1148 Sunset Ave · Rocky Mount, NC 27804

$149,000

3 bd · 1.0 ba · 1,650 sqft · SingleFamily public records · 184 Days on market

Built 1950 7,405 sqft lot Est $175k · 15% under

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Why this score? — see what drove the C+ 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 +14.2/15.0
• DSCR +7.6/10.0
• 1% rule +5.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This brick 3 bedroom, 1 bath home is nestled on a nice corner lot and is move in ready! This home features a den with a fireplace at the back of the home as well as a living room area with fireplace at the front of the home! The cozy kitchen provides an eat-in area as well as a large pantry, just off the kitchen is the formal dining room. There are three spacious bedrooms all with nice hardwood flooring! There are several built ins throughout the home. The home includes an attached workshop area that provides for great storage! Home also has the potential to be a great investment property!

Key facts

• Hardwood flooring
• Formal dining room
• Large pantry

Tags

• CORNER LOT
• DEN WITH FIREPLACE
• LIVING ROOM FIREPLACE
• LARGE PANTRY
• FORMAL DINING ROOM
• HARDWOOD FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $283 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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.
• Nash-Rocky Mount Schools (rural): math 20% / reading 32% proficiency, ranked #155 of 178 in NC (top 87%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Englewood Elementary (math 18% / reading 28%, grade F, #1,168 of 1,410 statewide, top 83%, 559 students, 74% FRL); Rocky Mount Middle (math 7% / reading 26%, grade F, #449 of 475 statewide, top 96%, 407 students, 97% FRL); Rocky Mount High (math 27% / reading 36%, grade F, #449 of 535 statewide, top 85%, 1,072 students, 76% FRL) — zoned schools average 82% FRL vs 59% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 392 active listings in the ZIP; 500 units permitted in Nash County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Nash County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $149k implies a 502% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% 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 $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 8.57%
• Cash-on-cash: 8.13%
• DSCR: 1.36
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $174,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1148 Sunset Ave	0.00mi	3/1.0	1,643 (-0%)	1mo	$149,000	$91	99
1001 Sunset Ave	0.18mi	3/1.5	1,550 (-6%)	14mo	$108,000	$70	68
514 S Vyne St	0.47mi	4/3.0 (+1)	1,650 (0%)	4mo	$205,000	$124	62
1513 Beal St	0.31mi	3/2.0	1,568 (-5%)	15mo	$222,000	$142	61
218 Villa St	0.52mi	3/1.5	1,712 (+4%)	8mo	$79,000	$46	60
1521 Beal St	0.33mi	3/1.5	1,530 (-7%)	14mo	$200,000	$131	59
816 Burton St	0.72mi	3/1.5	1,765 (+7%)	4mo	$159,000	$90	50
522 S Vyne St	0.49mi	2/1.0 (-1)	1,440 (-13%)	6mo	$55,000	$38	46
757 Cedarbrook Dr	0.62mi	3/2.0	1,569 (-5%)	16mo	$214,900	$137	46
713 S Pine St	0.65mi	4/2.0 (+1)	1,700 (+3%)	18mo	$180,000	$106	41
1113 Hammond St	0.45mi	3/2.0	1,465 (-11%)	21mo	$140,000	$96	39
726 Burton St	0.58mi	4/2.5 (+1)	1,780 (+8%)	12mo	$188,000	$106	39

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.75×
• Total profit: $-10,601
• Equity at exit: $22,216

10-year hold

• IRR: -1.3%
• Equity multiple: 0.92×
• Total profit: $-3,268
• Equity at exit: $12,883

Cash invested: $41,720 (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 27804

• Rents YoY: -0.2%
• Active inventory: 392
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,499 medium
• Mortgage (P&I): −$781
• Tax from tax record: −$58 /mo · $699/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $283

Break-even live

Break-even rent $1,141

Max offer price $149,000

Occupancy floor 76%

Sensitivity live

Price	-10% $367	-5% $325	+0% $283	+5% $240	+10% $198
Rent	-10% $164	-5% $223	+0% $283	+5% $342	+10% $401
Rate	-1.0pp $358	-0.5pp $320	base $283	+0.5pp $244	+1.0pp $205

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-04-21
   historical Active Under Contract 596-char remark

   Show marketing remark (596 chars)

   This brick 3 bedroom, 1 bath home is nestled on a nice corner lot and is move in ready! This home features a den with a fireplace at the back of the home as well as a living room area with fireplace at the front of the home! The cozy kitchen provides an eat-in area as well as a large pantry, just off the kitchen is the formal dining room. There are three spacious bedrooms all with nice hardwood flooring! There are several built ins throughout the home. The home includes an attached workshop area that provides for great storage! Home also has the potential to be a great investment property!

2. 2026-04-21
   status Pending

   Show marketing remark (596 chars)

   This brick 3 bedroom, 1 bath home is nestled on a nice corner lot and is move in ready! This home features a den with a fireplace at the back of the home as well as a living room area with fireplace at the front of the home! The cozy kitchen provides an eat-in area as well as a large pantry, just off the kitchen is the formal dining room. There are three spacious bedrooms all with nice hardwood flooring! There are several built ins throughout the home. The home includes an attached workshop area that provides for great storage! Home also has the potential to be a great investment property!

3. 2026-03-04
   price $149,000
4. 2026-03-03
   price $149,000 596-char remark

   Show marketing remark (596 chars)

   This brick 3 bedroom, 1 bath home is nestled on a nice corner lot and is move in ready! This home features a den with a fireplace at the back of the home as well as a living room area with fireplace at the front of the home! The cozy kitchen provides an eat-in area as well as a large pantry, just off the kitchen is the formal dining room. There are three spacious bedrooms all with nice hardwood flooring! There are several built ins throughout the home. The home includes an attached workshop area that provides for great storage! Home also has the potential to be a great investment property!

5. 2025-11-18
   price $154,000

   Show marketing remark (596 chars)

   This brick 3 bedroom, 1 bath home is nestled on a nice corner lot and is move in ready! This home features a den with a fireplace at the back of the home as well as a living room area with fireplace at the front of the home! The cozy kitchen provides an eat-in area as well as a large pantry, just off the kitchen is the formal dining room. There are three spacious bedrooms all with nice hardwood flooring! There are several built ins throughout the home. The home includes an attached workshop area that provides for great storage! Home also has the potential to be a great investment property!

6. 2025-11-18
   price $154,000 596-char remark

   Show marketing remark (596 chars)

   This brick 3 bedroom, 1 bath home is nestled on a nice corner lot and is move in ready! This home features a den with a fireplace at the back of the home as well as a living room area with fireplace at the front of the home! The cozy kitchen provides an eat-in area as well as a large pantry, just off the kitchen is the formal dining room. There are three spacious bedrooms all with nice hardwood flooring! There are several built ins throughout the home. The home includes an attached workshop area that provides for great storage! Home also has the potential to be a great investment property!

7. 2025-10-19
   listed $160,000 Active 596-char remark

   Show marketing remark (596 chars)

   This brick 3 bedroom, 1 bath home is nestled on a nice corner lot and is move in ready! This home features a den with a fireplace at the back of the home as well as a living room area with fireplace at the front of the home! The cozy kitchen provides an eat-in area as well as a large pantry, just off the kitchen is the formal dining room. There are three spacious bedrooms all with nice hardwood flooring! There are several built ins throughout the home. The home includes an attached workshop area that provides for great storage! Home also has the potential to be a great investment property!

8. 2025-10-19
   listed $160,000 Active

   Show marketing remark (596 chars)

   This brick 3 bedroom, 1 bath home is nestled on a nice corner lot and is move in ready! This home features a den with a fireplace at the back of the home as well as a living room area with fireplace at the front of the home! The cozy kitchen provides an eat-in area as well as a large pantry, just off the kitchen is the formal dining room. There are three spacious bedrooms all with nice hardwood flooring! There are several built ins throughout the home. The home includes an attached workshop area that provides for great storage! Home also has the potential to be a great investment property!

9. 1963-07-01
   soldstatus $24,750

ⓘ 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: $699 · $58/mo
• Projected year-2 tax: $1,222 · $102/mo
• Expected delta: +$523/yr (+$44/mo · 74.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $17,988
• − Mortgage interest: −$8,346
• − Property taxes: −$699
• − Insurance: −$745
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$4,335
• Taxable income: $985
• Est. tax owed @ 24.0%: −$236
• After-tax cash flow: $3,154/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: Nash-Rocky Mount Schools
• NCES district ID: 3703270
• Math proficiency: 20% ▼ -3.00%
• Reading proficiency: 32% ▲ 1.00%
• Median HH income: $41,553
• Composite: 22.04/100
• National rank: #8198
• State rank: #155 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: Nash County · 50,768 people
• City population: 70,300
• Metro: Rocky Mount, NC
• Population (ZIP): 30,713
• Household income: $61,359
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 710.0

Population outlook (Nash County) Hauer SSP2

• Today (2025): 91,107 people
• By 2030: 89,193 · -2.1%
• By 2040: 84,959 · -6.7%
• By 2050: 80,517 · -11.6%
• By 2075: 72,941 · -19.9%
• By 2100: 63,602 · -30.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: Black 52% White 38% Hispanic / Latino 6% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 1%

Political lean MEDSL · Nash

• 2024 margin: Toss-up / Even · D 48.7% · R 50.5%
• 2008→2024 swing: -0.4pp no change · 2008: -1.3pp · 2024: -1.8pp
• All cycles: 2024: R+1.8 2020: D+0.2 2016: R+0.2 2012: D+0.9 2008: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -142.83%
• Current HPI: 183.0082
• Rent YoY: ▼ -0.17%
• 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

+502.0% since first listed

9 events — show timeline

• 2026-04-21 Contingent — Hive MLS
• 2026-04-21 Pending — TMLS
• 2026-03-04 Price Changed $149,000 TMLS
• 2026-03-03 Price Changed $149,000 Hive MLS
• 2025-11-18 Price Changed $154,000 TMLS
• 2025-11-18 Price Changed $154,000 Hive MLS
• 2025-10-19 Listed $160,000 TMLS
• 2025-10-19 Listed $160,000 Hive MLS
• 1963-07-01 Sold (Public Records) $24,750 Public Records

Property tax history

+2.2%/yr

Latest (2025): $699 · +0.0% YoY. Source: county tax records.