000 519-char remark

    Show marketing remark (519 chars)

    This home has gorgeous high-quality updates throughout . The open concept main living area enhances the generous square footage of this home. There is a comfortable front porch complete with swing for enjoying the breeze and a roomy deck perfect for entertaining. Everyone will appreciate the wired detached garage with concrete pad and plenty of room for parking and storage. Addiitionally, there is a storage room on the opposite end of the house. The roof and heat pump were replaced 2013. Appliances replaced 2016.

26. 2020-08-20
    soldstatus $128,000

    Show marketing remark (519 chars)

    This home has gorgeous high-quality updates throughout . The open concept main living area enhances the generous square footage of this home. There is a comfortable front porch complete with swing for enjoying the breeze and a roomy deck perfect for entertaining. Everyone will appreciate the wired detached garage with concrete pad and plenty of room for parking and storage. Addiitionally, there is a storage room on the opposite end of the house. The roof and heat pump were replaced 2013. Appliances replaced 2016.

27. 2020-06-29
    listed $119,900 519-char remark

    Show marketing remark (519 chars)

    This home has gorgeous high-quality updates throughout . The open concept main living area enhances the generous square footage of this home. There is a comfortable front porch complete with swing for enjoying the breeze and a roomy deck perfect for entertaining. Everyone will appreciate the wired detached garage with concrete pad and plenty of room for parking and storage. Addiitionally, there is a storage room on the opposite end of the house. The roof and heat pump were replaced 2013. Appliances replaced 2016.

28. 2013-09-19
    soldstatus $25,000
29. 2012-10-23
    listed $29,900
30. 1996-09-01
    soldstatus $13,000

ⓘ 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: $1,026 · $86/mo
• Projected year-2 tax: $1,763 · $147/mo
• Expected delta: +$737/yr (+$61/mo · 71.8%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 18 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: $20,847
• − Mortgage interest: −$12,043
• − Property taxes: −$1,026
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$6,255
• Taxable loss: −$2,888
• Est. tax savings @ 24.0%: +$693
• After-tax cash flow: $1,531/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 — Farmville

• Score: 66/100
• State rank: #272
• US rank: #11852

Category grades

Amenities C- Commute F Cost of living A+ Crime F Employment C- Housing A Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,155

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 0.60)
• Race & ethnicity: White 50% Black 37% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Subsaharan African 2% Slovak 1% Italian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Russian/Polish/Slavic 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: ▼ -51.30%
• Current HPI: 193.5248
• Rent YoY: —
• Metro: —
• 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

+1553.8% since first listed

13 events — show timeline

• 2026-05-05 Price Changed $215,000 Hive MLS
• 2026-03-30 Listed $220,000 Hive MLS
• 2025-06-06 Sold (Public Records) $190,000 Public Records
• 2025-06-06 Sold (MLS) $190,000 Hive MLS
• 2025-04-23 Pending — Hive MLS
• 2025-04-04 Listed $190,000 Hive MLS
• 2025-04-03 Coming Soon $190,000 Hive MLS
• 2020-08-20 Sold (Public Records) $128,000 Public Records
• 2020-08-20 Sold (MLS) $128,000 Hive MLS
• 2020-06-29 Listed $119,900 Hive MLS
• 2013-09-19 Sold (MLS) $25,000 Hive MLS
• 2012-10-23 Listed $29,900 Hive MLS
• 1996-09-01 Sold (Public Records) $13,000 Public Records

Property tax history

+7.9%/yr

Latest (2025): $1,026 · +1.2% YoY. Source: county tax records.