210 Russell Dr · Princeville, NC 27886

$135,000

3 bd · 1.0 ba · 1,025 sqft · SingleFamily public records · 48 Days on market

Built 1969 0.50 ac lot Est $118k · 15% over

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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
• DSCR +5.0/10.0
• 1% rule +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom, one full bath, living room. New floor, freshly painted. Central Hv/Ac

Key facts

• 0.5 acre lot
• Built 1969
• Listed 48 days

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Cable available; Water service available
• Home design: Single-family residence; One story; Entry at level 1; Residential property
• Construction: Brick, vinyl siding, and frame construction; Brick/mortar and block foundation; Shingle roof; Built as a single-level home
• Exterior features: No patio or porch; No fenced yard; Has a view; Paved road access; Road frontage on city street and state road; Lot approximately 0.5 acre (120 x 180)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Propane forced-air heating
• Interior features: Ceiling fan(s); 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $68 ($818/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 $117k (13.1% below list).
• Recommended offer: $117k (13.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#170 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: amenities F, commute F, employment F.
• Edgecombe County Public Schools (rural): math 21% / reading 27% proficiency, ranked #163 of 178 in NC (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Princeville Elementary (math 22% / reading 27%, grade F, #1,112 of 1,410 statewide, top 82%, 219 students, 99% FRL); W A Pattillo Middle (math 12% / reading 17%, grade F, #462 of 475 statewide, top 98%, 303 students, 99% FRL); Tarboro High (math 17% / reading 22%, grade F, #499 of 535 statewide, top 94%, 518 students, 98% FRL) — zoned schools average 99% FRL vs 74% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 113 active listings in the ZIP; 50 units permitted in Edgecombe County in 2024 (5 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Edgecombe County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,270 (13.1% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 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: 0.87% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $117,875
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
303 Strickland Dr #303	0.18mi	3/1.0	1,025 (0%)	12mo	$118,000	$115	82

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: -12.9%
• Equity multiple: 0.54×
• Total profit: $-17,561
• Equity at exit: $20,129

10-year hold

• IRR: -3.9%
• Equity multiple: 0.74×
• Total profit: $-9,814
• Equity at exit: $11,672

Cash invested: $37,800 (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 27886

• Home prices YoY: -11.7%
• Active inventory: 113
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,173 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$94 /mo · $1,128/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $68

Break-even live

Break-even rent $1,086

Max offer price $135,000

Occupancy floor 89%

Sensitivity live

Price	-10% $145	-5% $106	+0% $68	+5% $30	+10% $-8
Rent	-10% $-24	-5% $22	+0% $68	+5% $115	+10% $161
Rate	-1.0pp $136	-0.5pp $103	base $68	+0.5pp $33	+1.0pp $-2

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-22
   days on market $135,000 Active 48 DOM
2. 2026-06-19
   days on market $135,000 Active 46 DOM
3. 2026-06-18
   days on market $135,000 Active 45 DOM
4. 2026-06-17
   days on market $135,000 Active 44 DOM
5. 2026-06-16
   days on market $135,000 Active 43 DOM
6. 2026-06-15
   days on market $135,000 Active 42 DOM
7. 2026-06-14
   days on market $135,000 Active 40 DOM
8. 2026-06-13
   days on market $135,000 Active 39 DOM
9. 2026-06-10
   days on market $135,000 Active 37 DOM
10. 2026-06-09
    days on market $135,000 Active 36 DOM
11. 2026-06-08
    days on market $135,000 Active 35 DOM
12. 2026-06-07
    days on market $135,000 Active 34 DOM
13. 2026-06-05
    days on market $135,000 Active 31 DOM
14. 2026-06-02
    days on market $135,000 Active 29 DOM
15. 2026-06-01
    days on market $135,000 Active 28 DOM
16. 2026-05-31
    days on market $135,000 Active 27 DOM
17. 2026-05-30
    days on market $135,000 Active 26 DOM
18. 2026-05-04
    listed $135,000 Active
19. 2026-03-26
    status Pending
20. 2026-03-26
    historical
21. 2026-02-21
    status Pending
22. 2026-02-20
    historical
23. 2025-12-11
    status Pending
24. 2025-12-01
    status Pending
25. 2025-12-01
    status Active
26. 2025-10-29
    status Active
27. 2025-09-04
    status Pending
28. 2025-09-04
    historical
29. 2025-09-04
    historical
30. 2025-05-09
    listed $135,000 Active

ⓘ 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: $1,128 · $94/mo
• Projected year-2 tax: $1,128 · $94/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 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $14,072
• − Mortgage interest: −$7,562
• − Property taxes: −$1,128
• − Insurance: −$675
• − Repairs & maintenance: −$1,126
• − Management: −$1,126
• − Depreciation: −$3,927
• Taxable loss: −$1,472
• Est. tax savings @ 24.0%: +$353
• After-tax cash flow: $1,172/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: Edgecombe County Public Schools
• NCES district ID: 3701320
• Math proficiency: 21% ▼ -2.00%
• Reading proficiency: 27% ▲ 2.00%
• Median HH income: $35,711
• Composite: 19.85/100
• National rank: #8696
• State rank: #163 of 178 in NC

Livability — Princeville

• Score: 69/100
• State rank: #170
• US rank: #9024

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Princeville, NC
• County: Edgecombe County · 37,913 people
• Metro: Rocky Mount, NC
• Population (ZIP): 18,381
• Household income: $52,850
• Rent vs Own: 35.2% rent · 64.8% own
• Severe rent burden: 619.0

Population outlook (Edgecombe County) Hauer SSP2

• Today (2025): 47,800 people
• By 2030: 44,396 · -7.1%
• By 2040: 37,562 · -21.4%
• By 2050: 31,495 · -34.1%
• By 2075: 20,943 · -56.2%
• By 2100: 13,674 · -71.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 49% White 37% Hispanic / Latino 12% Two or more races 3%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Lithuanian 1% Italian 1%
• Foreign-born: 6% · Canada
• Languages at home: 89% English-only · Spanish 11%

Political lean MEDSL · Edgecombe

• 2024 margin: Strong D (+22.7) · D 61.0% · R 38.3%
• 2008→2024 swing: -11.8pp toward R · 2008: 34.5pp · 2024: 22.7pp
• All cycles: 2024: D+22.7 2020: D+27.0 2016: D+32.2 2012: D+36.4 2008: D+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.38%
• Current HPI: 237.6462
• Rent YoY: —
• Metro: Rocky Mount, 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

+0.0% since first listed

13 events — show timeline

• 2026-05-04 Listed $135,000 Hive MLS
• 2026-03-26 Pending — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-02-21 Pending — Hive MLS
• 2026-02-20 Listing Removed — Hive MLS
• 2025-12-11 Pending — Hive MLS
• 2025-12-01 Pending — Hive MLS
• 2025-12-01 Relisted — Hive MLS
• 2025-10-29 Relisted — Hive MLS
• 2025-09-04 Pending — Hive MLS
• 2025-09-04 Listing Removed — Hive MLS
• 2025-09-04 Listing Removed — Hive MLS
• 2025-05-09 Listed $135,000 Hive MLS

Property tax history

+2.0%/yr

Latest (2025): $1,128 · +0.0% YoY. Source: county tax records.