546 Marigold St · Rocky Mount, NC 27801

$99,500

2 bd · 1.0 ba · 1,450 sqft · SingleFamily public records · 186 Days on market

Built 1910 7,405 sqft lot Est $84k · 18% over

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Why this score? — see what drove the C 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 +8.0/10.0
• 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 MLS

Calling all investors! This cute investment property is rented for $795/month. The tenant is currently month to month. The middle portion of the roof is a new rubber roof.

Key facts

• Ample outdoor space
• Great layout
• 7,405 sq ft lot

Tags

• AMPLE OUTDOOR SPACE
• GREAT LAYOUT
• POTENTIAL FOR RENOVATION
• POTENTIAL FOR CUSTOMIZATION

Property features AI

Finance

• Other: Zoning: R6
• Financial info:
• HOA & community: No association amenities

Exterior

• Parking: Off-street parking
• Security:
• Utilities: Public water; Sewer available; Water available
• Home design: Single-family residence; One-story entry level; One level; Residential property
• Construction: Vinyl siding and frame construction; Membrane and metal roof
• Exterior features: Porch; Has a view

Interior

• Kitchen: Convection oven
• Bedrooms: Master downstairs
• Flooring:
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Electric heating; No cooling
• Interior features: Master bedroom on the main level; 7 total rooms; Crawl space basement
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

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: Southwest Edgecombe High (math 42% / reading 37%, grade F, #393 of 535 statewide, top 75%, 802 students, 100% FRL) — zoned schools average 100% FRL vs 74% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 40% at this address vs 24% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Edgecombe County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $688 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $20k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $84k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 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 1910 — 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: 1.30% ✓
• Cap rate: 11.10%
• Cash-on-cash: 17.16%
• DSCR: 1.76
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $84,100
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
621 Clark St	0.19mi	3/1.0 (+1)	1,401 (-3%)	9mo	$45,000	$32	73
508 Buena Vista Ave	0.14mi	3/2.0 (+1)	1,375 (-5%)	10mo	$171,900	$125	68
421 N Daughtry St	0.47mi	3/1.0 (+1)	1,506 (+4%)	2mo	$80,000	$53	65
509 N Mercer St	0.55mi	3/2.0 (+1)	1,439 (-1%)	3mo	$75,000	$52	62
1132 Rosewood Ave	0.66mi	3/1.0 (+1)	1,442 (-1%)	8mo	$162,500	$113	57
432 N Mercer St N	0.47mi	3/2.0 (+1)	1,426 (-2%)	12mo	$140,000	$98	56
617 Pender St	0.24mi	3/1.0 (+1)	1,232 (-15%)	8mo	$42,000	$34	52
704 Pender St	0.31mi	3/2.0 (+1)	1,573 (+8%)	13mo	$174,900	$111	51
711 Clark St	0.26mi	3/2.0 (+1)	1,594 (+10%)	14mo	$47,000	$29	51
1136 Hill St	0.71mi	3/2.0 (+1)	1,504 (+4%)	4mo	$185,000	$123	48
1210 Cypress St	0.69mi	3/1.0 (+1)	1,380 (-5%)	13mo	$80,000	$58	44
823 E Holly St	0.73mi	3/1.0 (+1)	1,538 (+6%)	12mo	$85,000	$55	41

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: 8.4%
• Equity multiple: 1.33×
• Total profit: $9,225
• Equity at exit: $14,836

10-year hold

• IRR: 17.7%
• Equity multiple: 2.46×
• Total profit: $40,621
• Equity at exit: $8,603

Cash invested: $27,860 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,295 medium
• Mortgage (P&I): −$522
• Tax from tax record: −$62 /mo · $740/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $398

Break-even live

Break-even rent $791

Max offer price $99,500

Occupancy floor 64%

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $99,500 Active 186 DOM
2. 2026-06-18
   days on market $99,500 Active 185 DOM
3. 2026-06-17
   price $99,500 Active 184 DOM
4. 2026-06-17
   days on market $105,000 Active 184 DOM
5. 2026-06-16
   days on market $105,000 Active 183 DOM
6. 2026-06-15
   days on market $105,000 Active 182 DOM
7. 2026-06-14
   days on market $105,000 Active 180 DOM
8. 2026-06-13
   days on market $105,000 Active 179 DOM
9. 2026-06-10
   days on market $105,000 Active 177 DOM
10. 2026-06-09
    days on market $105,000 Active 176 DOM
11. 2026-06-08
    days on market $105,000 Active 175 DOM
12. 2026-06-07
    days on market $105,000 Active 174 DOM
13. 2026-06-03
    days on market $105,000 Active 170 DOM
14. 2026-06-02
    days on market $105,000 Active 169 DOM
15. 2026-06-01
    days on market $105,000 Active 168 DOM
16. 2026-05-31
    days on market $105,000 Active 167 DOM
17. 2026-05-30
    days on market $105,000 Active 166 DOM
18. 2026-04-24
    price $110,000
19. 2026-02-04
    price $115,000
20. 2025-12-15
    listed $120,000 Active
21. 2022-02-25
    soldstatus $84,000 171-char remark

    Show marketing remark (171 chars)

    Calling all investors! This cute investment property is rented for $795/month. The tenant is currently month to month. The middle portion of the roof is a new rubber roof.

22. 2022-02-25
    soldstatus $84,000

    Show marketing remark (171 chars)

    Calling all investors! This cute investment property is rented for $795/month. The tenant is currently month to month. The middle portion of the roof is a new rubber roof.

23. 2021-11-02
    listed $85,546 171-char remark

    Show marketing remark (171 chars)

    Calling all investors! This cute investment property is rented for $795/month. The tenant is currently month to month. The middle portion of the roof is a new rubber roof.

24. 2020-06-29
    historical
25. 2020-04-13
    listed $59,900
26. 1992-07-01
    soldstatus $17,500

ⓘ 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: $740 · $62/mo
• Projected year-2 tax: $816 · $68/mo
• Expected delta: +$76/yr (+$6/mo · 10.2%)

ⓘ 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 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: $15,543
• − Mortgage interest: −$5,574
• − Property taxes: −$740
• − Insurance: −$498
• − Repairs & maintenance: −$1,243
• − Management: −$1,243
• − Depreciation: −$2,895
• Taxable income: $3,350
• Est. tax owed @ 24.0%: −$804
• After-tax cash flow: $3,976/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

+528.6% since first listed

9 events — show timeline

• 2026-04-24 Price Changed $110,000 Hive MLS
• 2026-02-04 Price Changed $115,000 Hive MLS
• 2025-12-15 Listed $120,000 Hive MLS
• 2022-02-25 Sold (Public Records) $84,000 Public Records
• 2022-02-25 Sold (MLS) $84,000 Hive MLS
• 2021-11-02 Listed $85,546 Hive MLS
• 2020-06-29 Listing Removed — Hive MLS
• 2020-04-13 Listed $59,900 Hive MLS
• 1992-07-01 Sold (Public Records) $17,500 Public Records

Property tax history

+7.7%/yr

Latest (2025): $740 · +0.0% YoY. Source: county tax records.