5586 Hubbard Dr · Rocky Mount, NC 27809

$79,900

3 bd · 1.0 ba · 1,060 sqft · SingleFamily public records · 35 Days on market

Built 1978 ↓ 11% since listing

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Appreciation +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Investors and renovators, take note of this classic brick ranch located at 5586 Hubbard Dr in the Battleboro community. Built in 1974, this property offers & quot; great bones& quot; and a low-maintenance exterior, providing a high-potential canvas for a modern interior transformation and a significant equity spread. The Investor Angle: Fix & amp; Flip: With a solid brick foundation and a functional 1970s layout, this property is priced to allow for a comprehensive renovation while maintaining a healthy margin for a retail exit. Buy & amp; Hold / BRRRR: This property is a powerhouse for cash flow. With average area rents currently at $1,243/month, it offers a reliable, high

Key facts

• Brick ranch
• Generous lot size
• Built 1978

Tags

• BRICK RANCH
• LOW MAINTENANCE EXTERIOR
• GENEROUS LOT SIZE
• DURABLE BRICK EXTERIOR

Property features AI

Exterior

• Home design: Built in 1978; Single-family property
• Construction: Built in 1978
• Exterior features: Located in the Battleboro subdivision

🏷️ Possibly a rental listed for sale. The $79,900 price doesn't fit this home's estimated sale value (~$192,920) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $377 ($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 12.0% 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: 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: 46 active listings in the ZIP; 500 units permitted in Nash County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($552 loan paydown + $4k appreciation (5.6% local appreciation)).
• Nash County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.6% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1978 — 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: 1.36% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.24%
• DSCR: 1.90
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $192,920
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5624 Hubbard Dr	0.03mi	3/1.0	1,097 (+4%)	5mo	$110,000	$100	88
8774 Red Oak Battleboro Rd	0.67mi	3/1.0	1,014 (-4%)	11mo	$184,900	$182	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 31.6%
• Equity multiple: 3.02×
• Total profit: $45,237
• Equity at exit: $48,272

10-year hold

• IRR: 29.7%
• Equity multiple: 6.13×
• Total profit: $114,715
• Equity at exit: $85,899

Cash invested: $22,372 (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 27809

• Home prices YoY: 2.7%
• Active inventory: 46
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$27 /mo · $319/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $377

Break-even live

Break-even rent $606

Max offer price $79,900

Occupancy floor 60%

Sensitivity live

Price	-10% $423	-5% $400	+0% $377	+5% $355	+10% $332
Rent	-10% $292	-5% $335	+0% $377	+5% $420	+10% $463
Rate	-1.0pp $418	-0.5pp $398	base $377	+0.5pp $357	+1.0pp $336

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-16
   days on market $79,900 Active 35 DOM
2. 2026-06-15
   days on market $79,900 Active 34 DOM
3. 2026-06-14
   days on market $79,900 Active 32 DOM
4. 2026-06-13
   days on market $79,900 Active 31 DOM
5. 2026-06-10
   days on market $79,900 Active 29 DOM
6. 2026-06-09
   days on market $79,900 Active 28 DOM
7. 2026-06-08
   days on market $79,900 Active 27 DOM
8. 2026-06-07
   days on market $79,900 Active 26 DOM
9. 2026-06-03
   days on market $79,900 Active 22 DOM
10. 2026-06-02
    days on market $79,900 Active 21 DOM
11. 2026-06-01
    days on market $79,900 Active 20 DOM
12. 2026-05-31
    days on market $79,900 Active 19 DOM
13. 2026-05-30
    days on market $79,900 Active 18 DOM
14. 2026-05-13
    price $79,900
15. 2026-05-12
    listed $90,000 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: $319 · $27/mo
• Projected year-2 tax: $655 · $55/mo
• Expected delta: +$337/yr (+$28/mo · 105.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,006
• − Mortgage interest: −$4,476
• − Property taxes: −$319
• − Insurance: −$400
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$2,324
• Taxable income: $3,407
• Est. tax owed @ 24.0%: −$818
• After-tax cash flow: $3,711/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

• City population: 70,300
• Population (ZIP): 3,917

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 0.55)
• Race & ethnicity: White 51% Black 43% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Portuguese 5% Italian 2% Romanian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% German/W. Germanic 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: ▲ 5.61%
• Current HPI: 212.35
• Rent YoY: —
• Metro: —
• 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

-11.2% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $79,900 FSBO.com
• 2026-05-12 Listed $90,000 FSBO.com

Property tax history

+3.8%/yr

Latest (2025): $319 · +3.3% YoY. Source: county tax records.