805 Sunset Ave · Rocky Mount, NC 27804

$140,000

4 bd · 1.0 ba · 1,432 sqft · SingleFamily public records · 251 Days on market

Built 1925 7,649 sqft lot Est $175k · 20% 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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• 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

Lots of possibilities Welcome to the perfect blend of comfort and convenience. 3 bedrooms, 1.5 bathrooms residence situated near the vibrant downtown area of Rocky Mount. With its proximity to an array of attractions, including restaurants, shopping, and Rocky Mount's multi-million-dollar Event Center, this property is an investor's delight! Need updates. Possibility of 4th Bedroom Vinyl siding added approx. 3 years ago. Property Selling as

Key facts

• 7,649 sq ft lot
• Garage
• Built 1925

Property features AI

Finance

• Other: Zoned R6mfa; Frontage on city street and state road; Lot dimensions approximately 51 x 150

Exterior

• Parking: On-site parking; 1-car garage (1 garage space, 1 total parking space)
• Utilities: Public water; Sewer connected; Water connected; Cable available
• Home design: Single family residence; One-and-one-half story; Residential property
• Construction: Concrete and vinyl siding construction; Shingle roof
• Exterior features: Porch; Chain link fencing

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Wood heating; Space heater; Wall/Window air conditioning
• Interior features: 6 total rooms; Crawl space basement; Has a view

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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.
• 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: 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 86% FRL vs 59% district-wide (27 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).
• This rent runs 32% 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 $968 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 251 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $19k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $32k; list at $140k implies a 331% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 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 1925 — 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: 1.18% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.94%
• DSCR: 1.66
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $174,704
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 S Tillery St	0.13mi	3/1.0 (-1)	1,324 (-8%)	4mo	$74,500	$56	73
1001 Sunset Ave	0.16mi	3/1.5 (-1)	1,550 (+8%)	14mo	$108,000	$70	60
733 Cedarbrook Dr	0.54mi	3/1.0 (-1)	1,322 (-8%)	2mo	$84,000	$64	56
1148 Sunset Ave	0.34mi	3/1.0 (-1)	1,643 (+15%)	1mo	$149,000	$91	54
1205 W West Haven Blvd	0.57mi	3/1.5 (-1)	1,362 (-5%)	8mo	$273,000	$200	52
708 Cedarbrook Dr	0.50mi	3/1.5 (-1)	1,315 (-8%)	6mo	$159,900	$122	50
580 W Raleigh Blvd	0.66mi	3/1.0 (-1)	1,355 (-5%)	9mo	$160,000	$118	48
625 W Raleigh Blvd	0.69mi	3/1.0 (-1)	1,332 (-7%)	7mo	$30,000	$23	45
1213 Hammond St	0.50mi	3/1.5 (-1)	1,314 (-8%)	14mo	$160,000	$122	44
813 Burton St	0.68mi	3/2.0 (-1)	1,379 (-4%)	11mo	$188,500	$137	44
736 Cedarbrook Dr	0.56mi	4/2.0	1,260 (-12%)	8mo	$168,500	$134	43
1521 Beal St	0.67mi	3/1.5 (-1)	1,530 (+7%)	14mo	$200,000	$131	38

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $3,495
• Equity at exit: $20,874

10-year hold

• IRR: 9.1%
• Equity multiple: 1.61×
• Total profit: $24,095
• Equity at exit: $12,105

Cash invested: $39,200 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,652 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$24 /mo · $289/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $488

Break-even live

Break-even rent $1,034

Max offer price $140,000

Occupancy floor 65%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $140,000 Active 251 DOM
2. 2026-06-18
   days on market $140,000 Active 250 DOM
3. 2026-06-17
   days on market $140,000 Active 249 DOM
4. 2026-06-16
   days on market $140,000 Active 248 DOM
5. 2026-06-15
   days on market $140,000 Active 247 DOM
6. 2026-06-14
   days on market $140,000 Active 245 DOM
7. 2026-06-13
   days on market $140,000 Active 244 DOM
8. 2026-06-10
   days on market $140,000 Active 242 DOM
9. 2026-06-09
   days on market $140,000 Active 241 DOM
10. 2026-06-08
    days on market $140,000 Active 240 DOM
11. 2026-06-07
    days on market $140,000 Active 239 DOM
12. 2026-06-03
    days on market $140,000 Active 235 DOM
13. 2026-06-02
    days on market $140,000 Active 234 DOM
14. 2026-06-01
    days on market $140,000 Active 233 DOM
15. 2026-05-31
    days on market $140,000 Active 232 DOM
16. 2026-05-30
    days on market $140,000 Active 231 DOM
17. 2026-04-01
    status Active
18. 2026-04-01
    price $140,000
19. 2026-03-31
    historical
20. 2026-02-12
    price $155,000
21. 2025-10-10
    listed $159,000 Active
22. 1989-11-30
    soldstatus $32,500

ⓘ 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: $289 · $24/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$859/yr (+$72/mo · 297.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% 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 72% 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: $19,818
• − Mortgage interest: −$7,842
• − Property taxes: −$289
• − Insurance: −$700
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$4,073
• Taxable income: $3,744
• Est. tax owed @ 24.0%: −$898
• After-tax cash flow: $4,959/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

+330.8% since first listed

6 events — show timeline

• 2026-04-01 Relisted — Hive MLS
• 2026-04-01 Price Changed $140,000 Hive MLS
• 2026-03-31 Listing Removed — Hive MLS
• 2026-02-12 Price Changed $155,000 Hive MLS
• 2025-10-10 Listed $159,000 Hive MLS
• 1989-11-30 Sold (Public Records) $32,500 Public Records

Property tax history

+1.7%/yr

Latest (2025): $289 · +0.0% YoY. Source: county tax records.