125 Browning Ln · Rocky Mount, NC 27804

$159,900

2 bd · 2.0 ba · 1,052 sqft · Townhouse public records · 51 Days on market

Built 1988 5,663 sqft lot Est $153k · at est.

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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 +16.5/30.0
• ARV discount +5.3/15.0
• DSCR +5.1/10.0
• Livability +3.5/5.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated, move-in ready, single-level townhome in the Remington Woods subdivision in Rocky Mount NC! Well designed 1,084 square feet of heated living space and an expansive yard. No homeowner association fees or dues associated with this property. The residence features two bedrooms, two full bathrooms, and a versatile bonus room equipped with a closet, suitable for use as an office, sunroom, or sleeping space. The open floor plan is highlighted by a cathedral ceiling and a fireplace. The interior has been freshly painted, and the exterior features maintenance-free vinyl siding. New carpet and vinyl flooring have been installed throughout the home. New vinyl windows have been ins

Key facts

• Expansive yard
• Cathedral ceiling
• Versatile bonus room

Tags

• UPDATED TOWNHOME
• EXPANSIVE YARD
• NO HOMEOWNER ASSOCIATION FEES
• VERSATILE BONUS ROOM
• CATHEDRAL CEILING
• FIREPLACE

Property features AI

Exterior

• Parking: Concrete parking
• Security: Smoke detectors
• Utilities: Public water; Sewer connected; Water connected
• Home design: Townhouse/duplex; Single-level (one story); Entry level: 1
• Construction: Vinyl siding with frame construction; Shingle/composition roof; Slab foundation; Built as a townhouse
• Exterior features: Patio; Privacy and partial fencing; Shed(s); Level lot; Paved roads and city/state road frontage; Has a view

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range
• Bedrooms: Master downstairs
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Master bedroom on the ground floor; Vaulted ceilings; Ceiling fans; Eat-in kitchen; Insulated windows with window coverings
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $93 ($1k/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 $134k (16.5% below list).
• Recommended offer: $134k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: M B Hubbard Elementary (math 12% / reading 28%, grade F, #1,233 of 1,410 statewide, top 88%, 407 students, 85% FRL); Red Oak Middle (math 24% / reading 38%, grade F, #326 of 475 statewide, top 69%, 804 students, 64% FRL); Northern Nash High (math 37% / reading 41%, grade F, #402 of 535 statewide, top 75%, 1,059 students, 58% FRL).
• Market conditions: Rents soft (-0.2%/yr); 392 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 $1k of loan paydown is wiped out by about $5k 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 51 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $160k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $133,521 (16.5% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.49%
• DSCR: 1.11
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $152,540
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Browning Ln	0.05mi	2/2.0	948 (-10%)	24mo	$137,500	$145	61
108 Teal Ct	0.24mi	2/2.0	935 (-11%)	13mo	$124,900	$134	59
228 Browning Ln	0.13mi	2/2.0	940 (-11%)	21mo	$150,000	$160	59

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: -15.4%
• Equity multiple: 0.46×
• Total profit: $-23,980
• Equity at exit: $23,842

10-year hold

• IRR: -12.3%
• Equity multiple: 0.36×
• Total profit: $-28,667
• Equity at exit: $13,825

Cash invested: $44,772 (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 27804

• Rents YoY: -0.2%
• Active inventory: 392
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$57 /mo · $682/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $93

Break-even live

Break-even rent $1,218

Max offer price $159,900

Occupancy floor 88%

Sensitivity live

Price	-10% $183	-5% $138	+0% $93	+5% $48	+10% $2
Rent	-10% $-13	-5% $40	+0% $93	+5% $146	+10% $198
Rate	-1.0pp $173	-0.5pp $133	base $93	+0.5pp $51	+1.0pp $9

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-18
   status Pending
2. 2026-04-28
   price $159,900
3. 2026-03-28
   listed $169,900 Active
4. 2014-08-27
   listed $40,000
5. 2013-08-06
   historical
6. 2013-05-20
   historical
7. 2013-02-19
   listed $52,000
8. 2013-02-19
   listed $52,000
9. 2009-09-18
   soldstatus $69,500
10. 2004-07-12
    soldstatus $72,000

ⓘ 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: $682 · $57/mo
• Projected year-2 tax: $1,311 · $109/mo
• Expected delta: +$629/yr (+$52/mo · 92.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $16,023
• − Mortgage interest: −$8,957
• − Property taxes: −$682
• − Insurance: −$800
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$4,652
• Taxable loss: −$1,631
• Est. tax savings @ 24.0%: +$392
• After-tax cash flow: $1,505/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): 30,713
• Household income: $61,359
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 710.0

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 0.59)
• 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%

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

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

+122.1% since first listed

10 events — show timeline

• 2026-05-18 Pending — Hive MLS
• 2026-04-28 Price Changed $159,900 Hive MLS
• 2026-03-28 Listed $169,900 Hive MLS
• 2014-08-27 Listed $40,000 Hive MLS
• 2013-08-06 Listing Removed — Hive MLS
• 2013-05-20 Listing Removed — TMLS
• 2013-02-19 Listed $52,000 Hive MLS
• 2013-02-19 Listed $52,000 TMLS
• 2009-09-18 Sold (Public Records) $69,500 Public Records
• 2004-07-12 Sold (Public Records) $72,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $682 · +0.0% YoY. Source: county tax records.