452 N Mercer St · Rocky Mount, NC 27801

$172,999

2 bd · 1.0 ba · 1,750 sqft · SingleFamily public records · 34 Days on market

Built 1941 2,945 sqft lot Est $163k · 6% over

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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 +12.4/30.0
• ARV discount +4.7/15.0
• DSCR +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 4-bedroom, 2-bath home featuring a first-floor master suite, spacious family room, and separate den perfect for a home office or flex space. The spacious kitchen offers an island, pantry, and plenty of room for cooking and entertaining. Enjoy the nice yard with space to relax or play. Major updates include a new roof (2025) and heat pump/central air system (2026). Move-in ready with comfort and convenience throughout!

Key facts

• Pantry
• Separate den
• Island

Tags

• FIRST-FLOOR MASTER SUITE
• SPACIOUS FAMILY ROOM
• SEPARATE DEN
• ISLAND
• PANTRY
• NICE YARD

Property features AI

Exterior

• Parking: Concrete parking surface
• Utilities: Cable available; Water available
• Home design: Single-family residence; Two stories; Entry level: 1
• Construction: Concrete and vinyl siding construction; Shingle roof; Built with a crawl space foundation
• Exterior features: Front porch and rear porch; Has a view; No fencing

Interior

• Kitchen: Refrigerator included
• Bedrooms: Master downstairs
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating with heat pump
• Interior features: Master bedroom on the main floor; Kitchen island; Ceiling fans; Pantry; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $-29 ($-349/yr) — negative.
• To cash-flow at today's rent, offer at most $168k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (27.7% below list).
• Recommended offer: $125k (27.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: South Edgecombe Middle (math 20% / reading 31%, grade F, #388 of 475 statewide, top 83%, 305 students, 99% FRL); Southwest Edgecombe High (math 42% / reading 37%, grade F, #393 of 535 statewide, top 75%, 802 students, 100% FRL) — zoned schools average 99% FRL vs 74% district-wide (26 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 33% 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 34 days — a 3% lower offer ($168k) is reasonable based on typical stale-listing flexibility.
• 2 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 $70k; list at $173k implies a 147% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $125,077 (27.7% 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 34 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.72% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.72%
• DSCR: 0.97
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $162,750
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
421 N Daughtry St	0.03mi	3/1.0 (+1)	1,506 (-14%)	2mo	$80,000	$53	68
901 Eastern Ave	0.29mi	3/2.0 (+1)	1,846 (+6%)	13mo	$205,000	$111	58
1119 Eastern Ave	0.50mi	3/1.5 (+1)	1,772 (+1%)	19mo	$172,000	$97	52
823 E Holly St	0.35mi	3/1.0 (+1)	1,538 (-12%)	12mo	$85,000	$55	49
1012 Tarboro St	0.51mi	3/2.0 (+1)	1,662 (-5%)	16mo	$155,000	$93	45
945 Sycamore St	0.41mi	3/2.0 (+1)	1,996 (+14%)	4mo	$129,000	$65	44
1100 Long Ave	0.68mi	3/2.0 (+1)	1,670 (-5%)	9mo	$210,000	$126	44
1136 Hill St	0.72mi	3/2.0 (+1)	1,504 (-14%)	4mo	$185,000	$123	31
711 Clark St	0.73mi	3/2.0 (+1)	1,594 (-9%)	14mo	$47,000	$29	30
624 Myrtle Ave	0.67mi	3/2.0 (+1)	1,532 (-12%)	21mo	$100,000	$65	22

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: -17.6%
• Equity multiple: 0.38×
• Total profit: $-29,979
• Equity at exit: $25,795

10-year hold

• IRR: -9.7%
• Equity multiple: 0.40×
• Total profit: $-28,862
• Equity at exit: $14,958

Cash invested: $48,440 (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: 11.5×

Monthly cashflow live

• Estimated rent: $1,251 medium
• Mortgage (P&I): −$907
• Tax from tax record: −$38 /mo · $455/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $-29

Break-even live

Break-even rent $1,288

Max offer price $167,854

Occupancy floor 97%

Sensitivity live

Price	-10% $69	-5% $20	+0% $-29	+5% $-78	+10% $-127
Rent	-10% $-128	-5% $-79	+0% $-29	+5% $20	+10% $70
Rate	-1.0pp $58	-0.5pp $15	base $-29	+0.5pp $-74	+1.0pp $-120

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-03
   statusdays on market $172,999 Pending 34 DOM
2. 2026-06-02
   days on market $172,999 Active 33 DOM
3. 2026-06-01
   days on market $172,999 Active 32 DOM
4. 2026-05-31
   days on market $172,999 Active 31 DOM
5. 2026-05-30
   days on market $172,999 Active 30 DOM
6. 2026-05-20
   price $172,999
7. 2026-04-30
   listed $179,999 Active
8. 2015-08-22
   historical
9. 2015-02-07
   listed $24,300
10. 1999-08-25
    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: $455 · $38/mo
• Projected year-2 tax: $1,419 · $118/mo
• Expected delta: +$964/yr (+$80/mo · 211.7%)

ⓘ 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 8/10 Severe 80% 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: $15,009
• − Mortgage interest: −$9,691
• − Property taxes: −$455
• − Insurance: −$865
• − Repairs & maintenance: −$1,201
• − Management: −$1,201
• − Depreciation: −$5,033
• Taxable loss: −$3,436
• Est. tax savings @ 24.0%: +$825
• After-tax cash flow: $475/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

+147.1% since first listed

5 events — show timeline

• 2026-05-20 Price Changed $172,999 Hive MLS
• 2026-04-30 Listed $179,999 Hive MLS
• 2015-08-22 Listing Removed — Hive MLS
• 2015-02-07 Listed $24,300 Hive MLS
• 1999-08-25 Sold (Public Records) $70,000 Public Records

Property tax history

-4.5%/yr

Latest (2025): $455 · +0.0% YoY. Source: county tax records.