314 High St · Rocky Mount, NC 27803

$69,000

2 bd · 2.0 ba · 1,568 sqft · MultiFamily public records · 10 Days on market

Built 1950 7,841 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

VALUE ADD Duplex property available. Each apartment is one bedroom, one bathroom. Excellent opportunity for the cashflow investor. 314 is currently rented for $400 per month, 316 is vacant, anticipated rental rate is $495 per month

Key facts

• 7,841 sq ft lot
• Built 1950
• Listed 10 days

Property features AI

Finance

• Financial info: Owner-paid items: see remarks
• HOA & community: No homeowners association

Exterior

• Parking: On-street parking
• Utilities: Public water; Community sewer; Electric service (implied)
• Home design: Duplex; One level
• Construction: Frame construction with vinyl siding; Metal roof; Brick/mortar foundation; Built as a multi-family with four total units
• Exterior features: Public-maintained road access; Lot approximately 0.18 acre

Interior

• Bedrooms: Two bedrooms
• Flooring: Ceramic tile; Linoleum; Painted/Stained; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating and other heating systems; Wall/window air conditioning units
• Interior features: Crawl space basement; Ceramic tile, linoleum, painted/stained, and wood flooring

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $69k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $619/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $69k).
• Cap rate 27.8% 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: schools F, crime F, amenities 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.
• Market conditions: Rents rising fast (+5.5%/yr); 171 active listings in the ZIP; 500 units permitted in Nash County in 2024 (0 in 5+ unit buildings).
• This rent runs 42% of the median local income ($60k/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 $477 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Nash County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 5.5% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 $20k; list at $69k implies a 245% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $69,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1950 — 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.02% ✓
• Cap rate: 27.84%
• Cash-on-cash: 76.94%
• DSCR: 4.42
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.51% rent growth · sell at horizon

5-year hold

• IRR: 79.6%
• Equity multiple: 4.78×
• Total profit: $73,107
• Equity at exit: $10,288

10-year hold

• IRR: 83.7%
• Equity multiple: 10.76×
• Total profit: $188,552
• Equity at exit: $5,966

Cash invested: $19,320 (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 27803

• Rents YoY: 5.5%
• Active inventory: 171
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,087 medium
• Mortgage (P&I): −$362
• Tax from tax record: −$19 /mo · $233/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $1,239

Break-even live

Break-even rent $519

Max offer price $69,000

Occupancy floor 36%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,088
Total (2 units)			$2,087

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: $17,250
• Closing costs: $2,070
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-09
   status $69,000 Pending 10 DOM
2. 2026-06-08
   days on market $69,000 Active 10 DOM
3. 2026-06-07
   days on market $69,000 Active 9 DOM
4. 2026-06-03
   days on market $69,000 Active 5 DOM
5. 2026-06-02
   days on market $69,000 Active 4 DOM
6. 2026-06-01
   days on market $69,000 Active 3 DOM
7. 2026-05-31
   days on market $69,000 Active 2 DOM
8. 2026-05-04
   listed $69,000 Active
9. 2026-03-24
   historical
10. 2026-02-27
    price $69,000
11. 2026-01-27
    price $79,000
12. 2026-01-13
    price $89,000
13. 2025-12-31
    historical
14. 2025-12-09
    listed $99,000 Active
15. 2025-12-09
    listed $99,000 Active
16. 2025-11-30
    historical
17. 2025-11-05
    price $109,000
18. 2025-09-06
    price $123,000
19. 2025-08-29
    listed $136,994 Active
20. 2017-11-09
    soldstatus $20,000

ⓘ 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: $233 · $19/mo
• Projected year-2 tax: $566 · $47/mo
• Expected delta: +$333/yr (+$28/mo · 142.9%)

ⓘ 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 6/10 Major 72% 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: $25,044
• − Mortgage interest: −$3,865
• − Property taxes: −$233
• − Insurance: −$345
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$2,007
• Taxable income: $14,587
• Est. tax owed @ 24.0%: −$3,501
• After-tax cash flow: $11,364/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

• Census place: Rocky Mount, NC
• County: Nash County · 50,768 people
• City population: 70,300
• Metro: Rocky Mount, NC
• Population (ZIP): 20,055
• Household income: $60,124
• Rent vs Own: 38.3% rent · 61.7% own
• Severe rent burden: 641.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 46% Black 44% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Iranian 1% Italian 1% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5% Arabic 1% Other Indo-European 1%

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: ▼ -162.95%
• Current HPI: 190.0204
• Rent YoY: ▲ 5.51%
• 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

+245.0% since first listed

13 events — show timeline

• 2026-05-04 Listed $69,000 TMLS
• 2026-03-24 Listing Removed — TMLS
• 2026-02-27 Price Changed $69,000 TMLS
• 2026-01-27 Price Changed $79,000 TMLS
• 2026-01-13 Price Changed $89,000 TMLS
• 2025-12-31 Listing Removed — TMLS
• 2025-12-09 Listed $99,000 TMLS
• 2025-12-09 Listed $99,000 TMLS
• 2025-11-30 Listing Removed — Hive MLS
• 2025-11-05 Price Changed $109,000 Hive MLS
• 2025-09-06 Price Changed $123,000 Hive MLS
• 2025-08-29 Listed $136,994 Hive MLS
• 2017-11-09 Sold (Public Records) $20,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $233 · +0.0% YoY. Source: county tax records.