2077, 91 W 10th St · South Rosemary, NC 27870

$120,000

3 bd · 1.0 ba · 1,764 sqft · SingleFamily public records · 228 Days on market

Built 1967 0.48 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• ARV discount +7.5/15.0
• Livability +3.0/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property also includes 2091 West 10th St. and is a wonderful set up for someone wanting to have a home and business together. It was owner occupied with a TV repair shop attached in the past. Great visibility for a business! The shop side could also be renovated and turned into additional living space! It is in move in condition. The hot water heater was new in Nov. 2019! The property includes 2 detached carports, a storage building/workshop, and both asphalt & concrete driveways, chain link fence around most of yard, and a rear deck & a covered front porch. The vinyl siding is covering the original block exterior.

Key facts

• Covered front porch
• Detached carports
• Storage building

Tags

• DETACHED CARPORTS
• STORAGE BUILDING
• COVERED FRONT PORCH
• REAR DECK
• CHAIN LINK FENCE

Property features AI

Exterior

• Parking: Detached carport; Asphalt and concrete parking surfaces; Has carport
• Utilities: Public water; Septic tank sewer
• Home design: Residential property; One level
• Construction: Block construction; Aluminum siding; Vinyl siding; Composition roof; Slab foundation; Built area: 1,750 above-grade finished
• Exterior features: Front porch; Chain link fencing; Storage structure; Has a view

Interior

• Kitchen: Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: 7 total rooms (bedroom count not specified)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Space heater; Natural gas heating; Window unit cooling
• Interior features: DSL/Cable available; No fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $528 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#546 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Roanoke Rapids City Schools (town): math 31% / reading 37% proficiency, ranked #135 of 178 in NC (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Belmont Elementary School (math 22% / reading 26%, grade F, #1,153 of 1,410 statewide, top 82%, 595 students, 100% FRL); Chaloner Middle School (math 31% / reading 40%, grade F, #279 of 475 statewide, top 60%, 616 students, 100% FRL); Roanoke Rapids High School (math 52% / reading 37%, grade F, #352 of 535 statewide, top 68%, 783 students, 100% FRL) — zoned schools average 100% FRL vs 53% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 143 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 55 units permitted in Halifax County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($50k/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 $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Halifax County population projected at -27% 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 $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 228 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $25k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 228 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 1967 — 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. 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: 1.38% ✓
• Cap rate: 11.58%
• Cash-on-cash: 18.86%
• DSCR: 1.84
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $252,252
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
268 Fairlane Dr	0.26mi	4/3.0 (+1)	2,000 (+13%)	1mo	$275,000	$138	52
112 Mina St	0.56mi	3/2.0	1,885 (+7%)	8mo	$170,000	$90	52
109 Western Dr	0.59mi	3/2.0	1,628 (-8%)	10mo	$259,000	$159	47
103 Midway Ln	0.57mi	3/2.0	1,923 (+9%)	11mo	$309,000	$161	45
110 Western Dr	0.60mi	3/2.0	1,918 (+9%)	13mo	$274,900	$143	42
410 Elkins Dr	0.66mi	3/2.0	1,958 (+11%)	8mo	$270,000	$138	40
115 Landfall Ct	0.71mi	3/2.5	1,985 (+12%)	11mo	$295,000	$149	31

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: 10.7%
• Equity multiple: 1.42×
• Total profit: $14,190
• Equity at exit: $17,892

10-year hold

• IRR: 19.7%
• Equity multiple: 2.66×
• Total profit: $55,644
• Equity at exit: $10,375

Cash invested: $33,600 (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 27870

• Home prices YoY: -21.1%
• Active inventory: 143
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,651 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$97 /mo · $1,159/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $528

Break-even live

Break-even rent $982

Max offer price $120,000

Occupancy floor 63%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Lake Pointe Dr Roanoke Rapids, NC	3.0	3.0	2604	$2,500	$0.96	43d	1	0.84mi
1028 Cleveland St Roanoke Rapids, NC	3.0	1.5	1302	$1,450	$1.11	43d	1	0.99mi
427 Cedar St Roanoke Rapids, NC	3.0	2.0	1942	$1,450	$0.75	43d	1	1.46mi

Listing history 17 events

1. 2026-06-19
   days on market $120,000 Active 228 DOM
2. 2026-06-18
   days on market $120,000 Active 227 DOM
3. 2026-06-17
   days on market $120,000 Active 226 DOM
4. 2026-06-16
   days on market $120,000 Active 225 DOM
5. 2026-06-15
   days on market $120,000 Active 224 DOM
6. 2026-06-01
   days on market $120,000 Active 222 DOM
7. 2026-05-31
   days on market $120,000 Active 221 DOM
8. 2026-05-30
   days on market $120,000 Active 220 DOM
9. 2026-03-24
   price $120,000
10. 2026-02-09
    price $130,000
11. 2025-12-03
    price $136,000
12. 2025-10-22
    listed $144,900 Active
13. 2024-08-28
    soldstatus $114,000 Closed 640-char remark

    Show marketing remark (640 chars)

    This property also includes 2091 West 10th St. and is a wonderful set up for someone wanting to have a home and business together. It was owner occupied with a TV repair shop attached in the past. Great visibility for a business! The shop side could also be renovated and turned into additional living space! It is in move in condition. The hot water heater was new in Nov. 2019! The property includes 2 detached carports, a storage building/workshop, and both asphalt & concrete driveways, chain link fence around most of yard, and a rear deck & a covered front porch. The vinyl siding is covering the original block exterior.

14. 2024-08-28
    soldstatus $125,000

    Show marketing remark (640 chars)

    This property also includes 2091 West 10th St. and is a wonderful set up for someone wanting to have a home and business together. It was owner occupied with a TV repair shop attached in the past. Great visibility for a business! The shop side could also be renovated and turned into additional living space! It is in move in condition. The hot water heater was new in Nov. 2019! The property includes 2 detached carports, a storage building/workshop, and both asphalt & concrete driveways, chain link fence around most of yard, and a rear deck & a covered front porch. The vinyl siding is covering the original block exterior.

15. 2024-07-22
    status Pending 640-char remark

    Show marketing remark (640 chars)

    This property also includes 2091 West 10th St. and is a wonderful set up for someone wanting to have a home and business together. It was owner occupied with a TV repair shop attached in the past. Great visibility for a business! The shop side could also be renovated and turned into additional living space! It is in move in condition. The hot water heater was new in Nov. 2019! The property includes 2 detached carports, a storage building/workshop, and both asphalt & concrete driveways, chain link fence around most of yard, and a rear deck & a covered front porch. The vinyl siding is covering the original block exterior.

16. 2024-07-04
    listed $129,900 Active 640-char remark

    Show marketing remark (640 chars)

    This property also includes 2091 West 10th St. and is a wonderful set up for someone wanting to have a home and business together. It was owner occupied with a TV repair shop attached in the past. Great visibility for a business! The shop side could also be renovated and turned into additional living space! It is in move in condition. The hot water heater was new in Nov. 2019! The property includes 2 detached carports, a storage building/workshop, and both asphalt & concrete driveways, chain link fence around most of yard, and a rear deck & a covered front porch. The vinyl siding is covering the original block exterior.

17. 2020-12-01
    soldstatus $70,000

ⓘ 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: $1,159 · $97/mo
• Projected year-2 tax: $1,159 · $97/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,809
• − Mortgage interest: −$6,722
• − Property taxes: −$1,159
• − Insurance: −$600
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − Depreciation: −$3,491
• Taxable income: $4,668
• Est. tax owed @ 24.0%: −$1,120
• After-tax cash flow: $5,218/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: Roanoke Rapids City Schools
• NCES district ID: 3703900
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $41,604
• Composite: 28.7/100
• National rank: #6689
• State rank: #135 of 178 in NC

Livability — South Rosemary

• Score: 59/100
• State rank: #546
• US rank: #19997

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment F Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Halifax County · 24,958 people
• Metro: Roanoke Rapids, NC
• Population (ZIP): 24,958
• Household income: $49,502
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 822.0

Population outlook (Halifax County) Hauer SSP2

• Today (2025): 47,976 people
• By 2030: 45,450 · -5.3%
• By 2040: 39,980 · -16.7%
• By 2050: 34,863 · -27.3%
• By 2075: 25,577 · -46.7%
• By 2100: 18,365 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 47% Black 40% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Halifax

• 2024 margin: D (+17.7) · D 58.5% · R 40.9%
• 2008→2024 swing: -10.6pp toward R · 2008: 28.2pp · 2024: 17.7pp
• All cycles: 2024: D+17.7 2020: D+21.2 2016: D+26.9 2012: D+32.0 2008: D+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.78%
• Current HPI: 179.1705
• Rent YoY: —
• Metro: Roanoke Rapids, 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

+71.4% since first listed

9 events — show timeline

• 2026-03-24 Price Changed $120,000 RVLG
• 2026-02-09 Price Changed $130,000 RVLG
• 2025-12-03 Price Changed $136,000 RVLG
• 2025-10-22 Listed $144,900 RVLG
• 2024-08-28 Sold (Public Records) $125,000 Public Records
• 2024-08-28 Sold (MLS) $114,000 RVLG
• 2024-07-22 Pending — RVLG
• 2024-07-04 Listed $129,900 RVLG
• 2020-12-01 Sold (Public Records) $70,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,159 · +1.7% YoY. Source: county tax records.