1613 Old Wilson Rd · Rocky Mount, NC 27801

$129,900

2 bd · 1.0 ba · 1,050 sqft · SingleFamily public records · 120 Days on market

Built 1955 8,276 sqft lot Est $103k · 26% over

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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 +21.7/30.0
• DSCR +6.9/10.0
• 1% rule +4.5/10.0
• 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

Charming 2-bedroom, 1-bath home located at 1613 Old Wilson Road in Rocky Mount! This cozy property offers a functional layout with comfortable living spaces and great natural light throughout. The two bedrooms provide flexibility for a guest room, home office, or additional storage space. The spacious yard offers room to relax, garden, or entertain, with plenty of potential to personalize and make it your own. Conveniently situated near shopping, dining, medical facilities, and major roadways, this home provides both accessibility and everyday comfort. Perfect for first-time buyers, downsizers, or investors looking to expand their portfolio. Don't miss this opportunity -- schedule your show

Key facts

• Spacious yard
• Near dining
• Great natural light

Tags

• FUNCTIONAL LAYOUT
• GREAT NATURAL LIGHT
• SPACIOUS YARD
• NEAR SHOPPING
• NEAR DINING
• NEAR MEDICAL FACILITIES

Property features AI

Finance

• Other: Lot size approximately 0.19 acres; Zoning: R6; Located on a publicly maintained road
• Financial info: Previous list price noted (recent change)
• HOA & community: No homeowners association

Exterior

• Utilities: Public water; Public sewer
• Home design: Site-built single-story home; One level
• Construction: Vinyl siding; Built on site
• Exterior features: Shingle roof

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Luxury vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/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 $124k (4.8% below list).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: schools F, crime F, amenities 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.
• 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 33% 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 120 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 4y ago; this cycle's ask has dropped $16k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $130k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 0.95% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $102,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1525 Hargrove St	0.19mi	3/1.0 (+1)	1,020 (-3%)	11mo	$100,000	$98	72
1214 Cypress St	0.30mi	3/1.5 (+1)	1,064 (+1%)	13mo	$133,000	$125	66
1820 Blandwood Ave	0.24mi	3/1.0 (+1)	1,073 (+2%)	17mo	$36,000	$34	66
1410 Branch St	0.32mi	2/1.0	990 (-6%)	13mo	$28,000	$28	65
540 Lincoln Dr	0.50mi	3/2.0 (+1)	1,067 (+2%)	9mo	$128,000	$120	57
805 Tyan St	0.18mi	3/1.0 (+1)	1,163 (+11%)	13mo	$65,000	$56	57
929 Tyan St	0.08mi	3/2.0 (+1)	1,187 (+13%)	10mo	$90,000	$76	57
1317 Proctor St	0.41mi	3/1.5 (+1)	1,107 (+5%)	11mo	$140,000	$126	56
517 Lincoln Dr	0.44mi	3/1.5 (+1)	1,008 (-4%)	16mo	$112,000	$111	53
1121 Hill St	0.63mi	3/1.0 (+1)	1,104 (+5%)	10mo	$110,000	$100	49
1104 Long Ave	0.61mi	3/1.0 (+1)	983 (-6%)	13mo	$55,000	$56	46
727 Long Ave	0.62mi	2/1.0	1,177 (+12%)	10mo	$40,000	$34	43

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: -6.3%
• Equity multiple: 0.77×
• Total profit: $-8,454
• Equity at exit: $19,369

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $8,704
• 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: 8.8×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$43 /mo · $512/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $199

Break-even live

Break-even rent $985

Max offer price $129,900

Occupancy floor 79%

Sensitivity live

Price	-10% $272	-5% $235	+0% $199	+5% $162	+10% $125
Rent	-10% $101	-5% $150	+0% $199	+5% $247	+10% $296
Rate	-1.0pp $264	-0.5pp $232	base $199	+0.5pp $165	+1.0pp $131

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 37 events

1. 2026-06-19
   days on market $129,900 Active 120 DOM
2. 2026-06-18
   days on market $129,900 Active 119 DOM
3. 2026-06-17
   days on market $129,900 Active 118 DOM
4. 2026-06-16
   days on market $129,900 Active 117 DOM
5. 2026-06-15
   days on market $129,900 Active 116 DOM
6. 2026-06-14
   days on market $129,900 Active 114 DOM
7. 2026-06-13
   days on market $129,900 Active 113 DOM
8. 2026-06-10
   days on market $129,900 Active 111 DOM
9. 2026-06-09
   days on market $129,900 Active 110 DOM
10. 2026-06-08
    days on market $129,900 Active 109 DOM
11. 2026-06-07
    days on market $129,900 Active 108 DOM
12. 2026-06-05
    days on market $129,900 Active 105 DOM
13. 2026-06-03
    price $129,900 Active 103 DOM
14. 2026-06-02
    days on market $136,900 Active 103 DOM
15. 2026-06-01
    days on market $136,900 Active 102 DOM
16. 2026-05-31
    days on market $136,900 Active 101 DOM
17. 2026-05-30
    days on market $136,900 Active 100 DOM
18. 2026-03-11
    price $136,900
19. 2026-02-17
    listed $145,900 Active
20. 2025-06-10
    historical
21. 2025-06-10
    historical
22. 2025-01-01
    price $139,500
23. 2025-01-01
    listed $139,500 Active
24. 2024-12-31
    historical
25. 2024-12-30
    price $139,900
26. 2024-09-20
    price $144,500
27. 2024-08-03
    historical $1,100
28. 2024-07-23
    listed $149,900 Active
29. 2024-07-22
    listed $144,500 Active
30. 2024-05-09
    listed $1,100
31. 2023-08-30
    historical $1,200
32. 2023-08-16
    listed $1,200
33. 2023-04-27
    soldstatus $55,000 Closed
34. 2023-04-27
    soldstatus $55,000
35. 2023-04-17
    status Pending
36. 2022-07-18
    listed $69,900 Active
37. 1992-10-26
    soldstatus $42,000

ⓘ 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: $512 · $43/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: +$554/yr (+$46/mo · 108.2%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 16 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: $14,834
• − Mortgage interest: −$7,276
• − Property taxes: −$512
• − Insurance: −$650
• − Repairs & maintenance: −$1,187
• − Management: −$1,187
• − Depreciation: −$3,779
• Taxable income: $244
• Est. tax owed @ 24.0%: −$59
• After-tax cash flow: $2,325/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

+226.0% since first listed

20 events — show timeline

• 2026-03-11 Price Changed $136,900 TMLS
• 2026-02-17 Listed $145,900 TMLS
• 2025-06-10 Listing Removed — TMLS
• 2025-06-10 Listing Removed — Hive MLS
• 2025-01-01 Price Changed $139,500 Hive MLS
• 2025-01-01 Listed $139,500 Hive MLS
• 2024-12-31 Listing Removed — Hive MLS
• 2024-12-30 Price Changed $139,900 TMLS
• 2024-09-20 Price Changed $144,500 TMLS
• 2024-08-03 Rental Removed $1,100 BUILDIUM
• 2024-07-23 Listed $149,900 TMLS
• 2024-07-22 Listed $144,500 Hive MLS
• 2024-05-09 Listed for Rent $1,100 BUILDIUM
• 2023-08-30 Rental Removed $1,200 BUILDIUM
• 2023-08-16 Listed for Rent $1,200 BUILDIUM
• 2023-04-27 Sold (Public Records) $55,000 Public Records
• 2023-04-27 Sold (MLS) $55,000 Hive MLS
• 2023-04-17 Pending — Hive MLS
• 2022-07-18 Listed $69,900 Hive MLS
• 1992-10-26 Sold (Public Records) $42,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $512 · +0.0% YoY. Source: county tax records.