1313 Proctor St · Rocky Mount, NC 27801

$129,900

3 bd · 1.5 ba · 1,107 sqft · SingleFamily public records · 65 Days on market

Built 1976 Est $108k · 20% over

---

Why this score? — see what drove the C- 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 +26.1/30.0
• DSCR +8.8/10.0
• 1% rule +5.9/10.0
• Livability +3.5/5.0
• 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

Opportunity in an established Rocky Mount neighborhood. 1313 Proctor St is a 3-bedroom, 1.5-bath brick home offering strong potential for buyers looking to add value. The home features a newer HVAC system and hot water heater. Some updates and improvements are needed, making this a great option for buyers seeking a renovation project or long-term investment. Conveniently located with easy access to local amenities and major routes.

Key facts

• Built 1976
• Listed 64 days

Property features AI

Exterior

• Parking: On-site unpaved parking; No garage
• Utilities: Connected to public water; Connected to sewer
• Home design: Single-family residence; One level / single story; Entry level: 1; Facing information not provided
• Construction: Brick veneer and frame construction; Brick/mortar foundation; Shingle roof; Built year not provided
• Exterior features: Front porch; Side porch; Has a view

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump; Electric heating; Forced air heating; Central air conditioning
• Interior features: Refrigerator; Electric range; Crawl space basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $122k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% 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: West Edgecombe Middle (math 22% / reading 30%, grade F, #385 of 475 statewide, top 81%, 314 students, 99% FRL); Southwest Edgecombe High (math 42% / reading 37%, grade F, #393 of 535 statewide, top 75%, 802 students, 100% FRL) — zoned schools average 99% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 133 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 38% 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 $898 of loan paydown is wiped out by about $4k 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 65 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $9k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $130k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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: 1.09% ✓
• Cap rate: 9.32%
• Cash-on-cash: 10.81%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $108,486
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1317 Proctor St	0.01mi	3/1.5	1,107 (0%)	11mo	$140,000	$126	90
1121 Hill St	0.31mi	3/1.0	1,104 (-0%)	10mo	$110,000	$100	75
1220 Tarboro St	0.41mi	3/1.0	1,100 (-1%)	7mo	$150,000	$136	72
1104 Johnson St	0.34mi	4/1.5 (+1)	1,076 (-3%)	9mo	$60,000	$56	67
929 Tyan St	0.49mi	3/2.0	1,187 (+7%)	10mo	$90,000	$76	54
1312 Hill Street St	0.33mi	4/2.0 (+1)	1,221 (+10%)	8mo	$159,900	$131	54
1104 Long Ave	0.33mi	3/1.0	983 (-11%)	13mo	$55,000	$56	53
1525 Hargrove St	0.56mi	3/1.0	1,020 (-8%)	11mo	$100,000	$98	50
727 Long Ave	0.57mi	2/1.0 (-1)	1,177 (+6%)	10mo	$40,000	$34	48
1217 Tarboro St	0.37mi	3/2.0	952 (-14%)	12mo	$99,900	$105	47
722 Long Ave	0.60mi	3/1.0	1,231 (+11%)	10mo	$48,000	$39	43
1410 Branch St	0.62mi	2/1.0 (-1)	990 (-11%)	13mo	$28,000	$28	36

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-234
• Equity at exit: $19,369

10-year hold

• IRR: 9.5%
• Equity multiple: 1.73×
• Total profit: $26,473
• Equity at exit: $11,231

Cash invested: $36,372 (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: 133
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,413 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$54 /mo · $645/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $328

Break-even live

Break-even rent $999

Max offer price $129,900

Occupancy floor 72%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $129,900 Active 65 DOM
2. 2026-06-18
   days on market $129,900 Active 64 DOM
3. 2026-06-17
   days on market $129,900 Active 63 DOM
4. 2026-06-16
   days on market $129,900 Active 62 DOM
5. 2026-06-15
   days on market $129,900 Active 61 DOM
6. 2026-06-14
   days on market $129,900 Active 59 DOM
7. 2026-06-13
   days on market $129,900 Active 58 DOM
8. 2026-06-10
   days on market $129,900 Active 56 DOM
9. 2026-06-09
   days on market $129,900 Active 55 DOM
10. 2026-06-08
    days on market $129,900 Active 54 DOM
11. 2026-06-07
    days on market $129,900 Active 53 DOM
12. 2026-06-05
    pricedays on market $129,900 Active 50 DOM
13. 2026-06-02
    days on market $135,000 Active 48 DOM
14. 2026-06-01
    days on market $135,000 Active 47 DOM
15. 2026-05-31
    days on market $135,000 Active 46 DOM
16. 2026-05-30
    days on market $135,000 Active 45 DOM
17. 2026-05-05
    price $135,000
18. 2026-04-14
    listed $139,000 Active
19. 2026-02-12
    soldstatus $75,000 Sold 435-char remark

    Show marketing remark (435 chars)

    Opportunity in an established Rocky Mount neighborhood. 1313 Proctor St is a 3-bedroom, 1.5-bath brick home offering strong potential for buyers looking to add value. The home features a newer HVAC system and hot water heater. Some updates and improvements are needed, making this a great option for buyers seeking a renovation project or long-term investment. Conveniently located with easy access to local amenities and major routes.

20. 2026-02-11
    soldstatus $75,000 Closed 435-char remark

    Show marketing remark (435 chars)

    Opportunity in an established Rocky Mount neighborhood. 1313 Proctor St is a 3-bedroom, 1.5-bath brick home offering strong potential for buyers looking to add value. The home features a newer HVAC system and hot water heater. Some updates and improvements are needed, making this a great option for buyers seeking a renovation project or long-term investment. Conveniently located with easy access to local amenities and major routes.

21. 2026-01-23
    status Pending 435-char remark

    Show marketing remark (435 chars)

    Opportunity in an established Rocky Mount neighborhood. 1313 Proctor St is a 3-bedroom, 1.5-bath brick home offering strong potential for buyers looking to add value. The home features a newer HVAC system and hot water heater. Some updates and improvements are needed, making this a great option for buyers seeking a renovation project or long-term investment. Conveniently located with easy access to local amenities and major routes.

22. 2026-01-23
    status Pending 435-char remark

    Show marketing remark (435 chars)

    Opportunity in an established Rocky Mount neighborhood. 1313 Proctor St is a 3-bedroom, 1.5-bath brick home offering strong potential for buyers looking to add value. The home features a newer HVAC system and hot water heater. Some updates and improvements are needed, making this a great option for buyers seeking a renovation project or long-term investment. Conveniently located with easy access to local amenities and major routes.

23. 2026-01-17
    listed $69,900 Active 435-char remark

    Show marketing remark (435 chars)

    Opportunity in an established Rocky Mount neighborhood. 1313 Proctor St is a 3-bedroom, 1.5-bath brick home offering strong potential for buyers looking to add value. The home features a newer HVAC system and hot water heater. Some updates and improvements are needed, making this a great option for buyers seeking a renovation project or long-term investment. Conveniently located with easy access to local amenities and major routes.

24. 2026-01-06
    historical $69,900 435-char remark

    Show marketing remark (435 chars)

    Opportunity in an established Rocky Mount neighborhood. 1313 Proctor St is a 3-bedroom, 1.5-bath brick home offering strong potential for buyers looking to add value. The home features a newer HVAC system and hot water heater. Some updates and improvements are needed, making this a great option for buyers seeking a renovation project or long-term investment. Conveniently located with easy access to local amenities and major routes.

25. 2000-05-03
    soldstatus $43,000

ⓘ 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: $645 · $54/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: +$421/yr (+$35/mo · 65.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $16,961
• − Mortgage interest: −$7,276
• − Property taxes: −$645
• − Insurance: −$650
• − Repairs & maintenance: −$1,357
• − Management: −$1,357
• − Depreciation: −$3,779
• Taxable income: $1,898
• Est. tax owed @ 24.0%: −$455
• After-tax cash flow: $3,475/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

+214.0% since first listed

9 events — show timeline

• 2026-05-05 Price Changed $135,000 Hive MLS
• 2026-04-14 Listed $139,000 Hive MLS
• 2026-02-12 Sold (MLS) $75,000 TMLS
• 2026-02-11 Sold (MLS) $75,000 Hive MLS
• 2026-01-23 Pending — Hive MLS
• 2026-01-23 Pending — TMLS
• 2026-01-17 Listed $69,900 TMLS
• 2026-01-06 Coming Soon $69,900 TMLS
• 2000-05-03 Sold (Public Records) $43,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $645 · +0.0% YoY. Source: county tax records.