208 Tacoma St E · Wilson, NC 27893

$100,000

3 bd · 1.0 ba · 1,581 sqft · SingleFamily public records · 13 Days on market

Built 1950 0.25 ac lot Est $152k · 34% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Rent growth +4.3/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property is priced to sell! Great first time home or investment rental. Nice back yard. Heating/Air is not working but with the right price the seller will install a new unit.

Key facts

• 0.25 acre lot
• Built 1950
• Listed 13 days

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public water; Sewer connected; Water connected
• Home design: Single-family residence; One story; Entry on level 1; Residential property
• Construction: Vinyl siding with frame construction; Built on crawl space
• Exterior features: Front porch; Metal roof; Road frontage on city street and state road

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Space heater for heating; No central cooling
• Interior features: Crawl space basement; Has a view; Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 11.7% vs local median 3.4% in Wilson — 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 64/100 on livability (#374 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A; Watch: crime F, amenities F, commute F.
• Wilson County Schools (rural): math 38% / reading 40% proficiency, ranked #119 of 178 in NC (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: B O Barnes Elementary (math 17% / reading 17%, grade F, #1,287 of 1,410 statewide, top 93%, 300 students, 99% FRL); Charles H Darden Middle (math 17% / reading 25%, grade F, #424 of 475 statewide, top 90%, 441 students, 99% FRL); Beddingfield High (math 57% / reading 32%, grade F, #352 of 535 statewide, top 68%, 682 students, 98% FRL) — zoned schools average 99% FRL vs 58% district-wide (41 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+7.0%/yr); 261 active listings in the ZIP; lower-income renter base — watch delinquency; 580 units permitted in Wilson County in 2024 (168 in 5+ unit buildings).
• This rent runs 39% of the median local income ($43k/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 $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Wilson County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 7.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $100,000

Questions for the listing agent

1. Built in 1950 — 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: 1.40% ✓
• Cap rate: 11.69%
• Cash-on-cash: 19.28%
• DSCR: 1.86
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $151,776
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1300 Marlow St E	0.36mi	3/1.0	1,566 (-1%)	1mo	$127,500	$81	81
1619 Martin Luther King Jr. Pkwy	0.09mi	3/1.0	1,398 (-12%)	23mo	$90,000	$64	58
908 Vance St E	0.53mi	3/1.5	1,437 (-9%)	8mo	$80,000	$56	51
1811 Snowden Dr SE	0.61mi	3/2.0	1,458 (-8%)	5mo	$207,500	$142	50
2126 Fieldcrest Rd E	0.61mi	3/2.0	1,704 (+8%)	6mo	$308,000	$181	50
909-911 Atlantic St E	0.66mi	4/2.0 (+1)	1,712 (+8%)	3mo	$140,000	$82	44
619 Manchester St SE	0.70mi	3/1.5	1,400 (-11%)	4mo	$70,000	$50	43
1807 Sylvia Ct SE	0.37mi	3/2.0	1,776 (+12%)	24mo	$308,000	$173	38
2211 E Fieldcrest Rd	0.51mi	3/1.5	1,380 (-13%)	21mo	$185,900	$135	35
1005 Faison St E	0.53mi	3/2.0	1,345 (-15%)	23mo	$129,000	$96	27

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 · 7.01% rent growth · sell at horizon

5-year hold

• IRR: 15.5%
• Equity multiple: 1.65×
• Total profit: $18,323
• Equity at exit: $14,910

10-year hold

• IRR: 26.9%
• Equity multiple: 3.82×
• Total profit: $79,061
• Equity at exit: $8,646

Cash invested: $28,000 (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 27893

• Rents YoY: 7.0%
• Active inventory: 261
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,401 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$91 /mo · $1,095/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $450

Break-even live

Break-even rent $832

Max offer price $100,000

Occupancy floor 63%

Sensitivity live

Price	-10% $506	-5% $478	+0% $450	+5% $421	+10% $393
Rent	-10% $339	-5% $394	+0% $450	+5% $505	+10% $560
Rate	-1.0pp $500	-0.5pp $475	base $450	+0.5pp $424	+1.0pp $397

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-01
   statusdays on market $100,000 Pending 13 DOM
2. 2026-05-31
   days on market $100,000 Active 12 DOM
3. 2026-05-30
   days on market $100,000 Active 11 DOM
4. 2025-12-11
   status Pending
5. 2025-09-30
   status Pending
6. 2025-09-30
   historical
7. 2025-09-22
   listed $100,000 Active
8. 2025-09-22
   listed $100,000 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: $1,095 · $91/mo
• Projected year-2 tax: $1,095 · $91/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 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,816
• − Mortgage interest: −$5,602
• − Property taxes: −$1,095
• − Insurance: −$500
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$2,909
• Taxable income: $4,020
• Est. tax owed @ 24.0%: −$965
• After-tax cash flow: $4,432/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: Wilson County Schools
• NCES district ID: 3705020
• Math proficiency: 38% ▲ 2.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $39,342
• Composite: 32.64/100
• National rank: #5665
• State rank: #119 of 178 in NC

Livability — Wilson

• Score: 64/100
• State rank: #374
• US rank: #14674

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilson, NC
• County: Wilson County · 57,967 people
• City population: 57,967
• Metro: Wilson, NC
• Population (ZIP): 38,512
• Household income: $42,810
• Rent vs Own: 55.8% rent · 44.2% own
• Severe rent burden: 2175.0

Population outlook (Wilson County) Hauer SSP2

• Today (2025): 82,765 people
• By 2030: 82,492 · -0.3%
• By 2040: 81,054 · -2.1%
• By 2050: 78,610 · -5.0%
• By 2075: 71,865 · -13.2%
• By 2100: 62,792 · -24.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 55% White 27% Hispanic / Latino 16% Two or more races 5%
• Hispanic origin (detail): Mexican 13%
• Common ancestry: Serbian 1% Slovak 1% Lithuanian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Wilson

• 2024 margin: Toss-up / Even · D 49.8% · R 49.4%
• 2008→2024 swing: -5.7pp toward R · 2008: 6.1pp · 2024: 0.4pp
• All cycles: 2024: D+0.4 2020: D+2.9 2016: D+5.6 2012: D+7.3 2008: D+6.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -149.54%
• Current HPI: 211.4136
• Rent YoY: ▲ 7.01%
• Metro: Wilson, 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

5 events — show timeline

• 2025-12-11 Pending — Hive MLS
• 2025-09-30 Pending — Hive MLS
• 2025-09-30 Listing Removed — Hive MLS
• 2025-09-22 Listed $100,000 Hive MLS
• 2025-09-22 Listed $100,000 Hive MLS

Property tax history

+4.3%/yr

Latest (2025): $1,095 · +0.0% YoY. Source: county tax records.