1016 Calvary St · Rocky Mount, NC 27803

$22,500

2 bd · 1.0 ba · 838 sqft · SingleFamily public records · 16 Days on market

Built 1958 7,405 sqft lot ↓ 56% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.9/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Good location and convenient to amenities. Nice size lot with fenced yard and double detached garage/workshop.

Key facts

• Fenced yard
• 7,405 sq ft lot
• 2 garage spots

Tags

• FENCED YARD
• DOUBLE DETACHED GARAGE
• CONVENIENT TO AMENITIES

Property features AI

Finance

• Other: Residential zoning

Exterior

• Parking: 2 total parking spaces; 2-car garage (garage present); Unpaved parking areas
• Utilities: Public water; Public sewer; Utilities described as 'See Remarks' / none listed
• Home design: Single-family residence; One story, entry level 1
• Construction: Vinyl siding and frame construction; Shingle roof; Built on crawl space
• Exterior features: Front porch; Chain link fencing; Has a view; City street and state road frontage; Lot about 0.17 acres (approx. 50 x 150)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating listed; No cooling listed
• Interior features: Crawl space basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $22k.

Deal economics

• At list price, monthly cash flow is $720 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $22k).
• Recommended offer: $22k (1.5% below list) — sets the bar for market timing.
• Cap rate 44.7% 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: Williford Elementary (201 students, 98% FRL); G R Edwards Middle (math 20% / reading 31%, grade F, #388 of 475 statewide, top 83%, 410 students, 88% FRL); Rocky Mount High (math 27% / reading 36%, grade F, #449 of 535 statewide, top 85%, 1,072 students, 76% FRL) — zoned schools average 87% FRL vs 59% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.5%/yr); 175 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 $156 of loan paydown is wiped out by about $675 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 + 5.5% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($22k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1958 — 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 $22,162 (1.5% below list)

Questions for the listing agent

1. Built in 1958 — 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. 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?
6. 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.
7. 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.
8. 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: 4.97% ✓
• Cap rate: 44.67%
• Cash-on-cash: 137.07%
• DSCR: 7.10
• GRM: 1.7

CMA / ARV

• ARV (on-the-fly): $53,632
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
621 Clyde St	0.36mi	2/1.0	747 (-11%)	1mo	$23,000	$31	64
417 Dexter St	0.49mi	2/1.0	896 (+7%)	4mo	$133,900	$149	62
1600 Aycock St	0.40mi	2/1.0	933 (+11%)	2mo	$60,000	$64	61
1609 Davis St	0.66mi	2/1.0	816 (-3%)	11mo	$28,000	$34	56
309 Saint Paul St	0.68mi	2/1.0	843 (+1%)	16mo	$95,000	$113	54
921 O Berry St	0.55mi	2/1.0	923 (+10%)	12mo	$111,500	$121	47
629 Arrington Ave	0.31mi	2/1.0	960 (+15%)	18mo	$27,500	$29	46
603 Clyde St	0.39mi	2/1.0	949 (+13%)	21mo	$35,000	$37	42
321 Nelson St	0.58mi	3/1.0 (+1)	960 (+15%)	15mo	$73,500	$77	31

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 · 5.51% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.16×
• Total profit: $45,105
• Equity at exit: $3,355

10-year hold

• IRR: —
• Equity multiple: 18.60×
• Total profit: $110,896
• Equity at exit: $1,945

Cash invested: $6,300 (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 27803

• Rents YoY: 5.5%
• Active inventory: 175
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,119 medium
• Mortgage (P&I): −$118
• Tax from tax record: −$37 /mo · $442/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $720

Break-even live

Break-even rent $208

Max offer price $22,500

Occupancy floor 31%

Sensitivity live

Price	-10% $732	-5% $726	+0% $720	+5% $713	+10% $707
Rent	-10% $631	-5% $675	+0% $720	+5% $764	+10% $808
Rate	-1.0pp $731	-0.5pp $725	base $720	+0.5pp $714	+1.0pp $708

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: $5,625
• Closing costs: $675
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $22,500 Active 16 DOM
2. 2026-06-19
   days on market $22,500 Active 14 DOM
3. 2026-06-18
   days on market $22,500 Active 13 DOM
4. 2026-06-17
   days on market $22,500 Active 12 DOM
5. 2026-06-16
   days on market $22,500 Active 11 DOM
6. 2026-06-15
   days on market $22,500 Active 10 DOM
7. 2026-06-14
   days on market $22,500 Active 8 DOM
8. 2026-06-13
   days on market $22,500 Active 7 DOM
9. 2026-06-10
   days on market $22,500 Active 5 DOM
10. 2026-06-09
    days on market $22,500 Active 4 DOM
11. 2026-06-08
    days on market $22,500 Active 3 DOM
12. 2026-06-07
    remarks 111-char remark
13. 2026-06-07
    listed $22,500 Active 2 DOM

ⓘ 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: $442 · $37/mo
• Projected year-2 tax: $442 · $37/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 8/10 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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,426
• − Mortgage interest: −$1,260
• − Property taxes: −$442
• − Insurance: −$112
• − Repairs & maintenance: −$1,074
• − Management: −$1,074
• − Depreciation: −$655
• Taxable income: $8,808
• Est. tax owed @ 24.0%: −$2,114
• After-tax cash flow: $6,522/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): 20,055
• Household income: $60,124
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 641.0

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 0.60)
• Race & ethnicity: White 46% Black 44% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% Arabic 1% 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: ▼ -162.95%
• Current HPI: 190.0204
• Rent YoY: ▲ 5.51%
• 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

-55.9% since first listed

2 events — show timeline

• 2026-06-04 Listed $22,500 Hive MLS
• 1997-07-16 Sold (Public Records) $51,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $442 · +0.0% YoY. Source: county tax records.