667 Fountain School Rd · Rocky Mount, NC 27809

$199,900

3 bd · 2.0 ba · 1,960 sqft · Manufactured public records · 202 Days on market

Manufactured home Built 1999

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Why this score? — see what drove the F 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).

• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Cash flow +5.8/30.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• DSCR +0.2/10.0
• 1% rule +0.0/10.0

Listing remarks

Well-maintained 4BR/2BA home in Battleboro with 2,088 sq. ft. on a 0.52-acre lot. This property features a spacious floor plan with living areas, ample storage, and a comfortable primary suite with full bath. Three additional bedrooms offer flexibility for guests, office, or hobbies. The large half-acre lot provides room to enjoy the outdoors and potential for future enhancements. Convenient location and move-in ready—don't miss this great opportunity!

Key facts

• Built 1999
• Listed 202 days

Property features AI

Exterior

• Parking: Unpaved parking
• Utilities: Water available; Sewer available
• Home design: Manufactured home; Single-story
• Construction: Vinyl siding with frame construction; Brick/mortar foundation
• Exterior features: Front porch; Has a view; Shingle roof; No fencing

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Heat pump; Electric forced air
• Interior features: 7 total rooms; Central heat pump cooling; Heat pump and electric forced-air heating

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $-399 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $129k (35.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (50.7% below list).
• Recommended offer: $99k (50.7% below list) — sets the bar for 1% rule.

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: Coker-Wimberly Elementary (math 17% / reading 22%, grade F, #1,242 of 1,410 statewide, top 90%, 252 students, 99% FRL); Phillips Middle (math 8% / reading 22%, grade F, #461 of 475 statewide, top 97%, 129 students, 98% FRL); North Edgecombe High (math 15% / reading 24%, grade F, #492 of 535 statewide, top 93%, 229 students, 99% FRL) — zoned schools average 98% FRL vs 74% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 46 active listings in the ZIP; 50 units permitted in Edgecombe County in 2024 (5 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $11k appreciation (5.6% local appreciation)).
• Edgecombe County population projected at -34% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $98,555 (50.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 51% concession, seller financing, or rate buy-down credit?
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: 0.49% ✗
• Cap rate: 3.90%
• Cash-on-cash: -8.56%
• DSCR: 0.62
• GRM: 16.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.4%
• Equity multiple: 1.49×
• Total profit: $27,569
• Equity at exit: $120,771

10-year hold

• IRR: 9.3%
• Equity multiple: 2.82×
• Total profit: $102,115
• Equity at exit: $214,908

Cash invested: $55,972 (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 27809

• Home prices YoY: 2.7%
• Active inventory: 46
• Price-to-rent: 16.9×

Monthly cashflow live

• Estimated rent: $986 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$46 /mo · $556/yr
• Insurance: −$83
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $-399

Break-even live

Break-even rent $1,491

Max offer price $129,351

Occupancy floor —

Sensitivity live

Price	-10% $-286	-5% $-343	+0% $-399	+5% $-456	+10% $-513
Rent	-10% $-477	-5% $-438	+0% $-399	+5% $-360	+10% $-322
Rate	-1.0pp $-299	-0.5pp $-349	base $-399	+0.5pp $-451	+1.0pp $-504

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $199,900 Active 202 DOM
2. 2026-06-19
   days on market $199,900 Active 200 DOM
3. 2026-06-18
   days on market $199,900 Active 199 DOM
4. 2026-06-17
   days on market $199,900 Active 198 DOM
5. 2026-06-16
   days on market $199,900 Active 197 DOM
6. 2026-06-15
   days on market $199,900 Active 196 DOM
7. 2026-06-14
   days on market $199,900 Active 194 DOM
8. 2026-06-13
   days on market $199,900 Active 193 DOM
9. 2026-06-10
   days on market $199,900 Active 191 DOM
10. 2026-06-09
    days on market $199,900 Active 190 DOM
11. 2026-06-08
    days on market $199,900 Active 189 DOM
12. 2026-06-07
    days on market $199,900 Active 188 DOM
13. 2026-06-05
    days on market $199,900 Active 185 DOM
14. 2026-06-02
    days on market $199,900 Active 183 DOM
15. 2026-06-01
    days on market $199,900 Active 182 DOM
16. 2026-05-31
    days on market $199,900 Active 181 DOM
17. 2026-05-30
    days on market $199,900 Active 180 DOM
18. 2025-12-01
    listed $199,900 Active

ⓘ 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: $556 · $46/mo
• Projected year-2 tax: $1,639 · $137/mo
• Expected delta: +$1,083/yr (+$90/mo · 194.7%)

ⓘ 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 ≥109°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,827
• − Mortgage interest: −$11,198
• − Property taxes: −$556
• − Insurance: −$1,000
• − Repairs & maintenance: −$946
• − Management: −$946
• − Depreciation: −$5,815
• Taxable loss: −$8,634
• Est. tax savings @ 24.0%: +$2,072
• After-tax cash flow: $-2,720/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
• City population: 70,300
• Population (ZIP): 3,917

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: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 51% Black 43% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Portuguese 5% Italian 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 1%

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: ▲ 5.61%
• Current HPI: 212.35
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2025-12-01 Listed $199,900 Hive MLS

Property tax history

+1.2%/yr

Latest (2025): $556 · +0.0% YoY. Source: county tax records.