141 Church St · East Rockingham, NC 28379

$37,260

3 bd · 1.0 ba · 1,352 sqft · SingleFamily public records · 101 Days on market

Built 1960 ↓ 19% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.9/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Property owned by U. S. Dept. of HUD. Case #387-122543. Insurability Code-UI . Seller makes no representation or warranties as to property condition. Sold "As-Is". EHO. Seller may contribute up to 3% for buyer's closing costs upon buyer request. 3 bed, 1 bath home located in Rockingham.

Key facts

• Built 1960
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $37k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $37k).
• Recommended offer: $34k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 58/100 on livability (#579 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Richmond County Schools (town): math 30% / reading 36% proficiency, ranked #139 of 178 in NC (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 70% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Richmond Senior High (math 58% / reading 38%, grade D, #329 of 535 statewide, top 62%, 1,286 students, 99% FRL) — zoned schools average 99% FRL vs 70% district-wide (30 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 48% at this address vs 33% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Richmond County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 155 active listings in the ZIP; 54 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $258 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Richmond County population projected at -22% 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 $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,906 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 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 1960 — 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. 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: 4.25% ✓
• Cap rate: 38.84%
• Cash-on-cash: 116.25%
• DSCR: 6.17
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $91,936
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
149 Hannah Pickett First Ave	0.22mi	3/2.0	1,447 (+7%)	4mo	$92,500	$64	70
108 Hannah Pickett Third Ave	0.11mi	2/1.5 (-1)	1,316 (-3%)	21mo	$70,000	$53	66
120 Seaboard St	0.27mi	3/2.0	1,493 (+10%)	4mo	$47,000	$31	62
128 Watkins Ave	0.29mi	3/1.0	1,196 (-12%)	6mo	$124,525	$104	62
164 Seaboard St	0.10mi	3/2.0	1,208 (-11%)	18mo	$142,000	$118	58
262 Airport Rd	0.45mi	2/2.0 (-1)	1,422 (+5%)	9mo	$100,000	$70	54
131 Mill St	0.15mi	4/1.0 (+1)	1,150 (-15%)	12mo	$119,000	$103	53
290 Airport Rd	0.53mi	2/1.0 (-1)	1,260 (-7%)	10mo	$35,000	$28	51
57 Aleo Seventh Ave	0.29mi	3/1.5	1,176 (-13%)	15mo	$52,000	$44	50
128 Aleo Ninth Ave	0.42mi	2/1.0 (-1)	1,180 (-13%)	16mo	$80,000	$68	41

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: —
• Equity multiple: 6.59×
• Total profit: $58,348
• Equity at exit: $5,556

10-year hold

• IRR: —
• Equity multiple: 13.82×
• Total profit: $133,752
• Equity at exit: $3,222

Cash invested: $10,433 (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 28379

• Home prices YoY: -32.4%
• Active inventory: 155
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,583 medium
• Mortgage (P&I): −$195
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $1,011

Break-even live

Break-even rent $304

Max offer price $37,260

Occupancy floor 31%

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: $9,315
• Closing costs: $1,118
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $37,260 Active 101 DOM
2. 2026-06-18
   days on market $37,260 Active 100 DOM
3. 2026-06-17
   days on market $37,260 Active 99 DOM
4. 2026-06-16
   days on market $37,260 Active 98 DOM
5. 2026-06-15
   days on market $37,260 Active 97 DOM
6. 2026-06-14
   days on market $37,260 Active 95 DOM
7. 2026-06-13
   days on market $37,260 Active 94 DOM
8. 2026-06-10
   days on market $37,260 Active 92 DOM
9. 2026-06-09
   days on market $37,260 Active 91 DOM
10. 2026-06-08
    days on market $37,260 Active 90 DOM
11. 2026-06-07
    days on market $37,260 Active 89 DOM
12. 2026-06-05
    days on market $37,260 Active 86 DOM
13. 2026-06-03
    days on market $37,260 Active 85 DOM
14. 2026-06-03
    status $37,260 Active 84 DOM
15. 2026-04-16
    status Pending
16. 2026-04-14
    price $37,260
17. 2026-03-09
    price $41,400
18. 2026-01-22
    listed $46,000 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: $352 · $29/mo
• Projected year-2 tax: $352 · $29/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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 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: $19,002
• − Mortgage interest: −$2,087
• − Property taxes: −$352
• − Insurance: −$186
• − Repairs & maintenance: −$1,520
• − Management: −$1,520
• − Depreciation: −$1,084
• Taxable income: $12,252
• Est. tax owed @ 24.0%: −$2,941
• After-tax cash flow: $9,188/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: Richmond County Schools
• NCES district ID: 3703870
• Math proficiency: 30% ▼ -12.00%
• Reading proficiency: 36% ▼ -3.00%
• Median HH income: $32,224
• Composite: 26.97/100
• National rank: #7076
• State rank: #139 of 178 in NC

Livability — East Rockingham

• Score: 58/100
• State rank: #579
• US rank: #21339

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment F Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Rockingham, NC
• Population (ZIP): 24,068

Population outlook (Richmond County) Hauer SSP2

• Today (2025): 42,892 people
• By 2030: 41,257 · -3.8%
• By 2040: 37,629 · -12.3%
• By 2050: 33,655 · -21.5%
• By 2075: 23,992 · -44.1%
• By 2100: 14,782 · -65.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 56% Black 32% Hispanic / Latino 8% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 91% English-only · Spanish 7%

Political lean MEDSL · Richmond

• 2024 margin: Strong R (+20.9) · D 39.2% · R 60.1%
• 2008→2024 swing: -22.4pp toward R · 2008: 1.5pp · 2024: -20.9pp
• All cycles: 2024: R+20.9 2020: R+14.8 2016: R+10.1 2012: D+2.7 2008: D+1.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.10%
• Current HPI: 203.0628
• 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

-19.0% since first listed

4 events — show timeline

• 2026-04-16 Pending — LPRMLS
• 2026-04-14 Price Changed $37,260 LPRMLS
• 2026-03-09 Price Changed $41,400 LPRMLS
• 2026-01-22 Listed $46,000 LPRMLS

Property tax history

+3.1%/yr

Latest (2025): $352 · -1.8% YoY. Source: county tax records.