825 Redgate Ave · Rocky Mount, NC 27801

$65,000

3 bd · 1.5 ba · 1,326 sqft · SingleFamily public records · 461 Days on market

Built 1941 6,970 sqft 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice Residential house or good investment property

Key facts

• 6,970 sq ft lot
• Built 1941
• Listed 461 days

Property features AI

Finance

• Other: Lot roughly 0.16 acres (approximately 50 x 138); Road frontage on city street and state road; Zoned R10

Exterior

• Parking: On-street parking; Off-street parking; On-site parking
• Utilities: Public water; Sewer available; Water available
• Home design: Single-family residence; One level; Residential property
• Construction: Asbestos and vinyl siding exterior; Shingle roof; Permanent foundation; Built with traditional construction materials
• Exterior features: Front porch; Has a view; No fencing

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Accessible full bathroom; Total of 6 rooms
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $707 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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: D S Johnson Elementary (math 3% / reading 13%, grade F, #1,396 of 1,410 statewide, top 99%, 362 students, 95% FRL); Rocky Mount Middle (math 7% / reading 26%, grade F, #449 of 475 statewide, top 96%, 407 students, 97% FRL); Rocky Mount High (math 27% / reading 36%, grade F, #449 of 535 statewide, top 85%, 1,072 students, 76% FRL) — zoned schools average 89% FRL vs 74% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 134 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 461 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y ago; this cycle's ask has dropped $20k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $65k implies a 333% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 461 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 1941 — 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: 2.17% ✓
• Cap rate: 19.35%
• Cash-on-cash: 46.63%
• DSCR: 3.07
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $137,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
906 Arlington St	0.50mi	4/2.0 (+1)	1,326 (0%)	1mo	$180,000	$136	68
715 Clark St	0.35mi	4/1.0 (+1)	1,378 (+4%)	3mo	$40,000	$29	68
1313 Old Wilson Rd	0.47mi	3/2.0	1,440 (+9%)	2mo	$128,000	$89	60
617 Pender St	0.44mi	3/1.0	1,232 (-7%)	8mo	$42,000	$34	59
1316 N Oakwood Dr	0.66mi	3/2.0	1,348 (+2%)	8mo	$139,900	$104	58
818 Eastern Ave	0.39mi	2/1.0 (-1)	1,200 (-10%)	2mo	$142,000	$118	57
1136 Hill St	0.36mi	3/2.0	1,504 (+13%)	4mo	$185,000	$123	55
1132 Rosewood Ave	0.46mi	3/1.0	1,442 (+9%)	8mo	$162,500	$113	55
225 Hendricks St	0.52mi	2/1.0 (-1)	1,203 (-9%)	2mo	$20,000	$17	51
509 N Mercer St	0.66mi	3/2.0	1,439 (+8%)	3mo	$75,000	$52	50
1312 Hill Street St	0.54mi	4/2.0 (+1)	1,221 (-8%)	8mo	$159,900	$131	48
421 N Daughtry St	0.60mi	3/1.0	1,506 (+14%)	2mo	$80,000	$53	46

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: 43.9%
• Equity multiple: 2.90×
• Total profit: $34,504
• Equity at exit: $9,692

10-year hold

• IRR: 49.9%
• Equity multiple: 5.84×
• Total profit: $88,027
• Equity at exit: $5,620

Cash invested: $18,200 (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 27801

• Home prices YoY: -5.6%
• Active inventory: 134
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,413 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$41 /mo · $489/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $707

Break-even live

Break-even rent $517

Max offer price $65,000

Occupancy floor 45%

Sensitivity live

Price	-10% $744	-5% $726	+0% $707	+5% $689	+10% $670
Rent	-10% $596	-5% $651	+0% $707	+5% $763	+10% $819
Rate	-1.0pp $740	-0.5pp $724	base $707	+0.5pp $690	+1.0pp $673

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $65,000 Active 461 DOM
2. 2026-06-19
   pricedays on market $65,000 Active 459 DOM
3. 2026-06-18
   days on market $70,000 Active 458 DOM
4. 2026-06-17
   days on market $70,000 Active 457 DOM
5. 2026-06-16
   days on market $70,000 Active 456 DOM
6. 2026-06-15
   days on market $70,000 Active 455 DOM
7. 2026-06-14
   days on market $70,000 Active 453 DOM
8. 2026-06-13
   days on market $70,000 Active 452 DOM
9. 2026-06-10
   days on market $70,000 Active 450 DOM
10. 2026-06-09
    days on market $70,000 Active 449 DOM
11. 2026-06-08
    days on market $70,000 Active 448 DOM
12. 2026-06-07
    statusdays on market $70,000 Active 447 DOM
13. 2026-06-03
    days on market $70,000 Active Under Contract 443 DOM
14. 2026-06-02
    days on market $70,000 Active Under Contract 442 DOM
15. 2026-06-01
    days on market $70,000 Active Under Contract 441 DOM
16. 2026-05-31
    days on market $70,000 Active Under Contract 440 DOM
17. 2026-05-30
    days on market $70,000 Active Under Contract 439 DOM
18. 2026-04-12
    historical Active Under Contract
19. 2026-04-02
    price $70,000
20. 2026-03-26
    status Active
21. 2026-03-26
    historical
22. 2026-02-21
    status Active
23. 2026-02-20
    historical
24. 2026-02-02
    status Active
25. 2026-01-31
    historical
26. 2025-12-02
    price $81,900
27. 2025-09-01
    status Active
28. 2025-08-30
    historical
29. 2025-03-13
    listed $85,000 Active
30. 2017-07-17
    soldstatus $15,000 50-char remark

    Show marketing remark (50 chars)

    Nice Residential house or good investment property

31. 2015-09-25
    listed $20,000 50-char remark

    Show marketing remark (50 chars)

    Nice Residential house or good investment property

ⓘ 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: $489 · $41/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: +$44/yr (+$4/mo · 8.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 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: $16,951
• − Mortgage interest: −$3,641
• − Property taxes: −$489
• − Insurance: −$325
• − Repairs & maintenance: −$1,356
• − Management: −$1,356
• − Depreciation: −$1,891
• Taxable income: $7,892
• Est. tax owed @ 24.0%: −$1,894
• After-tax cash flow: $6,592/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: 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

+250.0% since first listed

14 events — show timeline

• 2026-04-12 Contingent — Hive MLS
• 2026-04-02 Price Changed $70,000 Hive MLS
• 2026-03-26 Relisted — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-02-21 Relisted — Hive MLS
• 2026-02-20 Listing Removed — Hive MLS
• 2026-02-02 Relisted — Hive MLS
• 2026-01-31 Listing Removed — Hive MLS
• 2025-12-02 Price Changed $81,900 Hive MLS
• 2025-09-01 Relisted — Hive MLS
• 2025-08-30 Listing Removed — Hive MLS
• 2025-03-13 Listed $85,000 Hive MLS
• 2017-07-17 Sold (MLS) $15,000 Hive MLS
• 2015-09-25 Listed $20,000 Hive MLS

Property tax history

-0.3%/yr

Latest (2025): $489 · +0.0% YoY. Source: county tax records.