1008 Carolina St · Roanoke Rapids, NC 27870

$129,900

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 67 Days on market

Built 1943 0.29 ac lot Est $142k · 8% under

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Why this score? — see what drove the D+ 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 +16.5/30.0
• ARV discount +11.3/15.0
• DSCR +5.1/10.0
• 1% rule +3.9/10.0
• Schools +2.9/10.0
• Livability +2.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Attention all lNVESTORS! The house is currently rented for $1,400 per month, and the tenant is interested in staying! In 2025 the interior of the house was painted; new luxury vinyl plant flooring and new insulated windows were installed; and the kitchen was remodeled with new cabinets, countertops, and a new stove! Situated on a nice lot conveniently located near shopping, schools, and restaurants, and not far from medical facilities. The fireplace has been closed. House next door at 1006 Carolina, a fixer upper with lots of potential, can also be sold. Call today to make an appointment to see this property!

Key facts

• New stove
• Kitchen remodeled
• Insulated windows

Tags

• LUXURY VINYL FLOORING
• INSULATED WINDOWS
• KITCHEN REMODELED
• NEW CABINETS
• NEW COUNTERTOPS
• NEW STOVE

Property features AI

Finance

• Other: Lot approximately 0.289 acre

Exterior

• Parking: Gravel parking; No garage
• Utilities: Public water; Public sewer
• Home design: Residential property; Residential/Vacation subtype; One story
• Construction: Vinyl siding; Composition roof; Built with foundation (details not provided)
• Exterior features: Front porch; Rear porch; Has a view; Paved road access

Interior

• Kitchen: Electric oven; Electric range
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Heating present
• Interior features: Insulated windows; Fireplace (other type); Updated/remodeled condition; DSL/Cable available

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $76 ($908/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $116k (10.9% below list).
• Recommended offer: $116k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.1% in Roanoke Rapids — 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 56/100 on livability (#631 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, health & safety A, housing B+; Watch: crime F, amenities F, commute F.
• Roanoke Rapids City Schools (town): math 31% / reading 37% proficiency, ranked #135 of 178 in NC (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Manning Elementary School (math 28% / reading 36%, grade F, #908 of 1,410 statewide, top 67%, 647 students, 100% FRL); Chaloner Middle School (math 31% / reading 40%, grade F, #279 of 475 statewide, top 60%, 616 students, 100% FRL); Roanoke Rapids High School (math 52% / reading 37%, grade F, #352 of 535 statewide, top 68%, 783 students, 100% FRL) — zoned schools average 100% FRL vs 53% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 147 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 55 units permitted in Halifax County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Halifax County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $88k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% 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 $115,697 (10.9% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.89% ✗
• Cap rate: 6.99%
• Cash-on-cash: 2.50%
• DSCR: 1.11
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $141,960
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 E 12th St	0.28mi	2/1.0 (-1)	834 (-1%)	2mo	$145,000	$174	79
709 E 11th St	0.12mi	3/1.0	922 (+10%)	2mo	$78,200	$85	76
719 Marshall St	0.38mi	3/1.0	864 (+3%)	4mo	$155,000	$179	74
810 12th St	0.31mi	2/1.0 (-1)	841 (+0%)	7mo	$142,000	$169	74
611 Marshall St	0.51mi	3/1.0	860 (+2%)	4mo	$154,000	$179	69
708 E 12th St	0.19mi	3/2.0	936 (+11%)	1mo	$157,500	$168	67
812 E 11th St	0.28mi	2/1.0 (-1)	876 (+4%)	10mo	$130,000	$148	67
1315 Charlotte St	0.44mi	3/1.0	896 (+7%)	16mo	$106,000	$118	55
429 Marshall St	0.72mi	2/1.0 (-1)	810 (-4%)	5mo	$137,500	$170	51
828 Marshall St	0.21mi	2/1.0 (-1)	965 (+15%)	14mo	$161,000	$167	49

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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-16,247
• Equity at exit: $19,369

10-year hold

• IRR: -3.3%
• Equity multiple: 0.78×
• Total profit: $-8,016
• Equity at exit: $11,231

Cash invested: $36,372 (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 27870

• Home prices YoY: -21.1%
• Active inventory: 147
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,157 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$103 /mo · $1,236/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $76

Break-even live

Break-even rent $1,061

Max offer price $129,900

Occupancy floor 88%

Sensitivity live

Price	-10% $149	-5% $112	+0% $76	+5% $39	+10% $2
Rent	-10% $-16	-5% $30	+0% $76	+5% $121	+10% $167
Rate	-1.0pp $141	-0.5pp $109	base $76	+0.5pp $42	+1.0pp $8

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
236 E Littleton Rd Roanoke Rapids, NC	2.0–3.0	1.0–2.0	1021	$920	$0.90	45d	10	1.27mi

Listing history 24 events

1. 2026-06-22
   days on market $129,900 Active 67 DOM
2. 2026-06-21
   days on market $129,900 Active 66 DOM
3. 2026-06-19
   days on market $129,900 Active 64 DOM
4. 2026-06-18
   days on market $129,900 Active 63 DOM
5. 2026-06-17
   days on market $129,900 Active 62 DOM
6. 2026-06-16
   days on market $129,900 Active 61 DOM
7. 2026-06-15
   days on market $129,900 Active 60 DOM
8. 2026-06-14
   days on market $129,900 Active 58 DOM
9. 2026-06-12
   days on market $129,900 Active 57 DOM
10. 2026-06-09
    days on market $129,900 Active 54 DOM
11. 2026-06-08
    days on market $129,900 Active 53 DOM
12. 2026-06-07
    days on market $129,900 Active 52 DOM
13. 2026-06-07
    days on market $129,900 Active 51 DOM
14. 2026-06-03
    days on market $129,900 Active 48 DOM
15. 2026-06-02
    days on market $129,900 Active 47 DOM
16. 2026-06-01
    days on market $129,900 Active 46 DOM
17. 2026-05-31
    days on market $129,900 Active 45 DOM
18. 2026-05-30
    days on market $129,900 Active 44 DOM
19. 2026-04-17
    listed $129,900 Active
20. 2025-02-05
    price $124,900
21. 2024-12-07
    listed $129,900 Active
22. 2023-03-19
    listed $74,900 Active
23. 2022-09-20
    soldstatus $87,500
24. 2022-08-09
    listed $100,000

ⓘ 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: $1,236 · $103/mo
• Projected year-2 tax: $1,236 · $103/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,884
• − Mortgage interest: −$7,276
• − Property taxes: −$1,236
• − Insurance: −$650
• − Repairs & maintenance: −$1,111
• − Management: −$1,111
• − Depreciation: −$3,779
• Taxable loss: −$1,278
• Est. tax savings @ 24.0%: +$307
• After-tax cash flow: $1,215/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: Roanoke Rapids City Schools
• NCES district ID: 3703900
• Math proficiency: 31% ▼ -8.00%
• Reading proficiency: 37% ▲ 1.00%
• Median HH income: $41,604
• Composite: 28.7/100
• National rank: #6689
• State rank: #135 of 178 in NC

Livability — Roanoke Rapids

• Score: 56/100
• State rank: #631
• US rank: #22900

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing B+ Health & safety A User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Roanoke Rapids, NC
• County: Halifax County · 24,958 people
• City population: 24,958
• Metro: Roanoke Rapids, NC
• Population (ZIP): 24,958
• Household income: $49,502
• Rent vs Own: 41.6% rent · 58.4% own
• Severe rent burden: 822.0

Population outlook (Halifax County) Hauer SSP2

• Today (2025): 47,976 people
• By 2030: 45,450 · -5.3%
• By 2040: 39,980 · -16.7%
• By 2050: 34,863 · -27.3%
• By 2075: 25,577 · -46.7%
• By 2100: 18,365 · -61.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 47% Black 40% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Common ancestry: Slovak 1% Italian 1% Serbian 1%
• Foreign-born: 3% · Canada, Vietnam
• Languages at home: 94% English-only · Spanish 4% Other Asian/Pacific 1%

Political lean MEDSL · Halifax

• 2024 margin: D (+17.7) · D 58.5% · R 40.9%
• 2008→2024 swing: -10.6pp toward R · 2008: 28.2pp · 2024: 17.7pp
• All cycles: 2024: D+17.7 2020: D+21.2 2016: D+26.9 2012: D+32.0 2008: D+28.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -47.78%
• Current HPI: 179.1705
• Rent YoY: —
• Metro: Roanoke Rapids, 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

+29.9% since first listed

6 events — show timeline

• 2026-04-17 Listed $129,900 RVLG
• 2025-02-05 Price Changed $124,900 RVLG
• 2024-12-07 Listed $129,900 RVLG
• 2023-03-19 Listed $74,900 RVLG
• 2022-09-20 Sold (MLS) $87,500 RVLG
• 2022-08-09 Listed $100,000 RVLG

Property tax history

+1.7%/yr

Latest (2025): $1,236 · +1.5% YoY. Source: county tax records.