937 Sycamore St · Rocky Mount, NC 27801

$153,100

2 bd · 1.5 ba · 1,838 sqft · SingleFamily public records · 142 Days on market

Built 1935 10,080 sqft lot Est $147k · at est.

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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).

• Cash flow +10.6/30.0
• ARV discount +5.6/15.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• 1% rule +2.9/10.0
• 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

Welcome to this beautifully updated brick colonial nestled on a large mature lot in well established Edgemont Park. Freshly painted exterior featuring new roof and new vinyl windows for energy efficiency. Step inside to the newly painted interior with luxury vinyl plank floors and updated modern fixtures. You will find three generous sized bedrooms and 2.5 baths all on the primary level. An updated kitchen with stainless steel appliance and an enclosed sun-room with loads of natural light. Upstairs you will find two additional bonus spaces perfect for an office or everyday living. Schedule a showing today!

Key facts

• 0.23 acre lot
• Built 1935
• Listed 142 days

Property features AI

Finance

• Other: Zoning: R-10
• HOA & community: No association amenities

Exterior

• Parking: Gravel parking
• Utilities: Public water; Sewer available; Water available
• Home design: Single-family residence; One and a half level / 2-story; Entry level: 1
• Construction: Brick veneer; Shingle roof
• Exterior features: Covered porch; Porch; Has a view; No fencing

Interior

• Bedrooms: Primary bedroom on the main level
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Main-level primary bedroom; Ceiling fans; Accessible full bathroom; Crawl space basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $153k.

Deal economics

• At list price, monthly cash flow is $-75 ($-897/yr) — negative.
• To cash-flow at today's rent, offer at most $140k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $122k (20.6% below list).
• Recommended offer: $122k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.5% in Rocky Mount — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: D S Johnson Elementary (math 3% / reading 13%, grade F, #1,396 of 1,410 statewide, top 99%, 362 students, 95% FRL); J W Parker Middle (math 6% / reading 16%, grade F, #471 of 475 statewide, top 99%, 255 students, 92% FRL); North Edgecombe High (math 15% / reading 24%, grade F, #492 of 535 statewide, top 93%, 229 students, 99% FRL) — zoned schools average 95% FRL vs 74% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 134 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 32% 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 142 days — a 12% lower offer ($135k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $57k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $121,500 (20.6% 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 142 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.79% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $147,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 Eastern Ave	0.11mi	3/2.0 (+1)	1,846 (+0%)	13mo	$205,000	$111	77
945 Sycamore St	0.02mi	3/2.0 (+1)	1,996 (+9%)	4mo	$129,000	$65	74
1119 Eastern Ave	0.19mi	3/1.5 (+1)	1,772 (-4%)	19mo	$172,000	$97	64
801 Eastern Ave	0.19mi	3/1.5 (+1)	2,030 (+10%)	10mo	$108,000	$53	61
1012 Tarboro St	0.13mi	3/2.0 (+1)	1,662 (-10%)	16mo	$155,000	$93	58
1100 Long Ave	0.29mi	3/2.0 (+1)	1,670 (-9%)	9mo	$210,000	$126	57
815 & 823 Clark St	0.57mi	3/2.0 (+1)	1,800 (-2%)	8mo	$50,000	$28	56
726 Clark St	0.57mi	3/1.5 (+1)	1,790 (-3%)	10mo	$85,000	$47	56
612 Short St	0.54mi	3/2.0 (+1)	1,689 (-8%)	4mo	$135,000	$80	51
117 S Discovery St	0.54mi	3/1.5 (+1)	2,047 (+11%)	15mo	$78,000	$38	38
711 Clark St	0.54mi	3/2.0 (+1)	1,594 (-13%)	14mo	$47,000	$29	34
704 Pender St	0.63mi	3/2.0 (+1)	1,573 (-14%)	13mo	$174,900	$111	28

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: -19.8%
• Equity multiple: 0.31×
• Total profit: $-29,567
• Equity at exit: $22,828

10-year hold

• IRR: -12.6%
• Equity multiple: 0.26×
• Total profit: $-31,863
• Equity at exit: $13,237

Cash invested: $42,868 (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: 134
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,215 medium
• Mortgage (P&I): −$803
• Tax from tax record: −$168 /mo · $2,015/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-75

Break-even live

Break-even rent $1,310

Max offer price $139,891

Occupancy floor —

Sensitivity live

Price	-10% $12	-5% $-31	+0% $-75	+5% $-118	+10% $-161
Rent	-10% $-171	-5% $-123	+0% $-75	+5% $-27	+10% $21
Rate	-1.0pp $2	-0.5pp $-36	base $-75	+0.5pp $-114	+1.0pp $-155

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: $38,275
• Closing costs: $4,593
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-05-09
   status Pending
2. 2026-04-16
   price $153,100
3. 2026-03-26
   status Active
4. 2026-03-26
   historical
5. 2026-03-17
   status Active
6. 2026-03-15
   price $170,100
7. 2026-03-15
   historical
8. 2026-02-02
   price $189,000
9. 2025-12-15
   listed $210,000 Active
10. 2024-05-01
    soldstatus $225,000 Closed 613-char remark

    Show marketing remark (613 chars)

    Welcome to this beautifully updated brick colonial nestled on a large mature lot in well established Edgemont Park. Freshly painted exterior featuring new roof and new vinyl windows for energy efficiency. Step inside to the newly painted interior with luxury vinyl plank floors and updated modern fixtures. You will find three generous sized bedrooms and 2.5 baths all on the primary level. An updated kitchen with stainless steel appliance and an enclosed sun-room with loads of natural light. Upstairs you will find two additional bonus spaces perfect for an office or everyday living. Schedule a showing today!

11. 2024-05-01
    soldstatus $225,000 Sold 613-char remark

    Show marketing remark (613 chars)

    Welcome to this beautifully updated brick colonial nestled on a large mature lot in well established Edgemont Park. Freshly painted exterior featuring new roof and new vinyl windows for energy efficiency. Step inside to the newly painted interior with luxury vinyl plank floors and updated modern fixtures. You will find three generous sized bedrooms and 2.5 baths all on the primary level. An updated kitchen with stainless steel appliance and an enclosed sun-room with loads of natural light. Upstairs you will find two additional bonus spaces perfect for an office or everyday living. Schedule a showing today!

12. 2024-05-01
    soldstatus $225,000

    Show marketing remark (613 chars)

    Welcome to this beautifully updated brick colonial nestled on a large mature lot in well established Edgemont Park. Freshly painted exterior featuring new roof and new vinyl windows for energy efficiency. Step inside to the newly painted interior with luxury vinyl plank floors and updated modern fixtures. You will find three generous sized bedrooms and 2.5 baths all on the primary level. An updated kitchen with stainless steel appliance and an enclosed sun-room with loads of natural light. Upstairs you will find two additional bonus spaces perfect for an office or everyday living. Schedule a showing today!

13. 2024-03-24
    status Pending 613-char remark

    Show marketing remark (613 chars)

    Welcome to this beautifully updated brick colonial nestled on a large mature lot in well established Edgemont Park. Freshly painted exterior featuring new roof and new vinyl windows for energy efficiency. Step inside to the newly painted interior with luxury vinyl plank floors and updated modern fixtures. You will find three generous sized bedrooms and 2.5 baths all on the primary level. An updated kitchen with stainless steel appliance and an enclosed sun-room with loads of natural light. Upstairs you will find two additional bonus spaces perfect for an office or everyday living. Schedule a showing today!

14. 2024-03-24
    status Pending 613-char remark

    Show marketing remark (613 chars)

    Welcome to this beautifully updated brick colonial nestled on a large mature lot in well established Edgemont Park. Freshly painted exterior featuring new roof and new vinyl windows for energy efficiency. Step inside to the newly painted interior with luxury vinyl plank floors and updated modern fixtures. You will find three generous sized bedrooms and 2.5 baths all on the primary level. An updated kitchen with stainless steel appliance and an enclosed sun-room with loads of natural light. Upstairs you will find two additional bonus spaces perfect for an office or everyday living. Schedule a showing today!

15. 2024-03-07
    price $225,000 613-char remark

    Show marketing remark (613 chars)

    Welcome to this beautifully updated brick colonial nestled on a large mature lot in well established Edgemont Park. Freshly painted exterior featuring new roof and new vinyl windows for energy efficiency. Step inside to the newly painted interior with luxury vinyl plank floors and updated modern fixtures. You will find three generous sized bedrooms and 2.5 baths all on the primary level. An updated kitchen with stainless steel appliance and an enclosed sun-room with loads of natural light. Upstairs you will find two additional bonus spaces perfect for an office or everyday living. Schedule a showing today!

16. 2024-03-07
    price $225,000 613-char remark

    Show marketing remark (613 chars)

    Welcome to this beautifully updated brick colonial nestled on a large mature lot in well established Edgemont Park. Freshly painted exterior featuring new roof and new vinyl windows for energy efficiency. Step inside to the newly painted interior with luxury vinyl plank floors and updated modern fixtures. You will find three generous sized bedrooms and 2.5 baths all on the primary level. An updated kitchen with stainless steel appliance and an enclosed sun-room with loads of natural light. Upstairs you will find two additional bonus spaces perfect for an office or everyday living. Schedule a showing today!

17. 2024-01-18
    listed $235,000 Active 613-char remark

    Show marketing remark (613 chars)

    Welcome to this beautifully updated brick colonial nestled on a large mature lot in well established Edgemont Park. Freshly painted exterior featuring new roof and new vinyl windows for energy efficiency. Step inside to the newly painted interior with luxury vinyl plank floors and updated modern fixtures. You will find three generous sized bedrooms and 2.5 baths all on the primary level. An updated kitchen with stainless steel appliance and an enclosed sun-room with loads of natural light. Upstairs you will find two additional bonus spaces perfect for an office or everyday living. Schedule a showing today!

18. 2024-01-18
    listed $235,000 Active 613-char remark

    Show marketing remark (613 chars)

    Welcome to this beautifully updated brick colonial nestled on a large mature lot in well established Edgemont Park. Freshly painted exterior featuring new roof and new vinyl windows for energy efficiency. Step inside to the newly painted interior with luxury vinyl plank floors and updated modern fixtures. You will find three generous sized bedrooms and 2.5 baths all on the primary level. An updated kitchen with stainless steel appliance and an enclosed sun-room with loads of natural light. Upstairs you will find two additional bonus spaces perfect for an office or everyday living. Schedule a showing today!

19. 2018-06-28
    historical
20. 2018-06-13
    listed $32,000
21. 2013-06-24
    historical
22. 2012-09-26
    listed $32,000

ⓘ 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: $2,015 · $168/mo
• Projected year-2 tax: $2,015 · $168/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $14,580
• − Mortgage interest: −$8,576
• − Property taxes: −$2,015
• − Insurance: −$766
• − Repairs & maintenance: −$1,166
• − Management: −$1,166
• − Depreciation: −$4,454
• Taxable loss: −$3,564
• Est. tax savings @ 24.0%: +$855
• After-tax cash flow: $-42/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

+378.4% since first listed

22 events — show timeline

• 2026-05-09 Pending — Hive MLS
• 2026-04-16 Price Changed $153,100 Hive MLS
• 2026-03-26 Relisted — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-03-17 Relisted — Hive MLS
• 2026-03-15 Price Changed $170,100 Hive MLS
• 2026-03-15 Listing Removed — Hive MLS
• 2026-02-02 Price Changed $189,000 Hive MLS
• 2025-12-15 Listed $210,000 Hive MLS
• 2024-05-01 Sold (Public Records) $225,000 Public Records
• 2024-05-01 Sold (MLS) $225,000 TMLS
• 2024-05-01 Sold (MLS) $225,000 Hive MLS
• 2024-03-24 Pending — TMLS
• 2024-03-24 Pending — Hive MLS
• 2024-03-07 Price Changed $225,000 Hive MLS
• 2024-03-07 Price Changed $225,000 TMLS
• 2024-01-18 Listed $235,000 TMLS
• 2024-01-18 Listed $235,000 Hive MLS
• 2018-06-28 Listing Removed — TMLS
• 2018-06-13 Listed $32,000 TMLS
• 2013-06-24 Listing Removed — Hive MLS
• 2012-09-26 Listed $32,000 Hive MLS

Property tax history

+10.6%/yr

Latest (2025): $2,015 · +0.0% YoY. Source: county tax records.