913 Nashville Rd · Rocky Mount, NC 27803

$115,000

3 bd · 1.5 ba · 1,380 sqft · SingleFamily public records · 191 Days on market

Built 1922 10,454 sqft lot Est $88k · 30% over

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Why this score? — see what drove the C- 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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +7.0/10.0
• Rent growth +3.9/5.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming Home in the Heart of Rocky Mount Discover this quaint and inviting home perfectly situated on a spacious lot in the heart of Rocky Mount. Featuring 3 bedrooms and 1.5 bathrooms, this property offers comfort, convenience, and plenty of room to grow. Step inside to find an eat-in kitchen with a large pantry area, fresh paint throughout, new flooring, updated lavatories, window units, and modern breaker boxes—all ready for you to move right in. Outside, enjoy a large covered front porch, rear patio, and two storage sheds for all your needs. The fenced backyard provides ample space for gardening, future additions, or outdoor entertaining, complete with a concrete slab ready for

Key facts

• Large pantry area
• Eat-in kitchen
• Two storage sheds

Tags

• EAT-IN KITCHEN
• LARGE PANTRY AREA
• LARGE COVERED FRONT PORCH
• REAR PATIO
• TWO STORAGE SHEDS
• FENCED BACKYARD

Property features AI

Exterior

• Parking: Gravel parking; No garage
• Utilities: Public water; Public sewer; DSL/cable available
• Home design: Residential property (Residential/Vacation subtype); One level
• Construction: Wood siding; Composition and metal roof
• Exterior features: Garden; Front porch; Patio; Chain link fencing; Storage structure on property; Has a view

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Baseboard heating; Natural gas heating
• Interior features: Window coverings and treatments; Updated/remodeled condition; 6 total rooms; No fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k 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 $32k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 191 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 6y ago; this cycle's ask has dropped $15k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1922 — 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1922 — 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. 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 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: 1.20% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.96%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $88,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
902 Nashville Rd	0.04mi	2/1.5 (-1)	1,293 (-6%)	0mo	$57,900	$45	82
1220 Neal St	0.30mi	4/1.0 (+1)	1,342 (-3%)	1mo	$149,000	$111	74
1201 York St	0.24mi	3/2.0	1,243 (-10%)	2mo	$91,000	$73	69
813 Burton St	0.59mi	3/2.0	1,379 (-0%)	11mo	$188,500	$137	61
517 Henry St	0.65mi	3/1.5	1,420 (+3%)	8mo	$62,500	$44	58
733 Cedarbrook Dr	0.74mi	3/1.0	1,322 (-4%)	2mo	$84,000	$64	55
625 W Raleigh Blvd	0.74mi	3/1.0	1,332 (-4%)	7mo	$30,000	$23	52
605 Dexter St	0.56mi	3/1.0	1,216 (-12%)	2mo	$65,000	$53	51
2175 W Raleigh Blvd	0.60mi	2/1.5 (-1)	1,518 (+10%)	3mo	$45,000	$30	48
623 Henry St	0.56mi	3/1.0	1,188 (-14%)	4mo	$21,000	$18	46
625 Powell Dr	0.73mi	3/1.5	1,212 (-12%)	1mo	$148,500	$123	45
736 Cedarbrook Dr	0.71mi	4/2.0 (+1)	1,260 (-9%)	8mo	$168,500	$134	38

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: 2.9%
• Equity multiple: 1.11×
• Total profit: $3,680
• Equity at exit: $17,147

10-year hold

• IRR: 14.7%
• Equity multiple: 2.33×
• Total profit: $42,816
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,378 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $294

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 74%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-19
   days on market $115,000 Active 191 DOM
2. 2026-06-18
   days on market $115,000 Active 190 DOM
3. 2026-06-17
   days on market $115,000 Active 189 DOM
4. 2026-06-16
   days on market $115,000 Active 188 DOM
5. 2026-06-15
   days on market $115,000 Active 187 DOM
6. 2026-06-14
   days on market $115,000 Active 185 DOM
7. 2026-06-13
   days on market $115,000 Active 184 DOM
8. 2026-06-10
   days on market $115,000 Active 182 DOM
9. 2026-06-09
   days on market $115,000 Active 181 DOM
10. 2026-06-08
    days on market $115,000 Active 180 DOM
11. 2026-06-07
    days on market $115,000 Active 179 DOM
12. 2026-06-03
    days on market $115,000 Active 175 DOM
13. 2026-06-02
    days on market $115,000 Active 174 DOM
14. 2026-06-01
    days on market $115,000 Active 173 DOM
15. 2026-05-31
    days on market $115,000 Active 172 DOM
16. 2026-05-30
    days on market $115,000 Active 171 DOM
17. 2026-04-09
    price $115,000
18. 2026-02-05
    price $120,000
19. 2025-12-30
    price $125,000
20. 2025-12-10
    listed $130,000 Active
21. 2025-11-28
    historical
22. 2025-06-30
    price $135,000
23. 2025-05-22
    listed $140,000 Active
24. 2024-09-01
    historical
25. 2024-04-29
    price $130,000
26. 2024-04-12
    price $135,000
27. 2024-02-16
    listed $140,000 Active
28. 2022-05-09
    soldstatus $95,000 Closed
29. 2022-05-09
    soldstatus $95,000
30. 2022-04-01
    historical
31. 2022-03-07
    listed $110,000
32. 2021-05-18
    historical
33. 2021-05-04
    historical
34. 2021-04-28
    listed $105,000
35. 2021-04-27
    listed $105,000
36. 2021-02-24
    historical
37. 2021-02-24
    historical
38. 2020-10-06
    listed $103,000
39. 2020-10-02
    listed $103,000

ⓘ 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 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: $16,538
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,323
• − Management: −$1,323
• − Depreciation: −$3,345
• Taxable income: $1,805
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $3,095/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

+11.7% since first listed

23 events — show timeline

• 2026-04-09 Price Changed $115,000 RVLG
• 2026-02-05 Price Changed $120,000 RVLG
• 2025-12-30 Price Changed $125,000 RVLG
• 2025-12-10 Listed $130,000 RVLG
• 2025-11-28 Listing Removed — Hive MLS
• 2025-06-30 Price Changed $135,000 Hive MLS
• 2025-05-22 Listed $140,000 Hive MLS
• 2024-09-01 Listing Removed — Hive MLS
• 2024-04-29 Price Changed $130,000 Hive MLS
• 2024-04-12 Price Changed $135,000 Hive MLS
• 2024-02-16 Listed $140,000 Hive MLS
• 2022-05-09 Sold (Public Records) $95,000 Public Records
• 2022-05-09 Sold (MLS) $95,000 Hive MLS
• 2022-04-01 Listing Removed — Hive MLS
• 2022-03-07 Listed $110,000 Hive MLS
• 2021-05-18 Listing Removed — TMLS
• 2021-05-04 Listing Removed — Hive MLS
• 2021-04-28 Listed $105,000 Hive MLS
• 2021-04-27 Listed $105,000 TMLS
• 2021-02-24 Listing Removed — Hive MLS
• 2021-02-24 Listing Removed — TMLS
• 2020-10-06 Listed $103,000 TMLS
• 2020-10-02 Listed $103,000 Hive MLS

Property tax history

-5.1%/yr

Latest (2021): $130 · +0.0% YoY. Source: county tax records.