1622 W Raleigh Blvd · Rocky Mount, NC 27803

$153,500

3 bd · 1.5 ba · 1,266 sqft · SingleFamily public records · 130 Days on market

Built 1962 10,454 sqft lot

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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 +14.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Rent growth +3.9/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

Fantastic investor opportunity at 1622 W Raleigh Blvd! This newly remodeled home shines with fresh paint, updated flooring, and a newer roof, offering both style and peace of mind. Already rented, this property is generating income from day one--making it a true turn-key addition to your portfolio. Don't miss the chance to secure a solid, income-producing asset with immediate cash flow potential!

Key facts

• 0.24 acre lot
• Parking
• Built 1962

Property features AI

Finance

• Other: Zoning: RM00

Exterior

• Parking: Has carport (1 space); Covered, assigned parking on gravel
• Utilities: Water connected; Sewer connected
• Home design: Single-family residence; One story; Residential property
• Construction: Brick construction
• Exterior features: Chain link fencing around back yard; Porch; Shingle roof; City street and state road frontage

Interior

• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Crawl space basement; Has view; Porch

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $37 ($446/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 $139k (9.5% below list).
• Recommended offer: $135k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: Bailey Elementary (math 24% / reading 28%, grade F, #1,085 of 1,410 statewide, top 77%, 538 students, 75% FRL); Rocky Mount Middle (math 7% / reading 26%, grade F, #449 of 475 statewide, top 96%, 407 students, 97% FRL); Rocky Mount High (math 27% / reading 36%, grade F, #449 of 535 statewide, top 85%, 1,072 students, 76% FRL) — zoned schools average 82% FRL vs 59% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.5%/yr); 175 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 130 days — a 12% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $31k; list at $154k implies a 395% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $135,080 (12.0% below list)

Questions for the listing agent

1. It's been on market 130 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 1962 — 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: 0.91% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $92,418
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 Nashville Rd	0.25mi	2/1.5 (-1)	1,293 (+2%)	1mo	$57,900	$45	79
1642 W Raleigh Blvd	0.01mi	3/1.0	1,170 (-8%)	9mo	$158,000	$135	77
1201 York St	0.48mi	3/2.0	1,243 (-2%)	2mo	$91,000	$73	71
625 Powell Dr	0.48mi	3/1.5	1,212 (-4%)	1mo	$148,500	$123	70
605 Dexter St	0.64mi	3/1.0	1,216 (-4%)	2mo	$65,000	$53	60
1220 Neal St	0.53mi	4/1.0 (+1)	1,342 (+6%)	2mo	$149,000	$111	57
2520 Dalton Rd	0.74mi	3/1.5	1,302 (+3%)	6mo	$100,000	$77	56
417 Kingston Ave	0.72mi	3/1.5	1,297 (+2%)	8mo	$80,000	$62	55
716 Kinchen Dr	0.74mi	3/1.5	1,334 (+5%)	2mo	$145,000	$109	55
623 Henry St	0.66mi	3/1.0	1,188 (-6%)	4mo	$21,000	$18	54
223 Renfrow St	0.73mi	3/1.0	1,176 (-7%)	10mo	$37,000	$31	44
517 Henry St	0.72mi	3/1.5	1,420 (+12%)	8mo	$62,500	$44	40

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 · 5.51% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.56×
• Total profit: $-18,886
• Equity at exit: $22,887

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $2,233
• Equity at exit: $13,272

Cash invested: $42,980 (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 27803

• Rents YoY: 5.5%
• Active inventory: 175
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,390 medium
• Mortgage (P&I): −$805
• Tax est. 1.5%: −$192 /mo · $2,302/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $37

Break-even live

Break-even rent $1,343

Max offer price $153,500

Occupancy floor 92%

Sensitivity live

Price	-10% $143	-5% $90	+0% $37	+5% $-16	+10% $-69
Rent	-10% $-73	-5% $-18	+0% $37	+5% $92	+10% $147
Rate	-1.0pp $114	-0.5pp $76	base $37	+0.5pp $-3	+1.0pp $-43

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: $38,375
• Closing costs: $4,605
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $153,500 Active 130 DOM
2. 2026-06-19
   days on market $153,500 Active 128 DOM
3. 2026-06-18
   days on market $153,500 Active 127 DOM
4. 2026-06-17
   days on market $153,500 Active 126 DOM
5. 2026-06-16
   days on market $153,500 Active 125 DOM
6. 2026-06-15
   days on market $153,500 Active 124 DOM
7. 2026-06-14
   days on market $153,500 Active 122 DOM
8. 2026-06-13
   days on market $153,500 Active 121 DOM
9. 2026-06-10
   days on market $153,500 Active 119 DOM
10. 2026-06-09
    days on market $153,500 Active 118 DOM
11. 2026-06-08
    days on market $153,500 Active 117 DOM
12. 2026-06-07
    days on market $153,500 Active 116 DOM
13. 2026-06-03
    days on market $153,500 Active 112 DOM
14. 2026-06-02
    days on market $153,500 Active 111 DOM
15. 2026-06-01
    days on market $153,500 Active 110 DOM
16. 2026-05-31
    days on market $153,500 Active 109 DOM
17. 2026-05-30
    days on market $153,500 Active 108 DOM
18. 2026-02-11
    listed $153,500 Active
19. 2026-02-02
    historical
20. 2026-01-10
    price $153,900
21. 2025-10-31
    listed $158,500 Active
22. 2016-02-12
    historical
23. 2016-02-12
    historical
24. 2015-10-06
    listed $59,900
25. 2015-10-06
    listed $59,900
26. 2015-08-04
    soldstatus $31,000
27. 2015-05-09
    listed $36,000
28. 1998-08-31
    soldstatus $69,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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: $16,678
• − Mortgage interest: −$8,598
• − Property taxes: −$2,302
• − Insurance: −$768
• − Repairs & maintenance: −$1,334
• − Management: −$1,334
• − Depreciation: −$4,465
• Taxable loss: −$2,124
• Est. tax savings @ 24.0%: +$510
• After-tax cash flow: $956/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): 20,055
• Household income: $60,124
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 641.0

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 0.60)
• Race & ethnicity: White 46% Black 44% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% Arabic 1% 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: ▼ -162.95%
• Current HPI: 190.0204
• Rent YoY: ▲ 5.51%
• 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

+120.9% since first listed

11 events — show timeline

• 2026-02-11 Listed $153,500 Hive MLS
• 2026-02-02 Listing Removed — Hive MLS
• 2026-01-10 Price Changed $153,900 Hive MLS
• 2025-10-31 Listed $158,500 Hive MLS
• 2016-02-12 Listing Removed — Hive MLS
• 2016-02-12 Listing Removed — Hive MLS
• 2015-10-06 Listed $59,900 Hive MLS
• 2015-10-06 Listed $59,900 Hive MLS
• 2015-08-04 Sold (MLS) $31,000 Hive MLS
• 2015-05-09 Listed $36,000 Hive MLS
• 1998-08-31 Sold (Public Records) $69,500 Public Records

Property tax history

-7.2%/yr

Latest (2022): $253 · +0.0% YoY. Source: county tax records.