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 Fair condition $75/sqft · 45% below area Est $147k · 45% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.8/10.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

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.

Key facts

• Brick ranch
• Generous lot size
• Built 1978

Tags

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

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $843 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 4.8% 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.
• 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.
• Zoned schools: M B Hubbard Elementary (math 12% / reading 28%, grade F, #1,233 of 1,410 statewide, top 88%, 407 students, 85% FRL); Red Oak Middle (math 24% / reading 38%, grade F, #326 of 475 statewide, top 69%, 804 students, 64% FRL); Northern Nash High (math 37% / reading 41%, grade F, #402 of 535 statewide, top 75%, 1,059 students, 58% FRL).
• Market conditions: 59 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 ~2 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.09% ✓
• Cap rate: 18.96%
• Cash-on-cash: 45.24%
• DSCR: 3.01
• GRM: 4.0

CMA / ARV

• ARV (median comp): $146,502
• List price: $79,900
• Delta: -45.46%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 5 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%)	8mo	$110,000	$100	86
5550 Hubbard Dr	0.05mi	3/1.5	1,246 (+18%)	30mo	$143,000	$115	51
8774 Red Oak Battleboro Rd	0.67mi	3/1.0	1,014 (-4%)	14mo	$184,900	$182	50
8079 Lassiter St	0.74mi	3/1.0	1,025 (-3%)	33mo	$172,000	$168	40
8055 Lassiter St	0.72mi	3/1.0	1,266 (+19%)	31mo	$135,000	$107	21

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: 53.9%
• Equity multiple: 4.35×
• Total profit: $74,925
• Equity at exit: $48,272

10-year hold

• IRR: 51.1%
• Equity multiple: 8.99×
• Total profit: $178,819
• 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: 59
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,674 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$27 /mo · $319/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $843

Break-even live

Break-even rent $606

Max offer price $79,900

Occupancy floor 45%

Sensitivity live

Price	-10% $889	-5% $866	+0% $843	+5% $821	+10% $798
Rent	-10% $711	-5% $777	+0% $843	+5% $909	+10% $976
Rate	-1.0pp $884	-0.5pp $864	base $843	+0.5pp $823	+1.0pp $802

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
• Club membership (one-time): —
• 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 3/10 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: $20,084
• − Mortgage interest: −$4,476
• − Property taxes: −$319
• − Insurance: −$400
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$2,324
• Taxable income: $9,353
• Est. tax owed @ 24.0%: −$2,245
• After-tax cash flow: $7,876/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab Est. rehab $26,500–$47,700 screening

This 1974 brick ranch requires moderate repairs and maintenance, including painting the exterior and landscaping. Upgrades to windows and exterior paint would significantly enhance its resale and rental value.

Repairs flagged

• Moderate Brick siding — Weathered appearance
• Major Landscaping — Dry, overgrown yard

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑
• Both Replace windows — Enhances energy efficiency and resale value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 30/100

Zoned Schools

Elementary M B Hubbard Elementary F NC #1,233/1,410 Nat'l #33,283/41,679 Middle Red Oak Middle F NC #326/475 Nat'l #8,646/14,009 High Northern Nash High F NC #402/535 Nat'l #8,724/17,239

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

B Composite livability gradescore 70/100

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

• County: Edgecombe · 91,107 people
• City population: 70,300
• Metro: Rocky Mount, NC
• Population (ZIP): 3,917
• Household income: $71,512
• Rent vs Own: 29.3% rent · 70.7% own
• Severe rent burden: 1% of renters

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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%

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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%

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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

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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

1 event — show timeline

• 2026-05-13 Price Changed $79,900 FSBO.com

Property tax history

+3.8%/yr

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