9932 Straight Gate Rd · Rocky Mount, NC 27891

$164,900

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 11 Days on market

Built 1975 0.54 ac 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 +12.7/30.0
• ARV discount +7.5/15.0
• Appreciation +6.5/10.0
• DSCR +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.2/10.0

Listing remarks MLS

You dont want to miss this one! Recently updated and in a great location! Featuring new LVP flooring, fresh paint, New HVAC & Ductwork, appliances, fixtures, and landscaping -- this home is completely move-in ready. Enjoy the beautiful tile shower and spacious open kitchen, perfect for everyday living and entertaining. Outside, the shed is ready for all your storage or hobby needs, with plenty of space inside and a large yard to enjoy!

Key facts

• Fresh paint
• New hvac
• New ductwork

Tags

• NEW LVP FLOORING
• FRESH PAINT
• NEW HVAC
• NEW DUCTWORK
• NEW APPLIANCES
• NEW FIXTURES

Property features AI

Finance

• Other: Lot size approximately 0.54 acres; State road frontage on a paved, public-maintained road; County: Nash
• HOA & community: No homeowners association

Exterior

• Parking: On-site gravel parking
• Utilities: Well water; Septic tank
• Home design: Single-story house; Vinyl siding; Shingle roof
• Construction: Vinyl siding construction; Shingle roof; One-level structure
• Exterior features: Covered porch; Porch; Workshop on property; No pool; No fencing noted

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heat pump; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Primary bedroom on main level
• Laundry & utility: Washer hookup; Electric dryer hookup; Laundry located in kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-18 ($-210/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $121k (26.4% below list).
• Recommended offer: $121k (26.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Red Oak Elementary (222 students, 60% FRL); Red Oak Middle (math 24% / reading 38%, grade F, #326 of 475 statewide, top 69%, 804 students, 64% FRL); Northern Nash High (math 37% / reading 41%, grade F, #402 of 535 statewide, top 75%, 1,059 students, 58% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: 28 active listings in the ZIP; 500 units permitted in Nash County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.9% local appreciation)).
• Nash County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.9% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 2y 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 $69k; list at $165k implies a 137% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $121,295 (26.4% 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. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
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: 0.74% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 11.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.92% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.8%
• Equity multiple: 1.39×
• Total profit: $17,955
• Equity at exit: $73,388

10-year hold

• IRR: 9.6%
• Equity multiple: 2.44×
• Total profit: $66,281
• Equity at exit: $112,514

Cash invested: $46,172 (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 27891

• Home prices YoY: 1.5%
• Active inventory: 28
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,213 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$42 /mo · $507/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $-18

Break-even live

Break-even rent $1,235

Max offer price $161,808

Occupancy floor 96%

Sensitivity live

Price	-10% $76	-5% $29	+0% $-18	+5% $-64	+10% $-111
Rent	-10% $-113	-5% $-65	+0% $-18	+5% $30	+10% $78
Rate	-1.0pp $66	-0.5pp $24	base $-18	+0.5pp $-60	+1.0pp $-104

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-01
   statusdays on market $164,900 Pending 11 DOM
2. 2026-05-31
   days on market $164,900 Active 10 DOM
3. 2026-05-30
   days on market $164,900 Active 9 DOM
4. 2026-05-21
   listed $164,900 Active 445-char remark

   Show marketing remark (445 chars)

   You dont want to miss this one! Recently updated and in a great location! Featuring new LVP flooring, fresh paint, New HVAC & Ductwork, appliances, fixtures, and landscaping -- this home is completely move-in ready. Enjoy the beautiful tile shower and spacious open kitchen, perfect for everyday living and entertaining. Outside, the shed is ready for all your storage or hobby needs, with plenty of space inside and a large yard to enjoy!

5. 2026-05-21
   listed $164,900 Active

   Show marketing remark (445 chars)

   You dont want to miss this one! Recently updated and in a great location! Featuring new LVP flooring, fresh paint, New HVAC & Ductwork, appliances, fixtures, and landscaping -- this home is completely move-in ready. Enjoy the beautiful tile shower and spacious open kitchen, perfect for everyday living and entertaining. Outside, the shed is ready for all your storage or hobby needs, with plenty of space inside and a large yard to enjoy!

6. 2026-03-26
   soldstatus $69,457 Closed 708-char remark

   Show marketing remark (708 chars)

   Located outside the city limits of Whitakers, this 3-bedroom, 1-bath home offers a manageable layout and a peaceful setting, with the opportunity for a buyer to add value with a little TLC. The interior provides comfortable living space with bedrooms that can adapt to a variety of needs, while the overall floor plan creates a solid foundation for updates and personalization. Outside, a spacious yard allows room to enjoy outdoor living, and a detached storage shed adds practical space for tools, equipment, or hobby use. With its location beyond the city limits and its flexible potential, this property is well suited for those seeking a quieter setting while still remaining close to town conveniences.

7. 2026-03-26
   soldstatus $69,457 Sold

   Show marketing remark (708 chars)

   Located outside the city limits of Whitakers, this 3-bedroom, 1-bath home offers a manageable layout and a peaceful setting, with the opportunity for a buyer to add value with a little TLC. The interior provides comfortable living space with bedrooms that can adapt to a variety of needs, while the overall floor plan creates a solid foundation for updates and personalization. Outside, a spacious yard allows room to enjoy outdoor living, and a detached storage shed adds practical space for tools, equipment, or hobby use. With its location beyond the city limits and its flexible potential, this property is well suited for those seeking a quieter setting while still remaining close to town conveniences.

8. 2026-03-26
   soldstatus $69,500

   Show marketing remark (708 chars)

   Located outside the city limits of Whitakers, this 3-bedroom, 1-bath home offers a manageable layout and a peaceful setting, with the opportunity for a buyer to add value with a little TLC. The interior provides comfortable living space with bedrooms that can adapt to a variety of needs, while the overall floor plan creates a solid foundation for updates and personalization. Outside, a spacious yard allows room to enjoy outdoor living, and a detached storage shed adds practical space for tools, equipment, or hobby use. With its location beyond the city limits and its flexible potential, this property is well suited for those seeking a quieter setting while still remaining close to town conveniences.

9. 2026-02-10
   historical Active Under Contract 708-char remark

   Show marketing remark (708 chars)

   Located outside the city limits of Whitakers, this 3-bedroom, 1-bath home offers a manageable layout and a peaceful setting, with the opportunity for a buyer to add value with a little TLC. The interior provides comfortable living space with bedrooms that can adapt to a variety of needs, while the overall floor plan creates a solid foundation for updates and personalization. Outside, a spacious yard allows room to enjoy outdoor living, and a detached storage shed adds practical space for tools, equipment, or hobby use. With its location beyond the city limits and its flexible potential, this property is well suited for those seeking a quieter setting while still remaining close to town conveniences.

10. 2026-02-10
    historical Active Under Contract

    Show marketing remark (708 chars)

    Located outside the city limits of Whitakers, this 3-bedroom, 1-bath home offers a manageable layout and a peaceful setting, with the opportunity for a buyer to add value with a little TLC. The interior provides comfortable living space with bedrooms that can adapt to a variety of needs, while the overall floor plan creates a solid foundation for updates and personalization. Outside, a spacious yard allows room to enjoy outdoor living, and a detached storage shed adds practical space for tools, equipment, or hobby use. With its location beyond the city limits and its flexible potential, this property is well suited for those seeking a quieter setting while still remaining close to town conveniences.

11. 2025-11-24
    listed $75,000 Active 708-char remark

    Show marketing remark (708 chars)

    Located outside the city limits of Whitakers, this 3-bedroom, 1-bath home offers a manageable layout and a peaceful setting, with the opportunity for a buyer to add value with a little TLC. The interior provides comfortable living space with bedrooms that can adapt to a variety of needs, while the overall floor plan creates a solid foundation for updates and personalization. Outside, a spacious yard allows room to enjoy outdoor living, and a detached storage shed adds practical space for tools, equipment, or hobby use. With its location beyond the city limits and its flexible potential, this property is well suited for those seeking a quieter setting while still remaining close to town conveniences.

12. 2025-11-24
    listed $75,000 Active

    Show marketing remark (708 chars)

    Located outside the city limits of Whitakers, this 3-bedroom, 1-bath home offers a manageable layout and a peaceful setting, with the opportunity for a buyer to add value with a little TLC. The interior provides comfortable living space with bedrooms that can adapt to a variety of needs, while the overall floor plan creates a solid foundation for updates and personalization. Outside, a spacious yard allows room to enjoy outdoor living, and a detached storage shed adds practical space for tools, equipment, or hobby use. With its location beyond the city limits and its flexible potential, this property is well suited for those seeking a quieter setting while still remaining close to town conveniences.

13. 2025-01-02
    status Active
14. 2024-11-13
    historical
15. 2024-11-13
    status Active
16. 2024-11-13
    status Active
17. 2024-08-22
    status Pending
18. 2024-08-22
    historical Active Under Contract
19. 2024-08-15
    price $90,000
20. 2024-08-15
    price $90,000
21. 2024-06-10
    price $99,500
22. 2024-06-10
    price $99,500
23. 2024-05-09
    listed $105,000 Active
24. 2024-05-08
    listed $105,000 Active

ⓘ 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: $507 · $42/mo
• Projected year-2 tax: $1,352 · $113/mo
• Expected delta: +$845/yr (+$70/mo · 166.6%)

ⓘ 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 ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,555
• − Mortgage interest: −$9,237
• − Property taxes: −$507
• − Insurance: −$824
• − Repairs & maintenance: −$1,164
• − Management: −$1,164
• − Depreciation: −$4,797
• Taxable loss: −$3,139
• Est. tax savings @ 24.0%: +$753
• After-tax cash flow: $543/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

• City population: 70,300
• Population (ZIP): 4,484

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: Predominantly Black (67%)
• Race & ethnicity: Black 67% White 29% Native American 2% Two or more races 1% Hispanic / Latino 1%
• Common ancestry: Slovak 1% Serbian 1%
• Foreign-born: 1% · Canada

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: ▲ 2.92%
• Current HPI: 192.6053
• Rent YoY: —
• Metro: —
• 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

+57.0% since first listed

21 events — show timeline

• 2026-05-21 Listed $164,900 TMLS
• 2026-05-21 Listed $164,900 Hive MLS
• 2026-03-26 Sold (Public Records) $69,500 Public Records
• 2026-03-26 Sold (MLS) $69,457 TMLS
• 2026-03-26 Sold (MLS) $69,457 Hive MLS
• 2026-02-10 Contingent — Hive MLS
• 2026-02-10 Contingent — TMLS
• 2025-11-24 Listed $75,000 TMLS
• 2025-11-24 Listed $75,000 Hive MLS
• 2025-01-02 Relisted — Hive MLS
• 2024-11-13 Listing Removed — TMLS
• 2024-11-13 Relisted — Hive MLS
• 2024-11-13 Relisted — TMLS
• 2024-08-22 Pending — Hive MLS
• 2024-08-22 Contingent — TMLS
• 2024-08-15 Price Changed $90,000 TMLS
• 2024-08-15 Price Changed $90,000 Hive MLS
• 2024-06-10 Price Changed $99,500 Hive MLS
• 2024-06-10 Price Changed $99,500 TMLS
• 2024-05-09 Listed $105,000 TMLS
• 2024-05-08 Listed $105,000 Hive MLS

Property tax history

+0.2%/yr

Latest (2025): $507 · +0.0% YoY. Source: county tax records.