7257 Longleaf Rd · Rocky Mount, NC 27804

$194,000

3 bd · 2.5 ba · 1,418 sqft · Townhouse · 52 Days on market

Built 2026 Good condition 2,178 sqft lot Garage $137/sqft · 7% below area Est $209k · 7% under $33/mo HOA · 2% of rent

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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 +12.9/30.0
• ARV discount +10.7/15.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.8/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Red Tag Sales Event Home. Come tour 7257 Longleaf Rd. ! One of our new homes at The Townes at Hunter Hill, located in Rocky Mount, NC. The Pearson is a two-story townhome showcased in The Townes at Hunter Hill, located in Rocky Mount, NC. As you step inside this 3-bedroom, 2.5 bath townhome you'll discover 1,418 sq. ft. of comfortable living space. The Pearson also features a 1-car garage, adding convenience and style, making it one of our most sought-after townhome floorplans. The first-floor living area is designed with an open-concept layout, seamlessly connecting the kitchen, living, and dining areas for a versatile space ideal for everyday living and entertaining. The kitchen boasts shaker-style cabinets, granite countertops with a tile backsplash, and stainless steel appliances. The spacious kitchen is perfect for meal prep, cooking, and entertaining. The living and dining areas are located next to the kitchen, keeping you close to the action. After dinner, relax and unwind on your back patio. Elevate your living experience with the second-floor's versatile rooms. Whether you need extra bedrooms, functional offices, or additional bonus spaces, this floor has it all. Indulge in the comfort of carpeted floors and spacious closets in every bedroom. Not to mention, the ideally located laundry area in the hallway makes chores a breeze. The primary bedroom has its own attached bathroom, featuring a 5' walk-in shower with a clear glass door, a double-bowl vanity with quartz countertops, and a spacious walk-in closet. With its thoughtful design, expansive layout, and modern features, the Pearson at The Townes at Hunter Hill is the perfect place to call home. * Photos are not of actual home or interior features and are representative of floor plan only.

Key facts

• $33 HOA
• Garage
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $194k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-16 ($-188/yr) — negative.
• To cash-flow at today's rent, offer at most $192k (1.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (11.4% below list).
• Recommended offer: $172k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.8% in Rocky Mount — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Benvenue Elementary (math 14% / reading 25%, grade F, #1,242 of 1,410 statewide, top 90%, 580 students, 88% FRL); 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 87% FRL vs 59% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 534 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 500 units permitted in Nash County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% 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 $6k 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 52 days — a 3% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $171,901 (11.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 9.4

CMA / ARV

• ARV (median comp): $209,000
• List price: $194,000
• Delta: -7.18%
• Verdict: FAIR
• Comps: 6 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7257 Longleaf Rd	0.00mi	3/2.5	1,418 (0%)	0mo	$194,000	$137	100
7261 Longleaf Rd	0.00mi	3/2.5	1,418 (0%)	0mo	$192,000	$135	100
7248 Longleaf Rd	0.03mi	3/2.5	1,418 (0%)	1mo	$200,000	$141	98
7252 Longleaf Rd	0.03mi	3/2.5	1,418 (0%)	2mo	$209,000	$147	97
7256 Longleaf Rd	0.03mi	3/2.5	1,418 (0%)	2mo	$209,000	$147	97
7260 Longleaf Rd	0.03mi	3/2.5	1,418 (0%)	2mo	$204,000	$144	97
7264 Longleaf Rd	0.03mi	3/2.5	1,418 (0%)	2mo	$210,000	$148	96
7240 Longleaf Rd	0.03mi	3/2.5	1,418 (0%)	4mo	$236,300	$167	95

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: -20.4%
• Equity multiple: 0.31×
• Total profit: $-37,426
• Equity at exit: $28,926

10-year hold

• IRR: -22.3%
• Equity multiple: 0.02×
• Total profit: $-53,156
• Equity at exit: $16,774

Cash invested: $54,320 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 10 under contract
• Months of supply: 10.0 mo (10%/mo absorbed)
• Median asking: $211,700 ($149/sqft)
• Median days on market: 22 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -1.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 27804

• Rents YoY: -0.2%
• Active inventory: 534
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,719 high
• Mortgage (P&I): −$1,017
• Tax est. 1.5%: −$242 /mo · $2,910/yr
• Insurance: −$81
• HOA: −$33
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-16

Break-even live

Break-even rent $1,739

Max offer price $191,732

Occupancy floor 96%

Sensitivity live

Price	-10% $118	-5% $51	+0% $-16	+5% $-83	+10% $-150
Rent	-10% $-151	-5% $-84	+0% $-16	+5% $52	+10% $120
Rate	-1.0pp $82	-0.5pp $34	base $-16	+0.5pp $-66	+1.0pp $-117

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: $48,500
• Closing costs: $5,820
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7253 Longleaf Rd Rocky Mount, NC	3.0	2.5	1418	$1,795	$1.27	4d	1	0.04mi
1112 Strawbush Rd Rocky Mount, NC	3.0	2.0	1300	$1,600	$1.23	5d	1	0.27mi
2421 Sexton Rd Rocky Mount, NC	3.0	2.5	1328	$1,650	$1.24	5d	1	1.08mi
44 B P Ct Rocky Mount, NC	3.0	2.0	1455	$1,695	$1.16	5d	1	1.12mi
3430 Sunset Ave Rocky Mount, NC	3.0	1.5	1025	$1,230	$1.20	4d	2	1.37mi
3206 Sunset Ave Rocky Mount, NC	2.0	1.5	875	$972	$1.11	4d	2	1.44mi
4292 Dortches Blvd Rocky Mount, NC	3.0	1.0	1197	$1,450	$1.21	5d	1	1.47mi

Property features AI

Finance

• Other: Lot approximately 0.05 acrePrivate maintained road
• HOA & community: HOA managed by Keystone Professional ManagementHOA covers grounds maintenance and managementAnnual association fee

Exterior

• Parking: Attached garage (1 space)1 additional open parking spaceConcrete drivewayGarage with door openerTotal parking for 2 vehicles
• Utilities: Public waterPublic sewerElectricity available
• Home design: TownhouseSite builtTwo levelsEntry level not specifiedArchitectural shingle roof
• Construction: Vinyl sidingSlab foundationBuilt by D.R. Horton (Pearson model)
• Exterior features: PatioNo fencingSmart technology features (e.g., smart thermostat, lighting)

Interior

• Kitchen: DishwasherFree-standing electric range
• Bedrooms: 3 bedrooms
• Flooring: LaminateLuxury vinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heatingCentral air
• Interior features: Granite countersQuartz countersKitchen islandOpen floorplanPantryWalk-in showerScreens on windows
• Laundry & utility: Washer hookupElectric dryer hookupLaundry closet

Listing history 50 events

1. 2026-09-20
   days on market $194,000 Active 52 DOM
2. 2026-09-18
   days on market $194,000 Active 50 DOM
3. 2026-09-17
   days on market $194,000 Active 49 DOM
4. 2026-09-16
   days on market $194,000 Active 48 DOM
5. 2026-09-15
   days on market $194,000 Active 47 DOM
6. 2026-09-14
   days on market $194,000 Active 46 DOM
7. 2026-09-13
   days on market $194,000 Active 45 DOM
8. 2026-09-12
   days on market $194,000 Active 44 DOM
9. 2026-09-11
   days on market $194,000 Active 43 DOM
10. 2026-09-05
    days on market $194,000 Active 37 DOM
11. 2026-09-04
    days on market $194,000 Active 36 DOM
12. 2026-09-03
    days on market $194,000 Active 35 DOM
13. 2026-09-02
    days on market $194,000 Active 34 DOM
14. 2026-08-30
    days on market $194,000 Active 31 DOM
15. 2026-08-29
    days on market $194,000 Active 30 DOM
16. 2026-08-28
    days on market $194,000 Active 29 DOM
17. 2026-08-27
    days on market $194,000 Active 28 DOM
18. 2026-08-26
    days on market $194,000 Active 27 DOM
19. 2026-08-25
    days on market $194,000 Active 26 DOM
20. 2026-08-24
    days on market $194,000 Active 25 DOM
21. 2026-08-23
    days on market $194,000 Active 24 DOM
22. 2026-08-22
    days on market $194,000 Active 23 DOM
23. 2026-08-21
    days on market $194,000 Active 22 DOM
24. 2026-08-20
    days on market $194,000 Active 21 DOM
25. 2026-08-19
    days on market $194,000 Active 20 DOM
26. 2026-08-18
    days on market $194,000 Active 19 DOM
27. 2026-08-17
    days on market $194,000 Active 18 DOM
28. 2026-08-16
    days on market $194,000 Active 17 DOM
29. 2026-08-15
    days on market $194,000 Active 16 DOM
30. 2026-08-14
    days on market $194,000 Active 15 DOM
31. 2026-08-13
    days on market $194,000 Active 14 DOM
32. 2026-08-12
    days on market $194,000 Active 13 DOM
33. 2026-08-11
    days on market $194,000 Active 12 DOM
34. 2026-08-10
    days on market $194,000 Active 11 DOM
35. 2026-08-09
    days on market $194,000 Active 10 DOM
36. 2026-08-08
    days on market $194,000 Active 9 DOM
37. 2026-08-07
    pricedays on market $194,000 Active 8 DOM
38. 2026-08-06
    days on market $204,000 Active 7 DOM
39. 2026-08-05
    days on market $204,000 Active 6 DOM
40. 2026-08-04
    days on market $204,000 Active 5 DOM
41. 2026-08-03
    days on market $204,000 Active 4 DOM
42. 2026-07-30
    days on marketlisting id $204,000 Active 1 DOM
43. 2026-07-29
    days on market $204,000 Active 63 DOM
44. 2026-07-27
    days on market $204,000 Active 61 DOM
45. 2026-07-25
    days on market $204,000 Active 59 DOM
46. 2026-07-24
    days on market $204,000 Active 58 DOM
47. 2026-07-23
    days on market $204,000 Active 57 DOM
48. 2026-07-22
    days on market $204,000 Active 56 DOM
49. 2026-07-21
    days on market $204,000 Active 55 DOM
50. 2026-07-18
    days on market $204,000 Active 52 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $20,628
• − Mortgage interest: −$10,867
• − Property taxes: −$2,910
• − Insurance: −$970
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − HOA: −$396
• − Depreciation: −$5,644
• Taxable loss: −$3,459
• Est. tax savings @ 24.0%: +$830
• After-tax cash flow: $642/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This well-maintained townhome is move-in ready with a good condition score and minimal updates needed to enhance its value.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value. ↑
• Both Landscaping improvements — Enhances curb appeal and value. ↑
• Resale Kitchen backsplash — Modernizes kitchen and adds value. ↑
• Resale Bathroom vanity — Modernizes bathroom and adds value. ↑

F Composite school gradezoned avg 35/100

Zoned Schools

Elementary Red Oak Elementary Middle Red Oak Middle F NC #326/475 Nat'l #8,646/14,009 High Northern Nash High F NC #402/535 Nat'l #8,724/17,239

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

B Composite livability gradescore 70/100

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 · 91,107 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: 6% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Lot approximately 0.05 acrePrivate maintained road
• HOA & community: HOA managed by Keystone Professional ManagementHOA covers grounds maintenance and managementAnnual association fee

Exterior

• Parking: Attached garage (1 space)1 additional open parking spaceConcrete drivewayGarage with door openerTotal parking for 2 vehicles
• Utilities: Public waterPublic sewerElectricity available
• Home design: TownhouseSite builtTwo levelsEntry level not specifiedArchitectural shingle roof
• Construction: Vinyl sidingSlab foundationBuilt by D.R. Horton (Pearson model)
• Exterior features: PatioNo fencingSmart technology features (e.g., smart thermostat, lighting)

Interior

• Kitchen: DishwasherFree-standing electric range
• Bedrooms: 3 bedrooms
• Flooring: LaminateLuxury vinyl
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central heatingCentral air
• Interior features: Granite countersQuartz countersKitchen islandOpen floorplanPantryWalk-in showerScreens on windows
• Laundry & utility: Washer hookupElectric dryer hookupLaundry closet

Price history

+0.0% since first listed

3 events — show timeline

• 2026-07-09 Price Changed $204,000 Hive MLS
• 2026-05-28 Listed $211,700 Hive MLS
• 2026-02-19 Listed $204,000 TMLS