3 bd · 1.0 ba ·
2,532 sqft ·
Built 1915
· SingleFamily
· Active
· 201 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$1,814/mo
Mortgage (P&I)
−$477
Tax + insurance
−$118
HOA
−$0
Vac / Maint / Mgmt
−$381
Net cashflow
$838/mo
Annual
$10,053/yr
Cap rate
17.34%
Cash-on-cash
39.45%
DSCR
2.76
1% rule
1.99%
Cash to close
$25,480
Investor read
This is a 3-bed/1.0-bath single-family listed at $91k.
At list price, monthly cash flow is $838 ($10k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($2k rent vs $91k).
It's been on market 201 days — a 12% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $80k (12.0% below list) — sets the bar for market timing.
In year one you build about $8k of equity ($629 loan paydown + $7k appreciation (7.7% local appreciation)).
Location reads 59/100 on livability (#551 in NC) — a working-class tenant base; expect higher turnover. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute 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: Southern Nash Middle (math 20% / reading 35%, grade F, #368 of 475 statewide, top 78%, 798 students, 69% FRL); Southern Nash High (math 32% / reading 44%, grade F, #409 of 535 statewide, top 77%, 1,070 students, 56% FRL) — zoned schools at 63% FRL track the district average.
Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
Market conditions: 175 active listings in the ZIP; 500 units permitted in Nash County in 2024 (0 in 5+ unit buildings).
Nash County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
4 sale attempts; this cycle's ask has dropped $69k (43%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Current owner paid $55k; list at $91k implies a 65% gain — meaningful room to come down on a strong offer.
At projected returns (7.7% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
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.
Questions for listing agent
It's been on market 201 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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.
CashFlowRE · CFR-RBDMQZ3Q5VQ4A9
· Data 2 weeks agocashflowre.app · 2026-05-29