809 School St · Rocky Mount, NC 27801

$168,000

2 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 79 Days on market

Built 1925 7,405 sqft lot Est $143k · 18% over

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Why this score? — see what drove the F 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 +14.4/30.0
• DSCR +4.4/10.0
• Livability +3.5/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully refreshed and renovated 3-bedroom, 2 full-bathroom gem is one you'll want to see! This home has a crisp and open feeling that you will enjoy. From the high ceilings to the new LVP flooring throughout, new kitchen cabinets, stainless steel appliances and more. The heart of the living space is a stunning electric fireplace--perfect for adding both warmth and a stylish focal point whether you're relaxing or entertaining. The updated kitchen and living areas are designed for both style and functionality. The very spacious primary suite features a private ensuite bathroom complete with a sleek walk-in tile shower so you can have your own personal escape at the end of each day. The two additional bedrooms can serve as great spaces for guests, a home office, or any growing needs. Conveniently situated near shopping, dining, and everyday conveniences, this home makes daily living effortless. Offering the perfect blend of comfort, style, and accessibility, it's one you don't want to miss--schedule your showing today and experience it for yourself!

Key facts

• 7,405 sq ft lot
• Built 1925
• Listed 79 days

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Driveway; On-street parking
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected
• Home design: Single-story house; Site-built construction; Residential zoning
• Construction: Wood siding; Shingle roof
• Exterior features: Rain gutters; Public maintained paved road access

Interior

• Kitchen: Dishwasher; Electric range; Range hood; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Luxury vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Gas pack heating; Central air conditioning
• Interior features: Bathtub/shower combination; Walk-in shower; Granite counters; High ceilings; Pantry; Smooth ceilings; Electric fireplace (1)
• Laundry & utility: Laundry room with washer and electric dryer hookups; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $168k.

Deal economics

• At list price, monthly cash flow is $32 ($389/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 $130k (22.9% below list).
• Recommended offer: $130k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Edgecombe County Public Schools (rural): math 21% / reading 27% proficiency, ranked #163 of 178 in NC (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: D S Johnson Elementary (math 3% / reading 13%, grade F, #1,396 of 1,410 statewide, top 99%, 362 students, 95% 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 89% FRL vs 74% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 134 active listings in the ZIP; lower-income renter base — watch delinquency; 50 units permitted in Edgecombe County in 2024 (5 in 5+ unit buildings).
• This rent runs 35% of the median local income ($45k/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.
• Edgecombe County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $168k implies a 257% 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, 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 $129,523 (22.9% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 23% 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. 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: 0.77% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $142,688
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
621 Clark St	0.23mi	3/1.0 (+1)	1,401 (-4%)	9mo	$45,000	$32	70
1313 Old Wilson Rd	0.56mi	3/2.0 (+1)	1,440 (-1%)	2mo	$128,000	$89	62
508 Buena Vista Ave	0.25mi	3/2.0 (+1)	1,375 (-6%)	10mo	$171,900	$125	61
1132 Rosewood Ave	0.57mi	3/1.0 (+1)	1,442 (-1%)	8mo	$162,500	$113	61
421 N Daughtry St	0.58mi	3/1.0 (+1)	1,506 (+3%)	2mo	$80,000	$53	60
1136 Hill St	0.51mi	3/2.0 (+1)	1,504 (+3%)	4mo	$185,000	$123	58
509 N Mercer St	0.65mi	3/2.0 (+1)	1,439 (-1%)	3mo	$75,000	$52	56
1210 Cypress St	0.46mi	3/1.0 (+1)	1,380 (-5%)	13mo	$80,000	$58	54
432 N Mercer St N	0.55mi	3/2.0 (+1)	1,426 (-2%)	12mo	$140,000	$98	52
1510 Old Wilson Rd	0.69mi	3/2.0 (+1)	1,454 (-0%)	9mo	$151,500	$104	51
901 Daughtridge St	0.66mi	3/1.0 (+1)	1,346 (-8%)	11mo	$40,000	$30	42
1100 Long Ave	0.39mi	3/2.0 (+1)	1,670 (+15%)	9mo	$210,000	$126	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-25,244
• Equity at exit: $25,049

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-19,670
• Equity at exit: $14,526

Cash invested: $47,040 (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 27801

• Home prices YoY: -5.6%
• Active inventory: 134
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$881
• Tax from tax record: −$40 /mo · $478/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $32

Break-even live

Break-even rent $1,254

Max offer price $168,000

Occupancy floor 92%

Sensitivity live

Price	-10% $128	-5% $80	+0% $32	+5% $-15	+10% $-63
Rent	-10% $-70	-5% $-19	+0% $32	+5% $84	+10% $135
Rate	-1.0pp $117	-0.5pp $75	base $32	+0.5pp $-11	+1.0pp $-55

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $168,000 Active 79 DOM
2. 2026-06-19
   days on market $168,000 Active 77 DOM
3. 2026-06-18
   days on market $168,000 Active 76 DOM
4. 2026-06-17
   days on market $168,000 Active 75 DOM
5. 2026-06-16
   days on market $168,000 Active 74 DOM
6. 2026-06-15
   days on market $168,000 Active 73 DOM
7. 2026-06-14
   days on market $168,000 Active 71 DOM
8. 2026-06-13
   days on market $168,000 Active 70 DOM
9. 2026-06-10
   days on market $168,000 Active 68 DOM
10. 2026-06-09
    days on market $168,000 Active 67 DOM
11. 2026-06-08
    days on market $168,000 Active 66 DOM
12. 2026-06-07
    pricedays on market $168,000 Active 65 DOM
13. 2026-06-03
    days on market $173,000 Active 61 DOM
14. 2026-06-02
    days on market $173,000 Active 60 DOM
15. 2026-06-01
    days on market $173,000 Active 59 DOM
16. 2026-05-31
    days on market $173,000 Active 58 DOM
17. 2026-05-30
    days on market $173,000 Active 57 DOM
18. 2026-05-07
    price $173,000 1071-char remark

    Show marketing remark (1071 chars)

    This beautifully refreshed and renovated 3-bedroom, 2 full-bathroom gem is one you'll want to see! This home has a crisp and open feeling that you will enjoy. From the high ceilings to the new LVP flooring throughout, new kitchen cabinets, stainless steel appliances and more. The heart of the living space is a stunning electric fireplace--perfect for adding both warmth and a stylish focal point whether you're relaxing or entertaining. The updated kitchen and living areas are designed for both style and functionality. The very spacious primary suite features a private ensuite bathroom complete with a sleek walk-in tile shower so you can have your own personal escape at the end of each day. The two additional bedrooms can serve as great spaces for guests, a home office, or any growing needs. Conveniently situated near shopping, dining, and everyday conveniences, this home makes daily living effortless. Offering the perfect blend of comfort, style, and accessibility, it's one you don't want to miss--schedule your showing today and experience it for yourself!

19. 2026-05-07
    price $173,000

    Show marketing remark (1071 chars)

    This beautifully refreshed and renovated 3-bedroom, 2 full-bathroom gem is one you'll want to see! This home has a crisp and open feeling that you will enjoy. From the high ceilings to the new LVP flooring throughout, new kitchen cabinets, stainless steel appliances and more. The heart of the living space is a stunning electric fireplace--perfect for adding both warmth and a stylish focal point whether you're relaxing or entertaining. The updated kitchen and living areas are designed for both style and functionality. The very spacious primary suite features a private ensuite bathroom complete with a sleek walk-in tile shower so you can have your own personal escape at the end of each day. The two additional bedrooms can serve as great spaces for guests, a home office, or any growing needs. Conveniently situated near shopping, dining, and everyday conveniences, this home makes daily living effortless. Offering the perfect blend of comfort, style, and accessibility, it's one you don't want to miss--schedule your showing today and experience it for yourself!

20. 2026-04-03
    listed $177,000 Active 1071-char remark

    Show marketing remark (1071 chars)

    This beautifully refreshed and renovated 3-bedroom, 2 full-bathroom gem is one you'll want to see! This home has a crisp and open feeling that you will enjoy. From the high ceilings to the new LVP flooring throughout, new kitchen cabinets, stainless steel appliances and more. The heart of the living space is a stunning electric fireplace--perfect for adding both warmth and a stylish focal point whether you're relaxing or entertaining. The updated kitchen and living areas are designed for both style and functionality. The very spacious primary suite features a private ensuite bathroom complete with a sleek walk-in tile shower so you can have your own personal escape at the end of each day. The two additional bedrooms can serve as great spaces for guests, a home office, or any growing needs. Conveniently situated near shopping, dining, and everyday conveniences, this home makes daily living effortless. Offering the perfect blend of comfort, style, and accessibility, it's one you don't want to miss--schedule your showing today and experience it for yourself!

21. 2026-04-03
    listed $177,000 Active

    Show marketing remark (1071 chars)

    This beautifully refreshed and renovated 3-bedroom, 2 full-bathroom gem is one you'll want to see! This home has a crisp and open feeling that you will enjoy. From the high ceilings to the new LVP flooring throughout, new kitchen cabinets, stainless steel appliances and more. The heart of the living space is a stunning electric fireplace--perfect for adding both warmth and a stylish focal point whether you're relaxing or entertaining. The updated kitchen and living areas are designed for both style and functionality. The very spacious primary suite features a private ensuite bathroom complete with a sleek walk-in tile shower so you can have your own personal escape at the end of each day. The two additional bedrooms can serve as great spaces for guests, a home office, or any growing needs. Conveniently situated near shopping, dining, and everyday conveniences, this home makes daily living effortless. Offering the perfect blend of comfort, style, and accessibility, it's one you don't want to miss--schedule your showing today and experience it for yourself!

22. 2025-08-22
    soldstatus $47,000 Closed 434-char remark

    Show marketing remark (434 chars)

    Attention all Investors!!! Or First time homebuyers!! This 1925 home exudes charm & character, presenting a unique opportunity for investors. While it needs some work, the potential is undeniable. The property features 2 bedrooms, 2 full bathrooms, a living room, dining room & a kitchen. Not to mention a butlers pantry. Ideal for those looking to restore & add value to a historic gem in a restored neighborhood.

23. 2025-08-22
    soldstatus $47,000

    Show marketing remark (434 chars)

    Attention all Investors!!! Or First time homebuyers!! This 1925 home exudes charm & character, presenting a unique opportunity for investors. While it needs some work, the potential is undeniable. The property features 2 bedrooms, 2 full bathrooms, a living room, dining room & a kitchen. Not to mention a butlers pantry. Ideal for those looking to restore & add value to a historic gem in a restored neighborhood.

24. 2025-08-09
    status Pending 434-char remark

    Show marketing remark (434 chars)

    Attention all Investors!!! Or First time homebuyers!! This 1925 home exudes charm & character, presenting a unique opportunity for investors. While it needs some work, the potential is undeniable. The property features 2 bedrooms, 2 full bathrooms, a living room, dining room & a kitchen. Not to mention a butlers pantry. Ideal for those looking to restore & add value to a historic gem in a restored neighborhood.

25. 2025-08-04
    status Active 434-char remark

    Show marketing remark (434 chars)

    Attention all Investors!!! Or First time homebuyers!! This 1925 home exudes charm & character, presenting a unique opportunity for investors. While it needs some work, the potential is undeniable. The property features 2 bedrooms, 2 full bathrooms, a living room, dining room & a kitchen. Not to mention a butlers pantry. Ideal for those looking to restore & add value to a historic gem in a restored neighborhood.

26. 2025-08-04
    price $65,000 434-char remark

    Show marketing remark (434 chars)

    Attention all Investors!!! Or First time homebuyers!! This 1925 home exudes charm & character, presenting a unique opportunity for investors. While it needs some work, the potential is undeniable. The property features 2 bedrooms, 2 full bathrooms, a living room, dining room & a kitchen. Not to mention a butlers pantry. Ideal for those looking to restore & add value to a historic gem in a restored neighborhood.

27. 2025-06-23
    status Pending 434-char remark

    Show marketing remark (434 chars)

    Attention all Investors!!! Or First time homebuyers!! This 1925 home exudes charm & character, presenting a unique opportunity for investors. While it needs some work, the potential is undeniable. The property features 2 bedrooms, 2 full bathrooms, a living room, dining room & a kitchen. Not to mention a butlers pantry. Ideal for those looking to restore & add value to a historic gem in a restored neighborhood.

28. 2025-02-21
    historical $725
29. 2025-02-17
    listed $80,000 Active 434-char remark

    Show marketing remark (434 chars)

    Attention all Investors!!! Or First time homebuyers!! This 1925 home exudes charm & character, presenting a unique opportunity for investors. While it needs some work, the potential is undeniable. The property features 2 bedrooms, 2 full bathrooms, a living room, dining room & a kitchen. Not to mention a butlers pantry. Ideal for those looking to restore & add value to a historic gem in a restored neighborhood.

30. 2025-01-24
    price $725
31. 2024-12-11
    listed $800
32. 2019-10-21
    soldstatus $30,500
33. 2019-09-24
    listed $31,500

ⓘ 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: $478 · $40/mo
• Projected year-2 tax: $1,378 · $115/mo
• Expected delta: +$900/yr (+$75/mo · 188.3%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°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: $15,543
• − Mortgage interest: −$9,411
• − Property taxes: −$478
• − Insurance: −$840
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$4,887
• Taxable loss: −$2,560
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $1,003/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: Edgecombe County Public Schools
• NCES district ID: 3701320
• Math proficiency: 21% ▼ -2.00%
• Reading proficiency: 27% ▲ 2.00%
• Median HH income: $35,711
• Composite: 19.85/100
• National rank: #8696
• State rank: #163 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: Edgecombe County · 37,913 people
• City population: 70,300
• Metro: Rocky Mount, NC
• Population (ZIP): 19,532
• Household income: $44,884
• Rent vs Own: 50.7% rent · 49.3% own
• Severe rent burden: 900.0

Population outlook (Edgecombe County) Hauer SSP2

• Today (2025): 47,800 people
• By 2030: 44,396 · -7.1%
• By 2040: 37,562 · -21.4%
• By 2050: 31,495 · -34.1%
• By 2075: 20,943 · -56.2%
• By 2100: 13,674 · -71.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (70%)
• Race & ethnicity: Black 70% White 24% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Edgecombe

• 2024 margin: Strong D (+22.7) · D 61.0% · R 38.3%
• 2008→2024 swing: -11.8pp toward R · 2008: 34.5pp · 2024: 22.7pp
• All cycles: 2024: D+22.7 2020: D+27.0 2016: D+32.2 2012: D+36.4 2008: D+34.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -17.65%
• Current HPI: 296.3428
• Rent YoY: —
• 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

+449.2% since first listed

16 events — show timeline

• 2026-05-07 Price Changed $173,000 Hive MLS
• 2026-05-07 Price Changed $173,000 TMLS
• 2026-04-03 Listed $177,000 TMLS
• 2026-04-03 Listed $177,000 Hive MLS
• 2025-08-22 Sold (Public Records) $47,000 Public Records
• 2025-08-22 Sold (MLS) $47,000 Hive MLS
• 2025-08-09 Pending — Hive MLS
• 2025-08-04 Relisted — Hive MLS
• 2025-08-04 Price Changed $65,000 Hive MLS
• 2025-06-23 Pending — Hive MLS
• 2025-02-21 Rental Removed $725 APPFOLIO
• 2025-02-17 Listed $80,000 Hive MLS
• 2025-01-24 Price Changed $725 APPFOLIO
• 2024-12-11 Listed for Rent $800 APPFOLIO
• 2019-10-21 Sold (MLS) $30,500 Hive MLS
• 2019-09-24 Listed $31,500 Hive MLS

Property tax history

+2.7%/yr

Latest (2025): $478 · +0.0% YoY. Source: county tax records.