308 Marigold St · Rocky Mount, NC 27801

$260,000

7 bd · 4.0 ba · 3,974 sqft · MultiFamily · 51 Days on market

Built 1920 Fair condition 0.36 ac 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
• DSCR +10.0/10.0
• 1% rule +9.9/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Seller is MOTIVATED!! Calling all investors!!! This large home is set up to be a duplex. One side is ready & the other side needs a little TLC. SIDE 1: living room, dining room, kitchen & full bath downstairs. 3 bedrooms & 1 full bath up. SIDE 2: living room, dining room, parlor room, unfinished bathroom & unfinished kitchen down. 3 bedrooms, 1 full bath & storage room up. There is a shared laundry room. Attached storage shed outside. Large wrap around front porch. Convenient location! Being sold as-is. All reasonable offers will be considered.

Key facts

• Large corner lot
• Convenient location
• 0.36 acre lot

Tags

• LARGE CORNER LOT
• COULD BE USED AS A DUPLEX
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public water; Sewer available; Water available
• Home design: Single-family residence; Two-story; Entry on second level
• Construction: Vinyl siding and frame construction; Block foundation; Metal roof
• Exterior features: Wrap-around porch with rear porch; Corner lot; Has a view

Interior

• Flooring: Wood floors
• Bathrooms: 4 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Ceiling fans
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 7-bed/4.0-bath multifamily listed at $260k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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.
• 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: G W Bulluck Elementary (math 19% / reading 27%, grade F, #1,168 of 1,410 statewide, top 83%, 609 students, 100% FRL); West Edgecombe Middle (math 22% / reading 30%, grade F, #385 of 475 statewide, top 81%, 314 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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 $73k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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 $95k; list at $260k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $252,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — 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: 1.49% ✓
• Cap rate: 12.17%
• Cash-on-cash: 20.97%
• DSCR: 1.93
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 13.4%
• Equity multiple: 1.54×
• Total profit: $38,964
• Equity at exit: $38,767

10-year hold

• IRR: 22.3%
• Equity multiple: 2.90×
• Total profit: $138,515
• Equity at exit: $22,480

Cash invested: $72,800 (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: 16.7×

Monthly cashflow live

• Estimated rent: $3,885 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$816
• Net cashflow: $1,272

Break-even live

Break-even rent $2,274

Max offer price $260,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,452	-5% $1,362	+0% $1,272	+5% $1,183	+10% $1,093
Rent	-10% $965	-5% $1,119	+0% $1,272	+5% $1,426	+10% $1,579
Rate	-1.0pp $1,403	-0.5pp $1,338	base $1,272	+0.5pp $1,205	+1.0pp $1,136

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,885
Total (3 units)			$3,885

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $260,000 Active 51 DOM
2. 2026-06-19
   days on market $260,000 Active 49 DOM
3. 2026-06-18
   days on market $260,000 Active 48 DOM
4. 2026-06-17
   days on market $260,000 Active 47 DOM
5. 2026-06-16
   days on market $260,000 Active 46 DOM
6. 2026-06-15
   days on market $260,000 Active 45 DOM
7. 2026-06-14
   days on market $260,000 Active 43 DOM
8. 2026-06-13
   days on market $260,000 Active 42 DOM
9. 2026-06-10
   days on market $260,000 Active 40 DOM
10. 2026-06-09
    days on market $260,000 Active 39 DOM
11. 2026-06-08
    days on market $260,000 Active 38 DOM
12. 2026-06-07
    days on market $260,000 Active 37 DOM
13. 2026-06-03
    days on market $260,000 Active 33 DOM
14. 2026-06-02
    days on market $260,000 Active 32 DOM
15. 2026-06-01
    days on market $260,000 Active 31 DOM
16. 2026-05-31
    days on market $260,000 Active 30 DOM
17. 2026-05-30
    days on market $260,000 Active 29 DOM
18. 2026-05-01
    listed $260,000 Active
19. 2023-05-18
    soldstatus $95,000 Closed 580-char remark

    Show marketing remark (580 chars)

    Seller is MOTIVATED!! Calling all investors!!! This large home is set up to be a duplex. One side is ready & the other side needs a little TLC. SIDE 1: living room, dining room, kitchen & full bath downstairs. 3 bedrooms & 1 full bath up. SIDE 2: living room, dining room, parlor room, unfinished bathroom & unfinished kitchen down. 3 bedrooms, 1 full bath & storage room up. There is a shared laundry room. Attached storage shed outside. Large wrap around front porch. Convenient location! Being sold as-is. All reasonable offers will be considered.

20. 2023-05-02
    status Pending 580-char remark

    Show marketing remark (580 chars)

    Seller is MOTIVATED!! Calling all investors!!! This large home is set up to be a duplex. One side is ready & the other side needs a little TLC. SIDE 1: living room, dining room, kitchen & full bath downstairs. 3 bedrooms & 1 full bath up. SIDE 2: living room, dining room, parlor room, unfinished bathroom & unfinished kitchen down. 3 bedrooms, 1 full bath & storage room up. There is a shared laundry room. Attached storage shed outside. Large wrap around front porch. Convenient location! Being sold as-is. All reasonable offers will be considered.

21. 2023-04-03
    status Active 580-char remark

    Show marketing remark (580 chars)

    Seller is MOTIVATED!! Calling all investors!!! This large home is set up to be a duplex. One side is ready & the other side needs a little TLC. SIDE 1: living room, dining room, kitchen & full bath downstairs. 3 bedrooms & 1 full bath up. SIDE 2: living room, dining room, parlor room, unfinished bathroom & unfinished kitchen down. 3 bedrooms, 1 full bath & storage room up. There is a shared laundry room. Attached storage shed outside. Large wrap around front porch. Convenient location! Being sold as-is. All reasonable offers will be considered.

22. 2023-03-17
    status Pending 580-char remark

    Show marketing remark (580 chars)

    Seller is MOTIVATED!! Calling all investors!!! This large home is set up to be a duplex. One side is ready & the other side needs a little TLC. SIDE 1: living room, dining room, kitchen & full bath downstairs. 3 bedrooms & 1 full bath up. SIDE 2: living room, dining room, parlor room, unfinished bathroom & unfinished kitchen down. 3 bedrooms, 1 full bath & storage room up. There is a shared laundry room. Attached storage shed outside. Large wrap around front porch. Convenient location! Being sold as-is. All reasonable offers will be considered.

23. 2023-03-10
    status Active 580-char remark

    Show marketing remark (580 chars)

    Seller is MOTIVATED!! Calling all investors!!! This large home is set up to be a duplex. One side is ready & the other side needs a little TLC. SIDE 1: living room, dining room, kitchen & full bath downstairs. 3 bedrooms & 1 full bath up. SIDE 2: living room, dining room, parlor room, unfinished bathroom & unfinished kitchen down. 3 bedrooms, 1 full bath & storage room up. There is a shared laundry room. Attached storage shed outside. Large wrap around front porch. Convenient location! Being sold as-is. All reasonable offers will be considered.

24. 2022-12-17
    status Pending 580-char remark

    Show marketing remark (580 chars)

    Seller is MOTIVATED!! Calling all investors!!! This large home is set up to be a duplex. One side is ready & the other side needs a little TLC. SIDE 1: living room, dining room, kitchen & full bath downstairs. 3 bedrooms & 1 full bath up. SIDE 2: living room, dining room, parlor room, unfinished bathroom & unfinished kitchen down. 3 bedrooms, 1 full bath & storage room up. There is a shared laundry room. Attached storage shed outside. Large wrap around front porch. Convenient location! Being sold as-is. All reasonable offers will be considered.

25. 2022-12-16
    historical 580-char remark

    Show marketing remark (580 chars)

    Seller is MOTIVATED!! Calling all investors!!! This large home is set up to be a duplex. One side is ready & the other side needs a little TLC. SIDE 1: living room, dining room, kitchen & full bath downstairs. 3 bedrooms & 1 full bath up. SIDE 2: living room, dining room, parlor room, unfinished bathroom & unfinished kitchen down. 3 bedrooms, 1 full bath & storage room up. There is a shared laundry room. Attached storage shed outside. Large wrap around front porch. Convenient location! Being sold as-is. All reasonable offers will be considered.

26. 2022-12-08
    price $125,000 580-char remark

    Show marketing remark (580 chars)

    Seller is MOTIVATED!! Calling all investors!!! This large home is set up to be a duplex. One side is ready & the other side needs a little TLC. SIDE 1: living room, dining room, kitchen & full bath downstairs. 3 bedrooms & 1 full bath up. SIDE 2: living room, dining room, parlor room, unfinished bathroom & unfinished kitchen down. 3 bedrooms, 1 full bath & storage room up. There is a shared laundry room. Attached storage shed outside. Large wrap around front porch. Convenient location! Being sold as-is. All reasonable offers will be considered.

27. 2022-10-27
    price $135,000 580-char remark

    Show marketing remark (580 chars)

    Seller is MOTIVATED!! Calling all investors!!! This large home is set up to be a duplex. One side is ready & the other side needs a little TLC. SIDE 1: living room, dining room, kitchen & full bath downstairs. 3 bedrooms & 1 full bath up. SIDE 2: living room, dining room, parlor room, unfinished bathroom & unfinished kitchen down. 3 bedrooms, 1 full bath & storage room up. There is a shared laundry room. Attached storage shed outside. Large wrap around front porch. Convenient location! Being sold as-is. All reasonable offers will be considered.

28. 2022-09-09
    price $145,000 580-char remark

    Show marketing remark (580 chars)

    Seller is MOTIVATED!! Calling all investors!!! This large home is set up to be a duplex. One side is ready & the other side needs a little TLC. SIDE 1: living room, dining room, kitchen & full bath downstairs. 3 bedrooms & 1 full bath up. SIDE 2: living room, dining room, parlor room, unfinished bathroom & unfinished kitchen down. 3 bedrooms, 1 full bath & storage room up. There is a shared laundry room. Attached storage shed outside. Large wrap around front porch. Convenient location! Being sold as-is. All reasonable offers will be considered.

29. 2022-09-01
    status Active 580-char remark

    Show marketing remark (580 chars)

    Seller is MOTIVATED!! Calling all investors!!! This large home is set up to be a duplex. One side is ready & the other side needs a little TLC. SIDE 1: living room, dining room, kitchen & full bath downstairs. 3 bedrooms & 1 full bath up. SIDE 2: living room, dining room, parlor room, unfinished bathroom & unfinished kitchen down. 3 bedrooms, 1 full bath & storage room up. There is a shared laundry room. Attached storage shed outside. Large wrap around front porch. Convenient location! Being sold as-is. All reasonable offers will be considered.

30. 2022-08-20
    status Pending 580-char remark

    Show marketing remark (580 chars)

    Seller is MOTIVATED!! Calling all investors!!! This large home is set up to be a duplex. One side is ready & the other side needs a little TLC. SIDE 1: living room, dining room, kitchen & full bath downstairs. 3 bedrooms & 1 full bath up. SIDE 2: living room, dining room, parlor room, unfinished bathroom & unfinished kitchen down. 3 bedrooms, 1 full bath & storage room up. There is a shared laundry room. Attached storage shed outside. Large wrap around front porch. Convenient location! Being sold as-is. All reasonable offers will be considered.

31. 2022-08-02
    listed $155,000 Active 580-char remark

    Show marketing remark (580 chars)

    Seller is MOTIVATED!! Calling all investors!!! This large home is set up to be a duplex. One side is ready & the other side needs a little TLC. SIDE 1: living room, dining room, kitchen & full bath downstairs. 3 bedrooms & 1 full bath up. SIDE 2: living room, dining room, parlor room, unfinished bathroom & unfinished kitchen down. 3 bedrooms, 1 full bath & storage room up. There is a shared laundry room. Attached storage shed outside. Large wrap around front porch. Convenient location! Being sold as-is. All reasonable offers will be considered.

32. 2018-05-16
    soldstatus $25,500 51-char remark

    Show marketing remark (51 chars)

    Duplex with a little TLC needed. Place a bid today.

33. 2018-04-12
    listed $22,000 51-char remark

    Show marketing remark (51 chars)

    Duplex with a little TLC needed. Place a bid today.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $46,620
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,730
• − Management: −$3,730
• − Depreciation: −$7,564
• Taxable income: $11,833
• Est. tax owed @ 24.0%: −$2,840
• After-tax cash flow: $12,428/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This multi-family home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen and bathrooms, exterior paint, and flooring.

Repairs flagged

• Major kitchen cabinets — severely worn and outdated
• Major bathroom fixtures — dated and worn
• Major exterior paint — chipped and worn
• Major flooring — worn and in need of replacement
• Minor interior walls — some peeling paint

Value-add opportunities

• Both update kitchen and bathrooms — modernizing these areas will attract more buyers and renters
• Both paint exterior — fresh paint will improve curb appeal and home value
• Both replace flooring — new flooring will enhance the home's appearance and functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely worn and outdated	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
exterior paint · chipped and worn	Major	$15,000–50,000
flooring · worn and in need of replacement	Major	$15,000–50,000
interior walls · some peeling paint	Minor	$500–3,000
Total estimated repair cost · 5 items		$60,500–203,000

Value-add ROI direction

• Both update kitchen and bathrooms — modernizing these areas will attract more buyers and renters ↑
• Both paint exterior — fresh paint will improve curb appeal and home value ↑
• Both replace flooring — new flooring will enhance the home's appearance and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+1081.8% since first listed

16 events — show timeline

• 2026-05-01 Listed $260,000 Hive MLS
• 2023-05-18 Sold (MLS) $95,000 Hive MLS
• 2023-05-02 Pending — Hive MLS
• 2023-04-03 Relisted — Hive MLS
• 2023-03-17 Pending — Hive MLS
• 2023-03-10 Relisted — Hive MLS
• 2022-12-17 Pending — Hive MLS
• 2022-12-16 Listing Removed — Hive MLS
• 2022-12-08 Price Changed $125,000 Hive MLS
• 2022-10-27 Price Changed $135,000 Hive MLS
• 2022-09-09 Price Changed $145,000 Hive MLS
• 2022-09-01 Relisted — Hive MLS
• 2022-08-20 Pending — Hive MLS
• 2022-08-02 Listed $155,000 Hive MLS
• 2018-05-16 Sold (MLS) $25,500 Hive MLS
• 2018-04-12 Listed $22,000 Hive MLS