5125 Gainor Ave · Rocky Mount, NC 27809

$119,000

3 bd · 1.0 ba · 1,067 sqft · SingleFamily public records · 151 Days on market

Built 1978 0.26 ac lot Est $126k · 5% 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 +18.8/30.0
• ARV discount +10.0/15.0
• Appreciation +7.8/10.0
• DSCR +5.9/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0

Listing remarks MLS

Welcome to this spacious single-family home offering a comfortable layout and plenty of opportunity to make it your own! With multiple living areas and large bedrooms, the home provides flexible space for everyday living, working from home, or gathering with family and friends. Natural light flows throughout the home, highlighting a beautiful kitchen with ample cabinet storage and room for personalization. The original finishes remain, giving buyers the chance to add their own style while building equity through cosmetic updates. The home also features hard surface flooring, ceiling fans, and a durable metal roof, offering added peace of mind and long-term value. Out back, you'll find a workshop and an additional shed, perfect for storage, hobbies, or projects. The yard offers extra utility and flexibility for a variety of uses. With solid bones, a practical layout, and space to grow, this property is ideal for owner-occupants, investors, or anyone looking for a home with potential. A great opportunity to create something special while enjoying space, function, and value! Schedule your showing today and come explore the possibilities this home has to offer.

Key facts

• Durable metal roof
• Single-level layout
• 0.26 acre lot

Tags

• SINGLE-LEVEL LAYOUT
• DURABLE METAL ROOF

Property features AI

Finance

• Other: Zoning: R12
• Financial info: No additional financial details provided
• HOA & community: No association

Exterior

• Parking: No parking details provided
• Security: No security details provided
• Utilities: Public water; Public sewer
• Home design: Single-story house; Brick and vinyl siding construction
• Construction: Brick and vinyl siding exterior; Metal roof; Crawl space foundation; One-story structure
• Exterior features: Metal roof; Lot dimensions approximately 75 x 149

Interior

• Kitchen: No specific appliances listed
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Laminate flooring; Luxury vinyl flooring
• Bathrooms: One full bathroom
• Heating & cooling: Central heating and cooling; Electric heating; Heat pump; Central electric air conditioning
• Interior features: Kitchen and dining combined; Has crawl space basement
• Laundry & utility: No specific laundry appliances listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/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 $109k (8.5% below list).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: Coker-Wimberly Elementary (math 17% / reading 22%, grade F, #1,242 of 1,410 statewide, top 90%, 252 students, 99% FRL); Phillips Middle (math 8% / reading 22%, grade F, #461 of 475 statewide, top 97%, 129 students, 98% FRL); North Edgecombe High (math 15% / reading 24%, grade F, #492 of 535 statewide, top 93%, 229 students, 99% FRL) — zoned schools average 98% FRL vs 74% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 46 active listings in the ZIP; 50 units permitted in Edgecombe County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($823 loan paydown + $7k appreciation (5.6% local appreciation)).
• Edgecombe County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $16k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $119k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 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 1978 — 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: 0.92% ✗
• Cap rate: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $125,906
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 E Bridges St	0.15mi	3/2.0	1,125 (+5%)	9mo	$197,500	$176	73
115 Walter Dr	0.42mi	3/1.0	1,129 (+6%)	6mo	$60,000	$53	66
200 Walter Dr	0.51mi	3/1.5	1,092 (+2%)	14mo	$129,000	$118	59
200 Walter Dr	0.51mi	3/1.5	1,093 (+2%)	14mo	$129,000	$118	59
213 Viverette Ave	0.26mi	3/1.5	1,194 (+12%)	15mo	$177,500	$149	53

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

Projected returns pro-forma

5.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 2.18×
• Total profit: $39,156
• Equity at exit: $71,895

10-year hold

• IRR: 17.7%
• Equity multiple: 4.30×
• Total profit: $109,970
• Equity at exit: $127,934

Cash invested: $33,320 (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 27809

• Home prices YoY: 2.7%
• Active inventory: 46
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,089 medium
• Mortgage (P&I): −$624
• Tax from tax record: −$68 /mo · $818/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $119

Break-even live

Break-even rent $939

Max offer price $119,000

Occupancy floor 84%

Sensitivity live

Price	-10% $186	-5% $153	+0% $119	+5% $85	+10% $51
Rent	-10% $33	-5% $76	+0% $119	+5% $162	+10% $205
Rate	-1.0pp $179	-0.5pp $149	base $119	+0.5pp $88	+1.0pp $57

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-22
   days on market $119,000 Active 151 DOM
2. 2026-06-19
   days on market $119,000 Active 149 DOM
3. 2026-06-18
   days on market $119,000 Active 148 DOM
4. 2026-06-17
   days on market $119,000 Active 147 DOM
5. 2026-06-16
   days on market $119,000 Active 146 DOM
6. 2026-06-15
   days on market $119,000 Active 145 DOM
7. 2026-06-14
   days on market $119,000 Active 143 DOM
8. 2026-06-13
   remarks 393-char remark
9. 2026-06-13
   pricedays on market $119,000 Active 142 DOM
10. 2026-06-10
    days on market $125,000 Active 140 DOM
11. 2026-06-09
    days on market $125,000 Active 139 DOM
12. 2026-06-08
    days on market $125,000 Active 138 DOM
13. 2026-06-07
    days on market $125,000 Active 137 DOM
14. 2026-06-05
    days on market $125,000 Active 134 DOM
15. 2026-06-02
    days on market $125,000 Active 132 DOM
16. 2026-06-01
    days on market $125,000 Active 131 DOM
17. 2026-05-31
    days on market $125,000 Active 130 DOM
18. 2026-05-30
    days on market $125,000 Active 129 DOM
19. 2026-02-27
    price $125,000 1179-char remark

    Show marketing remark (1179 chars)

    Welcome to this spacious single-family home offering a comfortable layout and plenty of opportunity to make it your own! With multiple living areas and large bedrooms, the home provides flexible space for everyday living, working from home, or gathering with family and friends. Natural light flows throughout the home, highlighting a beautiful kitchen with ample cabinet storage and room for personalization. The original finishes remain, giving buyers the chance to add their own style while building equity through cosmetic updates. The home also features hard surface flooring, ceiling fans, and a durable metal roof, offering added peace of mind and long-term value. Out back, you'll find a workshop and an additional shed, perfect for storage, hobbies, or projects. The yard offers extra utility and flexibility for a variety of uses. With solid bones, a practical layout, and space to grow, this property is ideal for owner-occupants, investors, or anyone looking for a home with potential. A great opportunity to create something special while enjoying space, function, and value! Schedule your showing today and come explore the possibilities this home has to offer.

20. 2026-02-27
    price $125,000

    Show marketing remark (1179 chars)

    Welcome to this spacious single-family home offering a comfortable layout and plenty of opportunity to make it your own! With multiple living areas and large bedrooms, the home provides flexible space for everyday living, working from home, or gathering with family and friends. Natural light flows throughout the home, highlighting a beautiful kitchen with ample cabinet storage and room for personalization. The original finishes remain, giving buyers the chance to add their own style while building equity through cosmetic updates. The home also features hard surface flooring, ceiling fans, and a durable metal roof, offering added peace of mind and long-term value. Out back, you'll find a workshop and an additional shed, perfect for storage, hobbies, or projects. The yard offers extra utility and flexibility for a variety of uses. With solid bones, a practical layout, and space to grow, this property is ideal for owner-occupants, investors, or anyone looking for a home with potential. A great opportunity to create something special while enjoying space, function, and value! Schedule your showing today and come explore the possibilities this home has to offer.

21. 2026-01-27
    price $130,000 1179-char remark

    Show marketing remark (1179 chars)

    Welcome to this spacious single-family home offering a comfortable layout and plenty of opportunity to make it your own! With multiple living areas and large bedrooms, the home provides flexible space for everyday living, working from home, or gathering with family and friends. Natural light flows throughout the home, highlighting a beautiful kitchen with ample cabinet storage and room for personalization. The original finishes remain, giving buyers the chance to add their own style while building equity through cosmetic updates. The home also features hard surface flooring, ceiling fans, and a durable metal roof, offering added peace of mind and long-term value. Out back, you'll find a workshop and an additional shed, perfect for storage, hobbies, or projects. The yard offers extra utility and flexibility for a variety of uses. With solid bones, a practical layout, and space to grow, this property is ideal for owner-occupants, investors, or anyone looking for a home with potential. A great opportunity to create something special while enjoying space, function, and value! Schedule your showing today and come explore the possibilities this home has to offer.

22. 2026-01-27
    price $130,000

    Show marketing remark (1179 chars)

    Welcome to this spacious single-family home offering a comfortable layout and plenty of opportunity to make it your own! With multiple living areas and large bedrooms, the home provides flexible space for everyday living, working from home, or gathering with family and friends. Natural light flows throughout the home, highlighting a beautiful kitchen with ample cabinet storage and room for personalization. The original finishes remain, giving buyers the chance to add their own style while building equity through cosmetic updates. The home also features hard surface flooring, ceiling fans, and a durable metal roof, offering added peace of mind and long-term value. Out back, you'll find a workshop and an additional shed, perfect for storage, hobbies, or projects. The yard offers extra utility and flexibility for a variety of uses. With solid bones, a practical layout, and space to grow, this property is ideal for owner-occupants, investors, or anyone looking for a home with potential. A great opportunity to create something special while enjoying space, function, and value! Schedule your showing today and come explore the possibilities this home has to offer.

23. 2026-01-21
    listed $135,000 Active
24. 2026-01-20
    listed $135,000 Active 1179-char remark

    Show marketing remark (1179 chars)

    Welcome to this spacious single-family home offering a comfortable layout and plenty of opportunity to make it your own! With multiple living areas and large bedrooms, the home provides flexible space for everyday living, working from home, or gathering with family and friends. Natural light flows throughout the home, highlighting a beautiful kitchen with ample cabinet storage and room for personalization. The original finishes remain, giving buyers the chance to add their own style while building equity through cosmetic updates. The home also features hard surface flooring, ceiling fans, and a durable metal roof, offering added peace of mind and long-term value. Out back, you'll find a workshop and an additional shed, perfect for storage, hobbies, or projects. The yard offers extra utility and flexibility for a variety of uses. With solid bones, a practical layout, and space to grow, this property is ideal for owner-occupants, investors, or anyone looking for a home with potential. A great opportunity to create something special while enjoying space, function, and value! Schedule your showing today and come explore the possibilities this home has to offer.

25. 2019-04-30
    soldstatus $59,500 401-char remark

    Show marketing remark (401 chars)

    GREAT INVESTMENT OPPORTUNITY!!l Located only minutes from the new DMV headquarters, Pfizer, CDC, and the CSX terminal. Don't miss out on this one! This home has a eat-in kitchen, screened in front porch, a fenced in back yard, and an 18 x 20 storage shed in the backyard. House also contains an additional 300 square feet of air conditioned space that would be perfect for an office or playroom space.

26. 2019-04-30
    soldstatus $60,000

    Show marketing remark (401 chars)

    GREAT INVESTMENT OPPORTUNITY!!l Located only minutes from the new DMV headquarters, Pfizer, CDC, and the CSX terminal. Don't miss out on this one! This home has a eat-in kitchen, screened in front porch, a fenced in back yard, and an 18 x 20 storage shed in the backyard. House also contains an additional 300 square feet of air conditioned space that would be perfect for an office or playroom space.

27. 2019-02-04
    listed $55,000 401-char remark

    Show marketing remark (401 chars)

    GREAT INVESTMENT OPPORTUNITY!!l Located only minutes from the new DMV headquarters, Pfizer, CDC, and the CSX terminal. Don't miss out on this one! This home has a eat-in kitchen, screened in front porch, a fenced in back yard, and an 18 x 20 storage shed in the backyard. House also contains an additional 300 square feet of air conditioned space that would be perfect for an office or playroom space.

28. 1998-09-17
    soldstatus $58,000

ⓘ 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: $818 · $68/mo
• Projected year-2 tax: $976 · $81/mo
• Expected delta: +$158/yr (+$13/mo · 19.3%)

ⓘ 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 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,073
• − Mortgage interest: −$6,666
• − Property taxes: −$818
• − Insurance: −$595
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$3,462
• Taxable loss: −$559
• Est. tax savings @ 24.0%: +$134
• After-tax cash flow: $1,560/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
• City population: 70,300
• Population (ZIP): 3,917

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 0.55)
• Race & ethnicity: White 51% Black 43% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Portuguese 5% Italian 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

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: ▲ 5.61%
• Current HPI: 212.35
• 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

+115.5% since first listed

10 events — show timeline

• 2026-02-27 Price Changed $125,000 Hive MLS
• 2026-02-27 Price Changed $125,000 TMLS
• 2026-01-27 Price Changed $130,000 Hive MLS
• 2026-01-27 Price Changed $130,000 TMLS
• 2026-01-21 Listed $135,000 TMLS
• 2026-01-20 Listed $135,000 Hive MLS
• 2019-04-30 Sold (Public Records) $60,000 Public Records
• 2019-04-30 Sold (MLS) $59,500 Hive MLS
• 2019-02-04 Listed $55,000 Hive MLS
• 1998-09-17 Sold (Public Records) $58,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $818 · +0.0% YoY. Source: county tax records.