524 Dexter St · Rocky Mount, NC 27803

$80,000

2 bd · 1.0 ba · 940 sqft · SingleFamily public records · 36 Days on market

Built 1910 4,792 sqft lot Est $92k · 13% under

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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
• ARV discount +13.4/15.0
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• 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

Listing remarks

Hot Property No HOA Wood Flooring Porch About This Home Investor opportunity in Rocky Mount! This 2-bedroom, 1-bath home offers strong potential as a rental property. It provides a solid foundation for steady cash flow with the right updates. The home does need work, making it an ideal project for investors looking to add value and maximize returns. Or you can make it your forever home. Conveniently located with easy access to local amenities, this property is a great addition to any investment portfolio. Being sold as-is.

Key facts

• Wood flooring
• Porch
• No hoa

Tags

• NO HOA
• WOOD FLOORING
• PORCH
• INVESTOR OPPORTUNITY
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Zoning: R-8

Exterior

• Parking: On-street parking; Unpaved parking; No garage
• Utilities: No utilities listed; Paved road access; Road fronts on city street and state road
• Home design: Single family residence; One story; Entry level is 1
• Construction: Wood siding and frame construction; Metal roof
• Exterior features: Covered porch; Porch; Chain link fencing; No additional exterior features listed; Has a view

Interior

• Kitchen: No appliances included
• Flooring: Wood
• Bathrooms: 1 full bath
• Heating & cooling: No heating; No cooling
• Interior features: Unfurnished; Wood flooring; Crawl space basement; Total of 4 rooms
• Laundry & utility: No laundry hookups or appliances

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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.
• 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: Winstead Avenue Elementary (538 students, 80% 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) — zoned schools average 80% FRL vs 59% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $553 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 $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% 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 $77,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.44% ✓
• Cap rate: 12.95%
• Cash-on-cash: 23.78%
• DSCR: 2.06
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $92,120
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 Dexter St	0.12mi	2/1.0	896 (-5%)	4mo	$133,900	$149	83
640 Beaman St	0.28mi	2/1.0	965 (+3%)	5mo	$51,500	$53	78
513 Mullins St	0.13mi	3/1.0 (+1)	1,056 (+12%)	4mo	$103,000	$98	65
1600 Aycock St	0.74mi	2/1.0	933 (-1%)	2mo	$60,000	$64	63
704 S Pine St	0.47mi	3/1.0 (+1)	1,020 (+8%)	7mo	$67,000	$66	53
1000 S Washington St	0.54mi	3/1.5 (+1)	850 (-10%)	2mo	$140,000	$165	50
516 S Pine St	0.57mi	3/1.0 (+1)	1,010 (+7%)	7mo	$154,500	$153	50
1616 Davis St	0.52mi	2/1.0	1,050 (+12%)	10mo	$23,000	$22	48
1609 Davis St	0.50mi	2/1.0	816 (-13%)	11mo	$28,000	$34	46
1200 Calvary St	0.47mi	3/1.0 (+1)	1,050 (+12%)	10mo	$140,000	$133	45
611 Arlington St	0.70mi	2/2.0	840 (-11%)	1mo	$134,900	$161	45
1416 Betz St	0.56mi	3/1.5 (+1)	1,064 (+13%)	10mo	$100,000	$94	37

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 · 5.51% rent growth · sell at horizon

5-year hold

• IRR: 19.5%
• Equity multiple: 1.82×
• Total profit: $18,256
• Equity at exit: $11,928

10-year hold

• IRR: 29.3%
• Equity multiple: 3.90×
• Total profit: $65,056
• Equity at exit: $6,917

Cash invested: $22,400 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$420
• Tax from tax record: −$15 /mo · $175/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $444

Break-even live

Break-even rent $592

Max offer price $80,000

Occupancy floor 57%

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $80,000 Active 36 DOM
2. 2026-06-18
   days on market $80,000 Active 35 DOM
3. 2026-06-17
   days on market $80,000 Active 34 DOM
4. 2026-06-16
   days on market $80,000 Active 33 DOM
5. 2026-06-15
   days on market $80,000 Active 32 DOM
6. 2026-06-14
   days on market $80,000 Active 30 DOM
7. 2026-06-13
   days on market $80,000 Active 29 DOM
8. 2026-06-10
   days on market $80,000 Active 27 DOM
9. 2026-06-09
   days on market $80,000 Active 26 DOM
10. 2026-06-08
    days on market $80,000 Active 25 DOM
11. 2026-06-07
    days on market $80,000 Active 24 DOM
12. 2026-06-03
    days on market $80,000 Active 20 DOM
13. 2026-06-02
    days on market $80,000 Active 19 DOM
14. 2026-06-01
    days on market $80,000 Active 18 DOM
15. 2026-05-31
    days on market $80,000 Active 17 DOM
16. 2026-05-30
    days on market $80,000 Active 16 DOM
17. 2026-05-14
    listed $80,000 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: $175 · $15/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$481/yr (+$40/mo · 275.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $13,842
• − Mortgage interest: −$4,481
• − Property taxes: −$175
• − Insurance: −$400
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$2,327
• Taxable income: $4,244
• Est. tax owed @ 24.0%: −$1,019
• After-tax cash flow: $4,308/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

1 event — show timeline

• 2026-05-14 Listed $80,000 Hive MLS

Property tax history

+2.0%/yr

Latest (2025): $175 · +0.0% YoY. Source: county tax records.