1021 Burt St · Rocky Mount, NC 27801

$100,000

3 bd · 1.0 ba · 1,089 sqft · SingleFamily public records · 135 Days on market

Built 1961 8,250 sqft lot Est $109k · 8% under

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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
• ARV discount +11.2/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• 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

Nice and neat 3BR 1BA move in ready home. Excellent for first time buyer or investor.

Key facts

• 8,250 sq ft lot
• Built 1961
• Listed 134 days

Property features AI

Finance

• Other: Zoning: R6; Road frontage on city street and state road; Lot dimensions approximately 55 x 150 (0.19 acres)

Exterior

• Parking: On-site parking
• Security: Smoke detector(s)
• Utilities: Public water; Sewer connected; Water connected; Cable available
• Home design: Single family residence; One level
• Construction: Brick construction; Brick/mortar foundation; Shingle roof; Built as residential single family
• Exterior features: Porch; Storm door(s); Chain link fencing; Has a view

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Forced air heating; Natural gas heating
• Interior features: Eat-in kitchen; Wood flooring; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/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.
• Cap rate 12.4% 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.
• 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: North Edgecombe High (math 15% / reading 24%, grade F, #492 of 535 statewide, top 93%, 229 students, 99% FRL) — zoned schools average 99% FRL vs 74% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 38% 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 $691 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 135 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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 $23k; list at $100k implies a 335% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 135 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 1961 — 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: 1.41% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.64%
• DSCR: 1.96
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $108,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1317 Proctor St	0.29mi	3/1.5	1,107 (+2%)	11mo	$140,000	$126	73
1121 Hill St	0.39mi	3/1.0	1,104 (+1%)	10mo	$110,000	$100	71
1104 Johnson St	0.27mi	4/1.5 (+1)	1,076 (-1%)	9mo	$60,000	$56	71
1220 Tarboro St	0.61mi	3/1.0	1,100 (+1%)	7mo	$150,000	$136	64
929 Tyan St	0.33mi	3/2.0	1,187 (+9%)	10mo	$90,000	$76	57
727 Long Ave	0.39mi	2/1.0 (-1)	1,177 (+8%)	10mo	$40,000	$34	56
540 Lincoln Dr	0.73mi	3/2.0	1,067 (-2%)	9mo	$128,000	$120	51
722 Long Ave	0.42mi	3/1.0	1,231 (+13%)	10mo	$48,000	$39	50
225 Hendricks St	0.65mi	2/1.0 (-1)	1,203 (+10%)	2mo	$20,000	$17	46
1312 Hill Street St	0.54mi	4/2.0 (+1)	1,221 (+12%)	8mo	$159,900	$131	39
617 Pender St	0.73mi	3/1.0	1,232 (+13%)	8mo	$42,000	$34	37
801 Lincoln Dr	0.65mi	3/2.0	1,251 (+15%)	5mo	$170,000	$136	37

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: 14.2%
• Equity multiple: 1.57×
• Total profit: $15,925
• Equity at exit: $14,910

10-year hold

• IRR: 23.0%
• Equity multiple: 2.97×
• Total profit: $55,161
• Equity at exit: $8,646

Cash invested: $28,000 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,412 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$44 /mo · $530/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $505

Break-even live

Break-even rent $772

Max offer price $100,000

Occupancy floor 59%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $100,000 Active 135 DOM
2. 2026-06-18
   days on market $100,000 Active 134 DOM
3. 2026-06-17
   days on market $100,000 Active 133 DOM
4. 2026-06-16
   days on market $100,000 Active 132 DOM
5. 2026-06-15
   days on market $100,000 Active 131 DOM
6. 2026-06-14
   days on market $100,000 Active 129 DOM
7. 2026-06-13
   days on market $100,000 Active 128 DOM
8. 2026-06-10
   days on market $100,000 Active 126 DOM
9. 2026-06-09
   days on market $100,000 Active 125 DOM
10. 2026-06-08
    days on market $100,000 Active 124 DOM
11. 2026-06-07
    days on market $100,000 Active 123 DOM
12. 2026-06-03
    days on market $100,000 Active 119 DOM
13. 2026-06-02
    days on market $100,000 Active 118 DOM
14. 2026-06-01
    days on market $100,000 Active 117 DOM
15. 2026-05-31
    days on market $100,000 Active 116 DOM
16. 2026-05-30
    days on market $100,000 Active 115 DOM
17. 2026-02-04
    listed $100,000 Active
18. 2025-12-31
    historical
19. 2025-07-19
    listed $105,000 Active
20. 2017-08-14
    soldstatus $23,000 85-char remark

    Show marketing remark (85 chars)

    Nice and neat 3BR 1BA move in ready home. Excellent for first time buyer or investor.

21. 2017-03-18
    listed $25,000 85-char remark

    Show marketing remark (85 chars)

    Nice and neat 3BR 1BA move in ready home. Excellent for first time buyer or investor.

22. 2015-01-07
    historical
23. 2014-07-16
    listed $25,000
24. 1989-10-31
    soldstatus $38,000

ⓘ 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: $530 · $44/mo
• Projected year-2 tax: $820 · $68/mo
• Expected delta: +$290/yr (+$24/mo · 54.8%)

ⓘ 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 68% 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: $16,939
• − Mortgage interest: −$5,602
• − Property taxes: −$530
• − Insurance: −$500
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$2,909
• Taxable income: $4,688
• Est. tax owed @ 24.0%: −$1,125
• After-tax cash flow: $4,934/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

+163.2% since first listed

8 events — show timeline

• 2026-02-04 Listed $100,000 Hive MLS
• 2025-12-31 Listing Removed — Hive MLS
• 2025-07-19 Listed $105,000 Hive MLS
• 2017-08-14 Sold (MLS) $23,000 Hive MLS
• 2017-03-18 Listed $25,000 Hive MLS
• 2015-01-07 Listing Removed — Hive MLS
• 2014-07-16 Listed $25,000 Hive MLS
• 1989-10-31 Sold (Public Records) $38,000 Public Records

Property tax history

+0.9%/yr

Latest (2025): $530 · +0.0% YoY. Source: county tax records.