836 Clark St · Rocky Mount, NC 27801

$34,200

2 bd · 1.0 ba · 1,032 sqft · SingleFamily public records · 62 Days on market

Built 1900 ↓ 41% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Good Investment

Key facts

• Covered front porch
• Deep lot
• Low annual taxes

Tags

• COVERED FRONT PORCH
• CLASSIC 1900S ARCHITECTURE
• DEEP LOT
• LOCAL AMENITIES
• NO HOA
• LOW ANNUAL TAXES

Property features AI

Finance

• Other: Living area approximately 1,032 (above grade finished area per public records)
• Financial info: Annual tax amount noted
• HOA & community: No association; Not a senior community

Exterior

• Utilities: Public water; Public sewer
• Home design: House; One story; Zoning: R6
• Construction: Asbestos and block construction; Metal roof; Other foundation; Built as single-family house
• Exterior features: No waterfront; Publicly maintained road access

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Other (see remarks)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heating present (type: other); No cooling system
• Interior features: Other flooring (see remarks)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $34k.

Deal economics

• At list price, monthly cash flow is $771 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $34k).
• Recommended offer: $32k (6.0% below list) — sets the bar for market timing.
• Cap rate 33.3% 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: 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 $236 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $4k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $4k; list at $34k implies a 877% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $32,147 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 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 1900 — 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: 3.64% ✓
• Cap rate: 33.34%
• Cash-on-cash: 96.60%
• DSCR: 5.30
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $74,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 Clark St	0.03mi	2/1.0	916 (-11%)	19mo	$18,000	$20	64
1410 Branch St	0.43mi	2/1.0	990 (-4%)	13mo	$28,000	$28	63
1214 Cypress St	0.37mi	3/1.5 (+1)	1,064 (+3%)	13mo	$133,000	$125	60
813 Henna St	0.33mi	3/1.0 (+1)	1,054 (+2%)	20mo	$127,500	$121	59
1525 Hargrove St	0.56mi	3/1.0 (+1)	1,020 (-1%)	11mo	$100,000	$98	58
727 Long Ave	0.25mi	2/1.0	1,177 (+14%)	10mo	$40,000	$34	57
1104 Long Ave	0.58mi	3/1.0 (+1)	983 (-5%)	13mo	$55,000	$56	50
1121 Hill St	0.64mi	3/1.0 (+1)	1,104 (+7%)	10mo	$110,000	$100	46
417 Dexter St	0.68mi	2/1.0	896 (-13%)	4mo	$133,900	$149	43
414 Dexter St	0.67mi	3/1.0 (+1)	1,154 (+12%)	8mo	$62,500	$54	38
805 Tyan St	0.66mi	3/1.0 (+1)	1,163 (+13%)	13mo	$65,000	$56	32
932 S Grace St	0.72mi	3/2.0 (+1)	1,183 (+15%)	19mo	$85,000	$72	17

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: 97.5%
• Equity multiple: 5.55×
• Total profit: $43,560
• Equity at exit: $5,099

10-year hold

• IRR: —
• Equity multiple: 11.56×
• Total profit: $101,168
• Equity at exit: $2,957

Cash invested: $9,576 (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: 2.3×

Monthly cashflow live

• Estimated rent: $1,244 medium
• Mortgage (P&I): −$179
• Tax from tax record: −$19 /mo · $222/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $771

Break-even live

Break-even rent $269

Max offer price $34,200

Occupancy floor 33%

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: $8,550
• Closing costs: $1,026
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $34,200 Active 62 DOM
2. 2026-06-18
   days on market $34,200 Active 61 DOM
3. 2026-06-17
   days on market $34,200 Active 60 DOM
4. 2026-06-16
   days on market $34,200 Active 59 DOM
5. 2026-06-15
   days on market $34,200 Active 58 DOM
6. 2026-06-14
   days on market $34,200 Active 56 DOM
7. 2026-06-13
   days on market $34,200 Active 55 DOM
8. 2026-06-10
   days on market $34,200 Active 53 DOM
9. 2026-06-09
   days on market $34,200 Active 52 DOM
10. 2026-06-09
    price $34,200 Active 51 DOM
11. 2026-06-08
    days on market $38,700 Active 51 DOM
12. 2026-06-07
    days on market $38,700 Active 50 DOM
13. 2026-06-03
    days on market $38,700 Active 46 DOM
14. 2026-06-02
    days on market $38,700 Active 45 DOM
15. 2026-06-01
    days on market $38,700 Active 44 DOM
16. 2026-05-31
    days on market $38,700 Active 43 DOM
17. 2026-05-30
    days on market $38,700 Active 42 DOM
18. 2026-04-17
    listed $38,700 Active
19. 2026-04-16
    price $38,700
20. 2026-04-16
    historical
21. 2025-10-23
    listed $42,900 Active
22. 2017-07-18
    soldstatus $3,500 15-char remark

    Show marketing remark (15 chars)

    Good Investment

23. 2016-07-19
    listed $7,000 15-char remark

    Show marketing remark (15 chars)

    Good Investment

24. 2005-01-06
    soldstatus $66,000

ⓘ 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: $222 · $19/mo
• Projected year-2 tax: $280 · $23/mo
• Expected delta: +$58/yr (+$5/mo · 26.2%)

ⓘ 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 76% 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: $14,932
• − Mortgage interest: −$1,916
• − Property taxes: −$222
• − Insurance: −$171
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$995
• Taxable income: $9,239
• Est. tax owed @ 24.0%: −$2,217
• After-tax cash flow: $7,033/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

-41.4% since first listed

7 events — show timeline

• 2026-04-17 Listed $38,700 TMLS
• 2026-04-16 Price Changed $38,700 TMLS
• 2026-04-16 Listing Removed — TMLS
• 2025-10-23 Listed $42,900 TMLS
• 2017-07-18 Sold (MLS) $3,500 Hive MLS
• 2016-07-19 Listed $7,000 Hive MLS
• 2005-01-06 Sold (Public Records) $66,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $222 · -7.6% YoY. Source: county tax records.