1312 Maple St · Rocky Mount, NC 27803

$99,900

2 bd · 1.0 ba · 944 sqft · SingleFamily public records · 162 Days on market

Built 1946 8,751 sqft lot Est $93k · 8% 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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +6.5/10.0
• ARV discount +3.9/15.0
• Rent growth +3.9/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Great investment opportunity! This 2-bedroom, 1-bath home is tenant occupied and currently generating $750 per month in rental income. Featuring low-maintenance vinyl siding, this property offers a simple and affordable addition to your investment portfolio. Lease in place—perfect for investors seeking immediate cash flow.

Key facts

• Immediate cash flow
• Tenant occupied
• Rental income

Tags

• INVESTMENT OPPORTUNITY
• TENANT OCCUPIED
• RENTAL INCOME
• LOW MAINTENANCE VINYL SIDING
• IMMEDIATE CASH FLOW

Property features AI

Exterior

• Parking: On-site parking
• Utilities: Public water; Sewer connected; Water connected
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Shingle roof; Built with crawl space foundation
• Exterior features: Porch; No fencing; Has a view

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Crawl space basement; Total of 4 rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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: Williford Elementary (201 students, 98% 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 90% FRL vs 59% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.5%/yr); 171 active listings in the ZIP; 500 units permitted in Nash County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1946 — 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 $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 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 1946 — 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: 1.15% ✓
• Cap rate: 10.20%
• Cash-on-cash: 13.96%
• DSCR: 1.62
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $92,512
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 Dexter St	0.18mi	2/1.0	896 (-5%)	4mo	$133,900	$149	80
640 Beaman St	0.33mi	2/1.0	965 (+2%)	5mo	$51,500	$53	77
513 Mullins St	0.14mi	3/1.0 (+1)	1,056 (+12%)	4mo	$103,000	$98	65
1616 Davis St	0.29mi	2/1.0	1,050 (+11%)	10mo	$23,000	$22	60
321 Nelson St	0.45mi	3/1.0 (+1)	960 (+2%)	15mo	$73,500	$77	59
1609 Davis St	0.27mi	2/1.0	816 (-14%)	11mo	$28,000	$34	56
1000 S Washington St	0.47mi	3/1.5 (+1)	850 (-10%)	2mo	$140,000	$165	52
921 O Berry St	0.74mi	2/1.0	923 (-2%)	12mo	$111,500	$121	52
611 Arlington St	0.74mi	2/2.0	840 (-11%)	1mo	$134,900	$161	42
704 S Pine St	0.71mi	3/1.0 (+1)	1,020 (+8%)	7mo	$67,000	$66	42
1200 Calvary St	0.55mi	3/1.0 (+1)	1,050 (+11%)	10mo	$140,000	$133	42
1416 Betz St	0.53mi	3/1.5 (+1)	1,064 (+13%)	10mo	$100,000	$94	39

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 · 5.51% rent growth · sell at horizon

5-year hold

• IRR: 6.7%
• Equity multiple: 1.27×
• Total profit: $7,482
• Equity at exit: $14,895

10-year hold

• IRR: 17.9%
• Equity multiple: 2.64×
• Total profit: $45,918
• Equity at exit: $8,638

Cash invested: $27,972 (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 27803

• Rents YoY: 5.5%
• Active inventory: 171
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$20 /mo · $242/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $326

Break-even live

Break-even rent $741

Max offer price $99,900

Occupancy floor 67%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $99,900 Active 162 DOM
2. 2026-06-18
   days on market $99,900 Active 161 DOM
3. 2026-06-17
   days on market $99,900 Active 160 DOM
4. 2026-06-16
   days on market $99,900 Active 159 DOM
5. 2026-06-15
   days on market $99,900 Active 158 DOM
6. 2026-06-14
   days on market $99,900 Active 156 DOM
7. 2026-06-13
   days on market $99,900 Active 155 DOM
8. 2026-06-10
   days on market $99,900 Active 153 DOM
9. 2026-06-09
   days on market $99,900 Active 152 DOM
10. 2026-06-08
    days on market $99,900 Active 151 DOM
11. 2026-06-07
    days on market $99,900 Active 150 DOM
12. 2026-06-03
    days on market $99,900 Active 146 DOM
13. 2026-06-02
    days on market $99,900 Active 145 DOM
14. 2026-06-01
    days on market $99,900 Active 144 DOM
15. 2026-05-31
    days on market $99,900 Active 143 DOM
16. 2026-05-30
    days on market $99,900 Active 142 DOM
17. 2026-01-08
    listed $99,900 Active
18. 2023-06-15
    listed $79,900 Active
19. 2014-01-10
    soldstatus $301,600
20. 2013-05-17
    historical
21. 2010-05-17
    listed $27,500
22. 1999-05-03
    soldstatus $21,500

ⓘ 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: $242 · $20/mo
• Projected year-2 tax: $819 · $68/mo
• Expected delta: +$577/yr (+$48/mo · 238.8%)

ⓘ 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 8/10 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: $13,840
• − Mortgage interest: −$5,596
• − Property taxes: −$242
• − Insurance: −$500
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$2,906
• Taxable income: $2,383
• Est. tax owed @ 24.0%: −$572
• After-tax cash flow: $3,334/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): 20,055
• Household income: $60,124
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 641.0

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 0.60)
• Race & ethnicity: White 46% Black 44% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% Arabic 1% 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: ▼ -162.95%
• Current HPI: 190.0204
• Rent YoY: ▲ 5.51%
• 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

+364.7% since first listed

6 events — show timeline

• 2026-01-08 Listed $99,900 Hive MLS
• 2023-06-15 Listed $79,900 Hive MLS
• 2014-01-10 Sold (Public Records) $301,600 Public Records
• 2013-05-17 Listing Removed — Hive MLS
• 2010-05-17 Listed $27,500 Hive MLS
• 1999-05-03 Sold (Public Records) $21,500 Public Records

Property tax history

+0.2%/yr

Latest (2025): $242 · +0.0% YoY. Source: county tax records.