960 Hill St · Rocky Mount, NC 27801

$130,000

1 bd · 1.5 ba · 1,646 sqft · SingleFamily public records · 226 Days on market

Built 1940 1,742 sqft 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 +12.8/30.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great for Investment Property Current use Group Home Needs some repair Needs a Heating unit PROPERTY SELLING AS IS Stove, Refrigerator

Key facts

• 1,742 sq ft lot
• Garage
• Built 1940

Property features AI

Exterior

• Parking: Covered parking; Gravel surface; 1 total parking space (1-car garage)
• Utilities: Public water; Water connected
• Home design: Single-family residence; Two levels; Residential property
• Construction: Wood siding construction
• Exterior features: Front porch; Shingle roof; No fencing indicated; City street and state road frontage; Lot dimensions approximately 68 x 165

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Wall/window air conditioning units; No built-in heating listed
• Interior features: 7 total rooms; Crawl space basement; Has a view

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $-13 ($-154/yr) — negative.
• To cash-flow at today's rent, offer at most $128k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $104k (19.8% below list).
• Recommended offer: $104k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.5% in Rocky Mount — 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 70/100 on livability (#134 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime F, amenities 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: Southwest Edgecombe High (math 42% / reading 37%, grade F, #393 of 535 statewide, top 75%, 802 students, 100% FRL) — zoned schools average 100% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 40% at this address vs 24% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Edgecombe County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 133 active listings in the ZIP; lower-income renter base — watch delinquency; 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 $899 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 226 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.
• Current owner paid $40k; list at $130k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $104,268 (19.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 226 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.80% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $83,946
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1017 Long Ave	0.12mi	2/1.5 (+1)	1,422 (-14%)	15mo	$72,000	$51	54

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-21,903
• Equity at exit: $19,383

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-20,214
• Equity at exit: $11,240

Cash invested: $36,400 (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 27801

• Home prices YoY: -5.6%
• Active inventory: 133
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,043 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$101 /mo · $1,207/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $-13

Break-even live

Break-even rent $1,059

Max offer price $127,738

Occupancy floor 96%

Sensitivity live

Price	-10% $61	-5% $24	+0% $-13	+5% $-50	+10% $-86
Rent	-10% $-95	-5% $-54	+0% $-13	+5% $28	+10% $70
Rate	-1.0pp $53	-0.5pp $20	base $-13	+0.5pp $-46	+1.0pp $-81

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-19
   days on market $130,000 Active 226 DOM
2. 2026-06-18
   days on market $130,000 Active 225 DOM
3. 2026-06-17
   days on market $130,000 Active 224 DOM
4. 2026-06-16
   days on market $130,000 Active 223 DOM
5. 2026-06-15
   days on market $130,000 Active 222 DOM
6. 2026-06-14
   days on market $130,000 Active 220 DOM
7. 2026-06-13
   days on market $130,000 Active 219 DOM
8. 2026-06-10
   days on market $130,000 Active 217 DOM
9. 2026-06-09
   days on market $130,000 Active 216 DOM
10. 2026-06-08
    days on market $130,000 Active 215 DOM
11. 2026-06-07
    days on market $130,000 Active 214 DOM
12. 2026-06-03
    days on market $130,000 Active 210 DOM
13. 2026-06-02
    days on market $130,000 Active 209 DOM
14. 2026-06-01
    days on market $130,000 Active 208 DOM
15. 2026-05-31
    days on market $130,000 Active 207 DOM
16. 2026-05-30
    days on market $130,000 Active 206 DOM
17. 2025-11-05
    listed $130,000 Active
18. 2021-11-16
    soldstatus $40,000 139-char remark

    Show marketing remark (139 chars)

    Great for Investment Property Current use Group Home Needs some repair Needs a Heating unit PROPERTY SELLING AS IS Stove, Refrigerator

19. 2021-07-06
    listed $65,000 139-char remark

    Show marketing remark (139 chars)

    Great for Investment Property Current use Group Home Needs some repair Needs a Heating unit PROPERTY SELLING AS IS Stove, Refrigerator

20. 2001-12-17
    soldstatus $59,000

ⓘ 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: $1,207 · $101/mo
• Projected year-2 tax: $1,207 · $101/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $12,512
• − Mortgage interest: −$7,282
• − Property taxes: −$1,207
• − Insurance: −$650
• − Repairs & maintenance: −$1,001
• − Management: −$1,001
• − Depreciation: −$3,782
• Taxable loss: −$2,411
• Est. tax savings @ 24.0%: +$579
• After-tax cash flow: $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: 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 — Rocky Mount

• Score: 70/100
• State rank: #134
• US rank: #7692

Category grades

Amenities F Commute B+ 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: Rocky Mount, NC
• County: Edgecombe County · 37,913 people
• City population: 70,300
• Metro: Rocky Mount, NC
• Population (ZIP): 19,532
• Household income: $44,884
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 900.0

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: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 24% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -17.65%
• Current HPI: 296.3428
• 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

+120.3% since first listed

4 events — show timeline

• 2025-11-05 Listed $130,000 Hive MLS
• 2021-11-16 Sold (MLS) $40,000 Hive MLS
• 2021-07-06 Listed $65,000 Hive MLS
• 2001-12-17 Sold (Public Records) $59,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,207 · +0.0% YoY. Source: county tax records.