905 Pender St · Rocky Mount, NC 27801

$89,500

2 bd · 1.0 ba · 876 sqft · SingleFamily public records · 5 Days on market

Built 1947 7,700 sqft lot Est $110k · 18% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home or investment property! This cute house has 2 bedrooms and 1 bathroom, fresh paint, and new flooring throughout. There is a tenant in place paying $800/month.

Key facts

• 7,700 sq ft lot
• Built 1947
• Listed 5 days

Property features AI

Exterior

• Parking: On-site gravel parking
• Utilities: Connected to public water; Connected to public sewer
• Home design: Single-family residence; One-story home; Entry level is 1
• Construction: Vinyl siding and frame construction
• Exterior features: Front porch; Shingle roof; No fencing; City street and state road frontage

Interior

• Bedrooms: 5 total rooms (includes living spaces and bedrooms)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Crawl space basement; no finished basement; Has a view

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 11.7% 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.
• 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); North Edgecombe High (math 15% / reading 24%, grade F, #492 of 535 statewide, top 93%, 229 students, 99% FRL) — zoned schools average 97% FRL vs 74% district-wide (23 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 32% 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 $619 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 4y ago; this cycle's ask is 8895% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $55k; list at $90k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — 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 $89,500

Questions for the listing agent

1. Built in 1947 — 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: 1.34% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.21%
• DSCR: 1.85
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $109,500
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 S Washington St	0.22mi	3/1.5 (+1)	850 (-3%)	2mo	$140,000	$165	76
906 Clark St	0.04mi	2/1.0	916 (+5%)	19mo	$18,000	$20	75
611 Arlington St	0.31mi	2/2.0	840 (-4%)	1mo	$134,900	$161	74
417 Dexter St	0.64mi	2/1.0	896 (+2%)	4mo	$133,900	$149	63
1406 Hargrove St	0.43mi	1/1.0 (-1)	758 (-14%)	1mo	$95,000	$125	51
1028 Hill St	0.63mi	2/1.0	835 (-5%)	15mo	$110,000	$132	50
1410 Branch St	0.40mi	2/1.0	990 (+13%)	13mo	$28,000	$28	49
1101 Long Ave	0.59mi	2/1.0	778 (-11%)	14mo	$50,000	$64	42
1104 Long Ave	0.62mi	3/1.0 (+1)	983 (+12%)	13mo	$55,000	$56	35
905 Tyan St	0.66mi	2/1.0	953 (+9%)	23mo	$20,000	$21	35

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: 11.1%
• Equity multiple: 1.44×
• Total profit: $11,017
• Equity at exit: $13,345

10-year hold

• IRR: 20.1%
• Equity multiple: 2.69×
• Total profit: $42,382
• Equity at exit: $7,738

Cash invested: $25,060 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$469
• Tax from tax record: −$41 /mo · $488/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $401

Break-even live

Break-even rent $693

Max offer price $89,500

Occupancy floor 62%

Sensitivity live

Price	-10% $452	-5% $426	+0% $401	+5% $376	+10% $350
Rent	-10% $306	-5% $354	+0% $401	+5% $449	+10% $496
Rate	-1.0pp $446	-0.5pp $424	base $401	+0.5pp $378	+1.0pp $354

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: $22,375
• Closing costs: $2,685
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-21
   days on market $89,500 Active 5 DOM
2. 2026-06-19
   days on market $89,500 Active 3 DOM
3. 2026-06-18
   days on market $89,500 Active 2 DOM
4. 2026-06-17
   remarks 387-char remark
5. 2026-06-17
   pricedays on marketlisting id $89,500 Active 1 DOM
6. 2026-05-30
   days on market $96,500 Active 372 DOM
7. 2026-05-15
   status Active
8. 2026-04-25
   historical $995
9. 2026-04-18
   historical Active Under Contract
10. 2026-04-16
    listed $995
11. 2026-03-26
    status Active
12. 2026-03-26
    historical
13. 2026-03-04
    price $96,500
14. 2026-02-21
    status Active
15. 2026-02-20
    historical
16. 2025-12-08
    status Active
17. 2025-11-30
    historical
18. 2025-08-11
    price $99,500
19. 2025-06-16
    price $107,500
20. 2025-05-15
    listed $110,000 Active
21. 2023-01-12
    soldstatus $55,000 Closed 177-char remark

    Show marketing remark (177 chars)

    Great starter home or investment property! This cute house has 2 bedrooms and 1 bathroom, fresh paint, and new flooring throughout. There is a tenant in place paying $800/month.

22. 2023-01-06
    soldstatus $55,000
23. 2022-11-26
    status Pending 177-char remark

    Show marketing remark (177 chars)

    Great starter home or investment property! This cute house has 2 bedrooms and 1 bathroom, fresh paint, and new flooring throughout. There is a tenant in place paying $800/month.

24. 2022-10-17
    listed $59,905 Active 177-char remark

    Show marketing remark (177 chars)

    Great starter home or investment property! This cute house has 2 bedrooms and 1 bathroom, fresh paint, and new flooring throughout. There is a tenant in place paying $800/month.

25. 1999-05-28
    soldstatus $45,000

ⓘ 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: $488 · $41/mo
• Projected year-2 tax: $734 · $61/mo
• Expected delta: +$246/yr (+$20/mo · 50.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 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: $14,406
• − Mortgage interest: −$5,013
• − Property taxes: −$488
• − Insurance: −$448
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$2,604
• Taxable income: $3,548
• Est. tax owed @ 24.0%: −$852
• After-tax cash flow: $3,961/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

+114.4% since first listed

19 events — show timeline

• 2026-05-15 Relisted — Hive MLS
• 2026-04-25 Rental Removed $995 RentEngineListings
• 2026-04-18 Contingent — Hive MLS
• 2026-04-16 Listed for Rent $995 RentEngineListings
• 2026-03-26 Relisted — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-03-04 Price Changed $96,500 Hive MLS
• 2026-02-21 Relisted — Hive MLS
• 2026-02-20 Listing Removed — Hive MLS
• 2025-12-08 Relisted — Hive MLS
• 2025-11-30 Listing Removed — Hive MLS
• 2025-08-11 Price Changed $99,500 Hive MLS
• 2025-06-16 Price Changed $107,500 Hive MLS
• 2025-05-15 Listed $110,000 Hive MLS
• 2023-01-12 Sold (MLS) $55,000 Hive MLS
• 2023-01-06 Sold (Public Records) $55,000 Public Records
• 2022-11-26 Pending — Hive MLS
• 2022-10-17 Listed $59,905 Hive MLS
• 1999-05-28 Sold (Public Records) $45,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $488 · +0.0% YoY. Source: county tax records.