916 Tyan St · Rocky Mount, NC 27801

$120,000

3 bd · 1.0 ba · 1,245 sqft · SingleFamily public records · 102 Days on market

Built 1958 7,840 sqft lot Est $110k · 10% 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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Livability +3.5/5.0
• ARV discount +3.2/15.0
• 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

Investor Special. 3 Bedroom / 1 Bathroom. Approx 1200 sqft. Recent Updates to Home. Roof installed in 2022. Home is currently rented, tenant occupied.

Key facts

• Completely remodeled
• New carpet
• New cabinets

Tags

• COMPLETELY REMODELED
• NEW LVT FLOORING
• NEW CARPET
• UPDATED KITCHEN
• NEW CABINETS
• NEW COUNTERTOPS

Property features AI

Finance

• HOA & community: No association; Not a senior community

Exterior

• Parking: Open parking with 1 space
• Utilities: Public water; Public sewer; Electric service
• Home design: House; One story; Zoning: R6
• Construction: Brick/mortar foundation; Shingle roof; Construction materials: Unknown; Originally built as a house
• Exterior features: Public maintained road; Not waterfront

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Carpet; Luxury vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Central electric air conditioning
• Interior features: Dishwasher; Electric water heater; Microwave
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $414 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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: D S Johnson Elementary (math 3% / reading 13%, grade F, #1,396 of 1,410 statewide, top 99%, 362 students, 95% FRL); Rocky Mount Middle (math 7% / reading 26%, grade F, #449 of 475 statewide, top 96%, 407 students, 97% FRL); Nash Central High (math 27% / reading 36%, grade F, #449 of 535 statewide, top 85%, 921 students, 64% FRL).
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; list at $120k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1958 — 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: 1.18% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.79%
• DSCR: 1.66
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $109,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
929 Tyan St	0.04mi	3/2.0	1,187 (-5%)	10mo	$90,000	$76	78
801 Lincoln Dr	0.37mi	3/2.0	1,251 (+0%)	5mo	$170,000	$136	74
901 Daughtridge St	0.12mi	3/1.0	1,346 (+8%)	11mo	$40,000	$30	72
1157 S Cambridge Cir	0.35mi	3/1.5	1,308 (+5%)	12mo	$115,000	$88	63
722 Long Ave	0.67mi	3/1.0	1,231 (-1%)	10mo	$48,000	$39	58
1104 Johnson St	0.18mi	4/1.5 (+1)	1,076 (-14%)	9mo	$60,000	$56	54
1820 Berkshire Rd	0.28mi	3/2.0	1,419 (+14%)	8mo	$80,000	$56	53
727 Long Ave	0.65mi	2/1.0 (-1)	1,177 (-6%)	10mo	$40,000	$34	48
1317 Proctor St	0.49mi	3/1.5	1,107 (-11%)	11mo	$140,000	$126	48
540 Lincoln Dr	0.43mi	3/2.0	1,067 (-14%)	9mo	$128,000	$120	45
906 Arlington St	0.74mi	4/2.0 (+1)	1,326 (+6%)	1mo	$180,000	$136	44
1121 Hill St	0.70mi	3/1.0	1,104 (-11%)	10mo	$110,000	$100	40

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: 5.3%
• Equity multiple: 1.20×
• Total profit: $6,879
• Equity at exit: $17,892

10-year hold

• IRR: 14.7%
• Equity multiple: 2.18×
• Total profit: $39,740
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,422 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$30 /mo · $355/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $414

Break-even live

Break-even rent $897

Max offer price $120,000

Occupancy floor 66%

Sensitivity live

Price	-10% $482	-5% $448	+0% $414	+5% $380	+10% $346
Rent	-10% $302	-5% $358	+0% $414	+5% $470	+10% $526
Rate	-1.0pp $475	-0.5pp $445	base $414	+0.5pp $383	+1.0pp $351

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-21
   days on market $120,000 Active 102 DOM
2. 2026-06-19
   days on market $120,000 Active 100 DOM
3. 2026-06-18
   days on market $120,000 Active 99 DOM
4. 2026-06-17
   days on market $120,000 Active 98 DOM
5. 2026-06-16
   days on market $120,000 Active 97 DOM
6. 2026-06-15
   days on market $120,000 Active 96 DOM
7. 2026-06-14
   days on market $120,000 Active 94 DOM
8. 2026-06-13
   days on market $120,000 Active 93 DOM
9. 2026-06-10
   days on market $120,000 Active 91 DOM
10. 2026-06-09
    days on market $120,000 Active 90 DOM
11. 2026-06-09
    price $120,000 Active 89 DOM
12. 2026-06-08
    days on market $130,000 Active 89 DOM
13. 2026-06-07
    days on market $130,000 Active 88 DOM
14. 2026-06-03
    days on market $130,000 Active 84 DOM
15. 2026-06-02
    days on market $130,000 Active 83 DOM
16. 2026-06-01
    days on market $130,000 Active 82 DOM
17. 2026-05-31
    days on market $130,000 Active 81 DOM
18. 2026-05-30
    days on market $130,000 Active 80 DOM
19. 2026-03-31
    status Active
20. 2026-03-12
    status Pending
21. 2026-02-20
    listed $130,000 Active
22. 2026-01-02
    historical
23. 2025-08-27
    price $130,000
24. 2025-07-09
    price $140,000
25. 2025-06-11
    price $145,000
26. 2025-05-12
    price $150,000
27. 2025-03-25
    price $160,000
28. 2025-03-02
    listed $170,000 Active
29. 2024-06-11
    soldstatus $69,000 Closed 150-char remark

    Show marketing remark (150 chars)

    Investor Special. 3 Bedroom / 1 Bathroom. Approx 1200 sqft. Recent Updates to Home. Roof installed in 2022. Home is currently rented, tenant occupied.

30. 2024-06-11
    soldstatus $69,000

    Show marketing remark (150 chars)

    Investor Special. 3 Bedroom / 1 Bathroom. Approx 1200 sqft. Recent Updates to Home. Roof installed in 2022. Home is currently rented, tenant occupied.

31. 2024-05-09
    status Pending 150-char remark

    Show marketing remark (150 chars)

    Investor Special. 3 Bedroom / 1 Bathroom. Approx 1200 sqft. Recent Updates to Home. Roof installed in 2022. Home is currently rented, tenant occupied.

32. 2024-05-03
    listed $69,000 Active 150-char remark

    Show marketing remark (150 chars)

    Investor Special. 3 Bedroom / 1 Bathroom. Approx 1200 sqft. Recent Updates to Home. Roof installed in 2022. Home is currently rented, tenant occupied.

33. 2015-06-03
    historical
34. 2013-02-13
    listed $19,000

ⓘ 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: $355 · $30/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$629/yr (+$52/mo · 176.8%)

ⓘ 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 69% 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: $17,059
• − Mortgage interest: −$6,722
• − Property taxes: −$355
• − Insurance: −$600
• − Repairs & maintenance: −$1,365
• − Management: −$1,365
• − Depreciation: −$3,491
• Taxable income: $3,161
• Est. tax owed @ 24.0%: −$759
• After-tax cash flow: $4,211/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

+584.2% since first listed

16 events — show timeline

• 2026-03-31 Relisted — TMLS
• 2026-03-12 Pending — TMLS
• 2026-02-20 Listed $130,000 TMLS
• 2026-01-02 Listing Removed — TMLS
• 2025-08-27 Price Changed $130,000 TMLS
• 2025-07-09 Price Changed $140,000 TMLS
• 2025-06-11 Price Changed $145,000 TMLS
• 2025-05-12 Price Changed $150,000 TMLS
• 2025-03-25 Price Changed $160,000 TMLS
• 2025-03-02 Listed $170,000 TMLS
• 2024-06-11 Sold (Public Records) $69,000 Public Records
• 2024-06-11 Sold (MLS) $69,000 Hive MLS
• 2024-05-09 Pending — Hive MLS
• 2024-05-03 Listed $69,000 Hive MLS
• 2015-06-03 Listing Removed — Hive MLS
• 2013-02-13 Listed $19,000 Hive MLS

Property tax history

-2.8%/yr

Latest (2025): $355 · +0.0% YoY. Source: county tax records.