1116 Sunset Ave · Rocky Mount, NC 27804

$100,000

3 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 30 Days on market

Built 1920 Est $165k · 39% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

No Credit OK!! Great opportunity to own your own home! Charming 3‑bed/1‑bath 1260 Sqft. Priced to let you add your own updates and build sweat equity quickly. Rent to own no credit checks backround only. 12 Month Lease option $10,000 down $1000 per month. Converts to contract for deed with no late or missed payments in the first 12 months. & ndash; ITIN OK.

Key facts

• Built 1920
• Listed 29 days

Property features AI

Exterior

• Home design: Built in 1920
• Exterior features: Property sits on a 0.18-acre lot

🏷️ Possibly a rental listed for sale. The $100,000 price doesn't fit this home's estimated sale value (~$165,060) and the remarks read like a rental — treat the cards below with caution.

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 $653 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.1% 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: schools F, crime F, amenities 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.
• 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).
• This rent runs 31% of the median local income ($61k/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.
• Nash County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; list at $100k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $98,500 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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: 1.57% ✓
• Cap rate: 14.13%
• Cash-on-cash: 27.97%
• DSCR: 2.24
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $165,060
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1112 Western Ave	0.08mi	3/1.5	1,176 (-7%)	12mo	$178,000	$151	73
216 S Tillery St	0.34mi	3/1.0	1,324 (+5%)	4mo	$74,500	$56	72
1005 W Thomas St	0.15mi	2/1.0 (-1)	1,150 (-9%)	2mo	$118,000	$103	72
733 Cedarbrook Dr	0.54mi	3/1.0	1,322 (+5%)	2mo	$84,000	$64	66
708 Cedarbrook Dr	0.47mi	3/1.5	1,315 (+4%)	6mo	$159,900	$122	63
1205 W West Haven Blvd	0.40mi	3/1.5	1,362 (+8%)	8mo	$273,000	$200	59
1417 Sunset Ave	0.31mi	3/2.0	1,103 (-12%)	2mo	$142,000	$129	59
736 Cedarbrook Dr	0.55mi	4/2.0 (+1)	1,260 (0%)	8mo	$168,500	$134	58
617 S Taylor St	0.54mi	2/1.0 (-1)	1,117 (-11%)	6mo	$146,000	$131	46
522 S Vyne St	0.46mi	2/1.0 (-1)	1,440 (+14%)	6mo	$55,000	$38	45
813 Burton St	0.68mi	3/2.0	1,379 (+9%)	11mo	$188,500	$137	39
711 Mill St	0.64mi	3/4.0	1,121 (-11%)	3mo	$199,000	$178	37

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: 18.9%
• Equity multiple: 1.74×
• Total profit: $20,714
• Equity at exit: $14,910

10-year hold

• IRR: 25.2%
• Equity multiple: 2.91×
• Total profit: $53,583
• 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 27804

• Rents YoY: -0.2%
• Active inventory: 392
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,574 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$25 /mo · $299/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $653

Break-even live

Break-even rent $748

Max offer price $100,000

Occupancy floor 54%

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 10 events

1. 2026-06-07
   days on market $100,000 Active 30 DOM
2. 2026-06-03
   days on market $100,000 Active 26 DOM
3. 2026-06-02
   days on market $100,000 Active 25 DOM
4. 2026-06-01
   days on market $100,000 Active 24 DOM
5. 2026-05-31
   days on market $100,000 Active 23 DOM
6. 2026-05-30
   days on market $100,000 Active 22 DOM
7. 2026-05-09
   listed $100,000 Active
8. 2021-04-16
   soldstatus $44,000
9. 2008-04-28
   soldstatus $20,000
10. 1986-11-24
    soldstatus $22,500

ⓘ 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: $299 · $25/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$521/yr (+$43/mo · 174.6%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°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: $18,891
• − Mortgage interest: −$5,602
• − Property taxes: −$299
• − Insurance: −$500
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$2,909
• Taxable income: $6,559
• Est. tax owed @ 24.0%: −$1,574
• After-tax cash flow: $6,258/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

+344.4% since first listed

4 events — show timeline

• 2026-05-09 Listed $100,000 FSBO.com
• 2021-04-16 Sold (Public Records) $44,000 Public Records
• 2008-04-28 Sold (Public Records) $20,000 Public Records
• 1986-11-24 Sold (Public Records) $22,500 Public Records

Property tax history

+6.5%/yr

Latest (2025): $299 · +0.0% YoY. Source: county tax records.