2213 Hunter Hill Rd · Rocky Mount, NC 27804

$169,900

3 bd · 2.0 ba · 1,247 sqft · SingleFamily public records · 12 Days on market

Built 1950 0.39 ac lot Est $217k · 22% 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention investors and renovators! Here's your chance to add value to a well-located brick ranch in Rocky Mount. This 3-bedroom, 2-bath home features an attached rear carport and a functional floor plan with plenty of potential. The property needs repairs and cosmetic updates, making it an ideal project for a fix-and-flip, rental portfolio addition, or owner-occupant renovation. Seller indicates a previous roof leak has been addressed, though interior repairs are still needed. Sold as-is and priced with condition in mind. Don't miss this value-add opportunity.

Key facts

• Brick ranch
• 0.39 acre lot
• Built 1950

Tags

• BRICK RANCH
• ATTACHED REAR CARPORT
• PREVIOUS ROOF LEAK ADDRESSED
• VALUE-ADD OPPORTUNITY

Property features AI

Finance

• Other: Publicly maintained road
• HOA & community: No association

Exterior

• Parking: Attached carport; Driveway; Unpaved parking
• Utilities: Public water; Electricity connected; Water connected; Sewer: Unknown
• Home design: Site-built property; One and one-half to two levels
• Construction: Brick construction
• Exterior features: Shingle roof; 70 x 229 x 76 x 251 lot dimensions; 0.39-acre lot (approximately 16,988 sq ft)

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 3 bedrooms (1 on the main level)
• Flooring: Simulated wood; Wood; Other
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Gas pack and heat pump heating; Central electric air conditioning
• Interior features: Laminate counters; Smooth ceilings; Primary bedroom on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/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 $157k (7.8% below list).
• Recommended offer: $157k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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 $1k of loan paydown is wiped out by about $5k 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

• Only 12 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.
• Current owner paid $35k; list at $170k implies a 385% 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, 78% 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 $156,589 (7.8% below list)

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: 0.92% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $216,978
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1917 Sapphire Rd	0.74mi	3/1.0	1,235 (-1%)	15mo	$215,000	$174	48
1100 Brandywine Ln	0.63mi	3/2.0	1,350 (+8%)	11mo	$212,500	$157	47
48 Wildberry Dr	0.50mi	3/2.0	1,403 (+12%)	17mo	$298,500	$213	42
1717 Hunter Hill Rd	0.68mi	2/1.0 (-1)	1,161 (-7%)	21mo	$129,900	$112	30

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: -10.6%
• Equity multiple: 0.63×
• Total profit: $-17,833
• Equity at exit: $25,333

10-year hold

• IRR: -5.6%
• Equity multiple: 0.68×
• Total profit: $-15,078
• Equity at exit: $14,690

Cash invested: $47,572 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,566 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$50 /mo · $597/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $226

Break-even live

Break-even rent $1,280

Max offer price $169,900

Occupancy floor 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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $169,900 Active 12 DOM
2. 2026-06-18
   days on market $169,900 Active 11 DOM
3. 2026-06-17
   days on market $169,900 Active 10 DOM
4. 2026-06-16
   days on market $169,900 Active 9 DOM
5. 2026-06-15
   days on market $169,900 Active 8 DOM
6. 2026-06-14
   days on market $169,900 Active 6 DOM
7. 2026-06-13
   days on market $169,900 Active 5 DOM
8. 2026-06-10
   days on market $169,900 Active 3 DOM
9. 2026-06-09
   days on market $169,900 Active 2 DOM
10. 2026-06-07
    remarks 567-char remark

    Show marketing remark (567 chars)

    Attention investors and renovators! Here's your chance to add value to a well-located brick ranch in Rocky Mount. This 3-bedroom, 2-bath home features an attached rear carport and a functional floor plan with plenty of potential. The property needs repairs and cosmetic updates, making it an ideal project for a fix-and-flip, rental portfolio addition, or owner-occupant renovation. Seller indicates a previous roof leak has been addressed, though interior repairs are still needed. Sold as-is and priced with condition in mind. Don't miss this value-add opportunity.

11. 2026-06-07
    listed $169,900 Active 1 DOM

    Show marketing remark (567 chars)

    Attention investors and renovators! Here's your chance to add value to a well-located brick ranch in Rocky Mount. This 3-bedroom, 2-bath home features an attached rear carport and a functional floor plan with plenty of potential. The property needs repairs and cosmetic updates, making it an ideal project for a fix-and-flip, rental portfolio addition, or owner-occupant renovation. Seller indicates a previous roof leak has been addressed, though interior repairs are still needed. Sold as-is and priced with condition in mind. Don't miss this value-add opportunity.

ⓘ 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: $597 · $50/mo
• Projected year-2 tax: $1,393 · $116/mo
• Expected delta: +$796/yr (+$66/mo · 133.3%)

ⓘ 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 8/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $18,791
• − Mortgage interest: −$9,517
• − Property taxes: −$597
• − Insurance: −$850
• − Repairs & maintenance: −$1,503
• − Management: −$1,503
• − Depreciation: −$4,943
• Taxable loss: −$122
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $2,736/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

+385.4% since first listed

3 events — show timeline

• 2026-06-07 Listed $169,900 Hive MLS
• 2026-06-06 Listed $169,900 TMLS
• 2007-05-25 Sold (Public Records) $35,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $597 · +0.0% YoY. Source: county tax records.