267 Sixth St · Aurora, NC 27806

$139,000

3 bd · 2.0 ba · 1,882 sqft · Manufactured public records · 84 Days on market

Built 1992 1.21 ac lot

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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 +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +3.8/10.0
• Appreciation +3.6/10.0
• Schools +3.4/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

AURORA- 3-bedroom 2.5 bath home on 2 lots. Property goes from 5th street to 6th street. Room for a home facing 5th street. Large carport and nice concrete drive will accommodate several vehicles. Home has a living room and a large family room, also has a formal dining room with circle top window. All windows are vinyl clad with insulated glass. Stainless kitchen appliances, including a microwave oven over the gas range. KitchenAid dishwasher and side by side refrigerator. Laundry room has a vanity and half bath. All the bedrooms have Walkin closets. Master bedroom has a large bath with welkin shower and tub. A large 20 X 16 two story building in the back yard could be used for workshop, playroom, office or storage space. This home is conveniently located and 5 minutes from the boat ramp. And an additional lot behind the home is included

Key facts

• Upstairs room
• Carport
• Extra large lot

Tags

• CARPORT
• WORK SHOP
• UPSTAIRS ROOM
• EXTRA LARGE LOT
• KITCHEN CABINETS
• STAINLESS STEEL REFRIGERATOR

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $4 ($43/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 $122k (12.2% below list).
• Recommended offer: $122k (12.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#481 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety C-, crime F, amenities F.
• Beaufort County Schools (rural): math 39% / reading 42% proficiency, ranked #112 of 178 in NC (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Chocowinity Primary (math 67% / reading 67%, grade B+, #120 of 1,410 statewide, top 9%, 493 students, 99% FRL); Chocowinity Middle (math 35% / reading 39%, grade F, #262 of 475 statewide, top 57%, 368 students, 99% FRL); Southside High (math 42% / reading 47%, grade F, #352 of 535 statewide, top 68%, 422 students, 99% FRL) — zoned schools average 99% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 35 active listings in the ZIP; 216 units permitted in Beaufort County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.8%/yr); year-one equity from $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Beaufort County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 99% 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 $122,077 (12.2% 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 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
8. 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.
9. 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.
10. 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: 0.88% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.84% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.45×
• Total profit: $-21,323
• Equity at exit: $21,742

10-year hold

• IRR: -6.8%
• Equity multiple: 0.55×
• Total profit: $-17,383
• Equity at exit: $13,772

Cash invested: $38,920 (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 27806

• Home prices YoY: -1.5%
• Active inventory: 35
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,221 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$108 /mo · $1,290/yr
• Insurance: −$58
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $4

Break-even live

Break-even rent $1,216

Max offer price $139,000

Occupancy floor 95%

Sensitivity live

Price	-10% $82	-5% $43	+0% $4	+5% $-36	+10% $-75
Rent	-10% $-93	-5% $-45	+0% $4	+5% $52	+10% $100
Rate	-1.0pp $74	-0.5pp $39	base $4	+0.5pp $-32	+1.0pp $-69

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2025-12-30
   soldstatus $115,000
2. 2025-12-11
   status Pending 848-char remark

   Show marketing remark (848 chars)

   AURORA- 3-bedroom 2.5 bath home on 2 lots. Property goes from 5th street to 6th street. Room for a home facing 5th street. Large carport and nice concrete drive will accommodate several vehicles. Home has a living room and a large family room, also has a formal dining room with circle top window. All windows are vinyl clad with insulated glass. Stainless kitchen appliances, including a microwave oven over the gas range. KitchenAid dishwasher and side by side refrigerator. Laundry room has a vanity and half bath. All the bedrooms have Walkin closets. Master bedroom has a large bath with welkin shower and tub. A large 20 X 16 two story building in the back yard could be used for workshop, playroom, office or storage space. This home is conveniently located and 5 minutes from the boat ramp. And an additional lot behind the home is included

3. 2025-12-11
   status Pending

   Show marketing remark (848 chars)

   AURORA- 3-bedroom 2.5 bath home on 2 lots. Property goes from 5th street to 6th street. Room for a home facing 5th street. Large carport and nice concrete drive will accommodate several vehicles. Home has a living room and a large family room, also has a formal dining room with circle top window. All windows are vinyl clad with insulated glass. Stainless kitchen appliances, including a microwave oven over the gas range. KitchenAid dishwasher and side by side refrigerator. Laundry room has a vanity and half bath. All the bedrooms have Walkin closets. Master bedroom has a large bath with welkin shower and tub. A large 20 X 16 two story building in the back yard could be used for workshop, playroom, office or storage space. This home is conveniently located and 5 minutes from the boat ramp. And an additional lot behind the home is included

4. 2025-11-10
   status Pending
5. 2025-10-06
   price $139,000
6. 2025-08-18
   listed $149,000 Active
7. 2025-01-09
   status Pending 848-char remark

   Show marketing remark (848 chars)

   AURORA- 3-bedroom 2.5 bath home on 2 lots. Property goes from 5th street to 6th street. Room for a home facing 5th street. Large carport and nice concrete drive will accommodate several vehicles. Home has a living room and a large family room, also has a formal dining room with circle top window. All windows are vinyl clad with insulated glass. Stainless kitchen appliances, including a microwave oven over the gas range. KitchenAid dishwasher and side by side refrigerator. Laundry room has a vanity and half bath. All the bedrooms have Walkin closets. Master bedroom has a large bath with welkin shower and tub. A large 20 X 16 two story building in the back yard could be used for workshop, playroom, office or storage space. This home is conveniently located and 5 minutes from the boat ramp. And an additional lot behind the home is included

8. 2024-11-11
   status Active 848-char remark

   Show marketing remark (848 chars)

   AURORA- 3-bedroom 2.5 bath home on 2 lots. Property goes from 5th street to 6th street. Room for a home facing 5th street. Large carport and nice concrete drive will accommodate several vehicles. Home has a living room and a large family room, also has a formal dining room with circle top window. All windows are vinyl clad with insulated glass. Stainless kitchen appliances, including a microwave oven over the gas range. KitchenAid dishwasher and side by side refrigerator. Laundry room has a vanity and half bath. All the bedrooms have Walkin closets. Master bedroom has a large bath with welkin shower and tub. A large 20 X 16 two story building in the back yard could be used for workshop, playroom, office or storage space. This home is conveniently located and 5 minutes from the boat ramp. And an additional lot behind the home is included

9. 2024-10-31
   historical 848-char remark

   Show marketing remark (848 chars)

   AURORA- 3-bedroom 2.5 bath home on 2 lots. Property goes from 5th street to 6th street. Room for a home facing 5th street. Large carport and nice concrete drive will accommodate several vehicles. Home has a living room and a large family room, also has a formal dining room with circle top window. All windows are vinyl clad with insulated glass. Stainless kitchen appliances, including a microwave oven over the gas range. KitchenAid dishwasher and side by side refrigerator. Laundry room has a vanity and half bath. All the bedrooms have Walkin closets. Master bedroom has a large bath with welkin shower and tub. A large 20 X 16 two story building in the back yard could be used for workshop, playroom, office or storage space. This home is conveniently located and 5 minutes from the boat ramp. And an additional lot behind the home is included

10. 2024-09-14
    price $154,500 848-char remark

    Show marketing remark (848 chars)

    AURORA- 3-bedroom 2.5 bath home on 2 lots. Property goes from 5th street to 6th street. Room for a home facing 5th street. Large carport and nice concrete drive will accommodate several vehicles. Home has a living room and a large family room, also has a formal dining room with circle top window. All windows are vinyl clad with insulated glass. Stainless kitchen appliances, including a microwave oven over the gas range. KitchenAid dishwasher and side by side refrigerator. Laundry room has a vanity and half bath. All the bedrooms have Walkin closets. Master bedroom has a large bath with welkin shower and tub. A large 20 X 16 two story building in the back yard could be used for workshop, playroom, office or storage space. This home is conveniently located and 5 minutes from the boat ramp. And an additional lot behind the home is included

11. 2024-06-27
    price $159,900 848-char remark

    Show marketing remark (848 chars)

    AURORA- 3-bedroom 2.5 bath home on 2 lots. Property goes from 5th street to 6th street. Room for a home facing 5th street. Large carport and nice concrete drive will accommodate several vehicles. Home has a living room and a large family room, also has a formal dining room with circle top window. All windows are vinyl clad with insulated glass. Stainless kitchen appliances, including a microwave oven over the gas range. KitchenAid dishwasher and side by side refrigerator. Laundry room has a vanity and half bath. All the bedrooms have Walkin closets. Master bedroom has a large bath with welkin shower and tub. A large 20 X 16 two story building in the back yard could be used for workshop, playroom, office or storage space. This home is conveniently located and 5 minutes from the boat ramp. And an additional lot behind the home is included

12. 2024-04-09
    listed $179,000 Active 848-char remark

    Show marketing remark (848 chars)

    AURORA- 3-bedroom 2.5 bath home on 2 lots. Property goes from 5th street to 6th street. Room for a home facing 5th street. Large carport and nice concrete drive will accommodate several vehicles. Home has a living room and a large family room, also has a formal dining room with circle top window. All windows are vinyl clad with insulated glass. Stainless kitchen appliances, including a microwave oven over the gas range. KitchenAid dishwasher and side by side refrigerator. Laundry room has a vanity and half bath. All the bedrooms have Walkin closets. Master bedroom has a large bath with welkin shower and tub. A large 20 X 16 two story building in the back yard could be used for workshop, playroom, office or storage space. This home is conveniently located and 5 minutes from the boat ramp. And an additional lot behind the home is included

13. 2009-11-12
    soldstatus $45,000

ⓘ 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: $1,290 · $108/mo
• Projected year-2 tax: $1,290 · $108/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 7/10 Severe FEMA zone X (unshaded) · 94% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,649
• − Mortgage interest: −$7,786
• − Property taxes: −$1,290
• − Insurance: −$1,492
• − Repairs & maintenance: −$1,172
• − Management: −$1,172
• − Depreciation: −$4,044
• Taxable loss: −$2,307
• Est. tax savings @ 24.0%: +$554
• After-tax cash flow: $597/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: Beaufort County Schools
• NCES district ID: 3700330
• Math proficiency: 39% ▬ 0.00%
• Reading proficiency: 42% ▲ 3.00%
• Median HH income: $40,486
• Composite: 33.99/100
• National rank: #5320
• State rank: #112 of 178 in NC

Livability — Aurora

• Score: 61/100
• State rank: #481
• US rank: #17559

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Aurora, NC
• Population (ZIP): 2,199

Population outlook (Beaufort County) Hauer SSP2

• Today (2025): 47,069 people
• By 2030: 46,417 · -1.4%
• By 2040: 44,455 · -5.6%
• By 2050: 42,239 · -10.3%
• By 2075: 37,349 · -20.7%
• By 2100: 32,434 · -31.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 48% Black 43% Two or more races 7% Hispanic / Latino 5%
• Common ancestry: Serbian 1% Portuguese 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Beaufort

• 2024 margin: Solid R (+31.1) · D 34.1% · R 65.2%
• 2008→2024 swing: -13.7pp toward R · 2008: -17.4pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+25.9 2016: R+24.5 2012: R+19.3 2008: R+17.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.84%
• Current HPI: 185.7402
• 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

+155.6% since first listed

13 events — show timeline

• 2025-12-30 Sold (Public Records) $115,000 Public Records
• 2025-12-11 Pending — Hive MLS
• 2025-12-11 Pending — Hive MLS
• 2025-11-10 Pending — Hive MLS
• 2025-10-06 Price Changed $139,000 Hive MLS
• 2025-08-18 Listed $149,000 Hive MLS
• 2025-01-09 Pending — Hive MLS
• 2024-11-11 Relisted — Hive MLS
• 2024-10-31 Listing Removed — Hive MLS
• 2024-09-14 Price Changed $154,500 Hive MLS
• 2024-06-27 Price Changed $159,900 Hive MLS
• 2024-04-09 Listed $179,000 Hive MLS
• 2009-11-12 Sold (Public Records) $45,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,290 · +64.2% YoY. Source: county tax records.