207 W Church St · Walstonburg, NC 27888

$115,000

3 bd · 1.0 ba · 1,508 sqft · SingleFamily public records · 18 Days on market

Built 1953 0.31 ac lot Est $184k · 37% under

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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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• Appreciation +7.0/10.0
• 1% rule +5.7/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home situated on a corner lot in the heart of Walstonburg! This property features a large separate laundry room, a sunroom/bonus space, dining nook, and a spacious 0.31 acre lot with fenced-in backyard. Outside, you'll also find two large storage sheds offering plenty of storage or workshop space. Convenient in-town location with small-town charm. Also available separately or together is an additional approximately 1/4 acre lot located one lot over at the corner of Whitley St and W Railroad St.

Key facts

• In town location
• Sunroom bonus space
• Large storage sheds

Tags

• CORNER LOT
• SEPARATE LAUNDRY ROOM
• SUNROOM BONUS SPACE
• FENCED IN BACKYARD
• LARGE STORAGE SHEDS
• IN TOWN LOCATION

Property features AI

Finance

• Other: Lot approximately 0.31 acres
• HOA & community: No association

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer; Sewer connected; Water connected
• Home design: Single-story house; Entry level: One
• Construction: Vinyl siding; Shingle roof; Brick/mortar foundation; Built as a house
• Exterior features: Back yard fencing; Patio; Storage structure; Workshop

Interior

• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Laminate flooring; Tile flooring; Vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Gas pack heating; Wall/window cooling units
• Interior features: Laundry room; Patio
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#517 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Greene County Schools (rural): math 25% / reading 32% proficiency, ranked #151 of 178 in NC (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 77% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Greene County Intermediate (math 22% / reading 28%, grade F, #1,101 of 1,410 statewide, top 79%, 358 students, 99% FRL); Greene County Middle (math 21% / reading 32%, grade F, #381 of 475 statewide, top 81%, 680 students, 100% FRL) — zoned schools average 99% FRL vs 77% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 6 active listings in the ZIP; 52 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($795 loan paydown + $5k appreciation (3.9% local appreciation)).
• Greene County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.9% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $60k; list at $115k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.13%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $183,976
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
404 N Wilson St	0.29mi	2/1.0 (-1)	1,406 (-7%)	7mo	$40,000	$28	65
204 E Railroad St	0.22mi	2/2.0 (-1)	1,635 (+8%)	17mo	$200,000	$122	52
412 N Wilson St	0.37mi	3/1.0	1,344 (-11%)	22mo	$200,000	$149	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.3%
• Equity multiple: 2.04×
• Total profit: $33,425
• Equity at exit: $57,749

10-year hold

• IRR: 18.1%
• Equity multiple: 3.88×
• Total profit: $92,769
• Equity at exit: $94,010

Cash invested: $32,200 (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 27888

• Home prices YoY: 2.0%
• Active inventory: 6
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,231 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$104 /mo · $1,243/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $218

Break-even live

Break-even rent $955

Max offer price $115,000

Occupancy floor 77%

Sensitivity live

Price	-10% $283	-5% $251	+0% $218	+5% $186	+10% $153
Rent	-10% $121	-5% $170	+0% $218	+5% $267	+10% $316
Rate	-1.0pp $276	-0.5pp $247	base $218	+0.5pp $188	+1.0pp $158

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-10
   status $115,000 Pending 18 DOM
2. 2026-06-09
   days on market $115,000 Active 18 DOM
3. 2026-06-08
   days on market $115,000 Active 17 DOM
4. 2026-06-07
   days on market $115,000 Active 16 DOM
5. 2026-06-05
   days on market $115,000 Active 13 DOM
6. 2026-06-03
   days on market $115,000 Active 12 DOM
7. 2026-06-02
   days on market $115,000 Active 11 DOM
8. 2026-06-01
   days on market $115,000 Active 10 DOM
9. 2026-05-31
   days on market $115,000 Active 9 DOM
10. 2026-05-30
    days on market $115,000 Active 8 DOM
11. 2026-05-22
    listed $115,000 Active 526-char remark

    Show marketing remark (526 chars)

    Charming 3-bedroom, 1-bath home situated on a corner lot in the heart of Walstonburg! This property features a large separate laundry room, a sunroom/bonus space, dining nook, and a spacious 0.31 acre lot with fenced-in backyard. Outside, you'll also find two large storage sheds offering plenty of storage or workshop space. Convenient in-town location with small-town charm. Also available separately or together is an additional approximately 1/4 acre lot located one lot over at the corner of Whitley St and W Railroad St.

12. 2026-05-22
    listed $115,000 Active

    Show marketing remark (526 chars)

    Charming 3-bedroom, 1-bath home situated on a corner lot in the heart of Walstonburg! This property features a large separate laundry room, a sunroom/bonus space, dining nook, and a spacious 0.31 acre lot with fenced-in backyard. Outside, you'll also find two large storage sheds offering plenty of storage or workshop space. Convenient in-town location with small-town charm. Also available separately or together is an additional approximately 1/4 acre lot located one lot over at the corner of Whitley St and W Railroad St.

13. 2005-12-02
    soldstatus $60,000

ⓘ 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: $1,243 · $104/mo
• Projected year-2 tax: $1,243 · $104/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,777
• − Mortgage interest: −$6,442
• − Property taxes: −$1,243
• − Insurance: −$575
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$3,345
• Taxable income: $807
• Est. tax owed @ 24.0%: −$194
• After-tax cash flow: $2,425/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: Greene County Schools
• NCES district ID: 3701830
• Math proficiency: 25% ▬ 0.00%
• Reading proficiency: 32% ▲ 2.00%
• Median HH income: $38,566
• Composite: 23.84/100
• National rank: #7806
• State rank: #151 of 178 in NC

Livability — Walstonburg

• Score: 60/100
• State rank: #517
• US rank: #18947

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Walstonburg, NC
• City population: 1,904
• Population (ZIP): 1,904

Population outlook (Greene County) Hauer SSP2

• Today (2025): 21,070 people
• By 2030: 20,745 · -1.5%
• By 2040: 19,582 · -7.1%
• By 2050: 18,104 · -14.1%
• By 2075: 14,181 · -32.7%
• By 2100: 9,573 · -54.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 45% Hispanic / Latino 31% Black 24% Two or more races 12% Native American 2%
• Hispanic origin (detail): Mexican 31%
• Common ancestry: Romanian 1% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 12% · Canada
• Languages at home: 70% English-only · Spanish 30%

Political lean MEDSL · Greene

• 2024 margin: R (+18.1) · D 40.7% · R 58.8%
• 2008→2024 swing: -12.2pp toward R · 2008: -5.9pp · 2024: -18.1pp
• All cycles: 2024: R+18.1 2020: R+11.9 2016: R+9.8 2012: R+7.7 2008: R+5.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.92%
• Current HPI: 196.7633
• 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

+91.7% since first listed

3 events — show timeline

• 2026-05-22 Listed $115,000 TMLS
• 2026-05-22 Listed $115,000 Hive MLS
• 2005-12-02 Sold (Public Records) $60,000 Public Records

Property tax history

+0.5%/yr

Latest (2025): $1,243 · +0.4% YoY. Source: county tax records.