7425 Halifax Rd · Rolesville, NC 27596

$259,900

3 bd · 1.0 ba · 1,272 sqft · SingleFamily public records · 3 Days on market

Built 1963 0.85 ac lot Est $238k · 9% over

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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 +11.7/30.0
• Schools +4.9/10.0
• Rent growth +4.2/5.0
• Livability +4.0/5.0
• DSCR +3.4/10.0
• ARV discount +3.3/15.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Hard to find Unrestricted property with a lovely home on . 85 acre beautiful level lot! Brick exterior w/ metal roof, you'll enjoy this well loved and well tended one story home! Attached carport, circular driveway plus detached garage and huge workshop(s)! Inside this home you'll find 3 bedrooms, one full bath with walk in shower, Family room, Den, Kitchen and Dining areas~ Hardwood floors~ Separate laundry room w/ entrance to backyard plus side entry off carport~ Detached Garage is 32x24 with attached stg bldg 14x13 ~ Detached Stg bldg 20x12~ Best of all, NO HOA and Unrestricted lot! Floor plan in the photos-See agent remarks!!

Key facts

• Metal roof
• Brick exterior
• Attached carport

Tags

• BRICK EXTERIOR
• METAL ROOF
• ATTACHED CARPORT
• CIRCULAR DRIVEWAY
• DETACHED GARAGE
• HUGE WORKSHOP

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-76 ($-913/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (5.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (27.3% below list).
• Recommended offer: $189k (27.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 2.9% in Rolesville — 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 81/100 on livability (#13 in NC, #1,346 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities C-, commute F.
• Wake County Schools (suburban): math 52% / reading 60% proficiency, ranked #35 of 178 in NC (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Zebulon Middle (math 34% / reading 43%, grade F, #244 of 475 statewide, top 53%, 708 students, 68% FRL); Rolesville High (math 52% / reading 48%, grade D+, #309 of 535 statewide, top 58%, 2,373 students, 47% FRL) — zoned schools average 58% FRL vs 30% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.9%/yr); 412 active listings in the ZIP; solid renter incomes; 15,249 units permitted in Wake County in 2024 (5,568 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Wake County population projected at +51% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $188,881 (27.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1963 — 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. 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?
5. 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.
6. 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.
7. 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: 0.73% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.25%
• DSCR: 0.94
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $237,864
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7425 Halifax Rd	0.00mi	3/1.0	1,390 (+9%)	1mo	$260,000	$187	84

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 · 6.89% rent growth · sell at horizon

5-year hold

• IRR: -14.7%
• Equity multiple: 0.46×
• Total profit: $-39,389
• Equity at exit: $38,752

10-year hold

• IRR: -1.2%
• Equity multiple: 0.91×
• Total profit: $-6,835
• Equity at exit: $22,471

Cash invested: $72,772 (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 27596

• Home prices YoY: -13.2%
• Rents YoY: 6.9%
• Active inventory: 412
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,889 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$97 /mo · $1,164/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-76

Break-even live

Break-even rent $1,985

Max offer price $246,466

Occupancy floor 99%

Sensitivity live

Price	-10% $71	-5% $-2	+0% $-76	+5% $-150	+10% $-223
Rent	-10% $-225	-5% $-151	+0% $-76	+5% $-1	+10% $73
Rate	-1.0pp $55	-0.5pp $-10	base $-76	+0.5pp $-143	+1.0pp $-212

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-06
   status Pending
2. 2026-04-03
   listed $259,900 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: $1,164 · $97/mo
• Projected year-2 tax: $2,131 · $178/mo
• Expected delta: +$968/yr (+$81/mo · 83.1%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,666
• − Mortgage interest: −$14,558
• − Property taxes: −$1,164
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$7,561
• Taxable loss: −$5,543
• Est. tax savings @ 24.0%: +$1,330
• After-tax cash flow: $418/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: Wake County Schools
• NCES district ID: 3704720
• Math proficiency: 52% ▲ 2.00%
• Reading proficiency: 60% ▲ 4.00%
• Median HH income: $67,509
• Composite: 49.41/100
• National rank: #2010
• State rank: #35 of 178 in NC

Livability — Rolesville

• Score: 81/100
• State rank: #13
• US rank: #1346

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Franklin County · 64,885 people
• City population: 8,908
• Metro: Raleigh-Cary, NC
• Population (ZIP): 22,232
• Household income: $95,940
• Rent vs Own: 14.1% rent · 85.9% own
• Severe rent burden: 307.0

Population outlook (Wake County) Hauer SSP2

• Today (2025): 1,293,152 people
• By 2030: 1,428,223 · +10.4%
• By 2040: 1,698,188 · +31.3%
• By 2050: 1,955,807 · +51.2%
• By 2075: 2,520,273 · +94.9%
• By 2100: 2,893,335 · +123.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 15% Hispanic / Latino 8% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 3% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 6%

Political lean MEDSL · Wake

• 2024 margin: Strong D (+25.5) · D 61.9% · R 36.4% · Other 1.7%
• 2008→2024 swing: +11.1pp toward D · 2008: 14.4pp · 2024: 25.5pp
• All cycles: 2024: D+25.5 2020: D+26.4 2016: D+20.5 2012: D+10.2 2008: D+14.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.06%
• Current HPI: 271.1411
• Rent YoY: ▲ 6.89%
• Metro: Raleigh-Cary, 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

2 events — show timeline

• 2026-04-06 Pending — TMLS
• 2026-04-03 Listed $259,900 TMLS

Property tax history

+3.6%/yr

Latest (2025): $1,164 · +2.9% YoY. Source: county tax records.