610 Marigold St · Rocky Mount, NC 27801

$129,900

4 bd · 3.0 ba · 1,467 sqft · SingleFamily public records · 112 Days on market

Built 1915 10,454 sqft lot Est $166k · 22% under

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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 +29.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• 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

Brick home with oak floors. Home has 3 bedrooms and 2 baths. No appliances. Great investment opportunity.

Key facts

• 0.24 acre lot
• Built 1915
• Listed 111 days

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: No association

Exterior

• Parking: No parking
• Security:
• Utilities: Public water; Public sewer; Gas-powered HVAC
• Home design: Single-story house; Brick veneer exterior
• Construction: Brick veneer construction; Composition roof; One-level structure
• Exterior features: No patio or porch; No fencing; Not waterfront

Interior

• Kitchen:
• Bedrooms: Three bedrooms (all on the main level)
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Gas pack heating; Central air conditioning
• Interior features: Vinyl and wood flooring; Laundry room
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $453 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $118k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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.
• 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.
• Market conditions: 133 active listings in the ZIP; lower-income renter base — watch delinquency; 50 units permitted in Edgecombe County in 2024 (5 in 5+ unit buildings).
• This rent runs 42% of the median local income ($45k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• 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 $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask is 13223% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $44k; list at $130k implies a 199% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $118,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — 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: 1.20% ✓
• Cap rate: 10.47%
• Cash-on-cash: 14.94%
• DSCR: 1.66
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $165,771
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
715 Clark St	0.26mi	4/1.0	1,378 (-6%)	3mo	$40,000	$29	67
508 Buena Vista Ave	0.17mi	3/2.0 (-1)	1,375 (-6%)	10mo	$171,900	$125	64
621 Clark St	0.21mi	3/1.0 (-1)	1,401 (-4%)	9mo	$45,000	$32	62
509 N Mercer St	0.54mi	3/2.0 (-1)	1,439 (-2%)	3mo	$75,000	$52	60
421 N Daughtry St	0.46mi	3/1.0 (-1)	1,506 (+3%)	2mo	$80,000	$53	60
906 Arlington St	0.47mi	4/2.0	1,326 (-10%)	1mo	$180,000	$136	57
1201 Cypress St	0.62mi	4/2.0	1,533 (+4%)	4mo	$179,900	$117	56
1136 Hill St	0.63mi	3/2.0 (-1)	1,504 (+2%)	4mo	$185,000	$123	54
1313 Old Wilson Rd	0.74mi	3/2.0 (-1)	1,440 (-2%)	2mo	$128,000	$89	52
1132 Rosewood Ave	0.59mi	3/1.0 (-1)	1,442 (-2%)	8mo	$162,500	$113	50
321 Coleman Ave	0.70mi	4/1.0	1,572 (+7%)	7mo	$145,000	$92	42
1100 Long Ave	0.53mi	3/2.0 (-1)	1,670 (+14%)	9mo	$210,000	$126	36

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: 5.5%
• Equity multiple: 1.21×
• Total profit: $7,736
• Equity at exit: $19,369

10-year hold

• IRR: 14.9%
• Equity multiple: 2.20×
• Total profit: $43,669
• 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 27801

• Home prices YoY: -5.6%
• Active inventory: 133
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,562 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$46 /mo · $555/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $453

Break-even live

Break-even rent $989

Max offer price $129,900

Occupancy floor 66%

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: —

Listing history 25 events

1. 2026-06-19
   days on market $129,900 Active 112 DOM
2. 2026-06-18
   days on market $129,900 Active 111 DOM
3. 2026-06-17
   days on market $129,900 Active 110 DOM
4. 2026-06-16
   days on market $129,900 Active 109 DOM
5. 2026-06-15
   days on market $129,900 Active 108 DOM
6. 2026-06-14
   days on market $129,900 Active 106 DOM
7. 2026-06-13
   days on market $129,900 Active 105 DOM
8. 2026-06-10
   days on market $129,900 Active 103 DOM
9. 2026-06-09
   days on market $129,900 Active 102 DOM
10. 2026-06-08
    days on market $129,900 Active 101 DOM
11. 2026-06-07
    days on market $129,900 Active 100 DOM
12. 2026-06-03
    days on market $129,900 Active 96 DOM
13. 2026-06-02
    days on market $129,900 Active 95 DOM
14. 2026-06-01
    days on market $129,900 Active 94 DOM
15. 2026-05-31
    days on market $129,900 Active 93 DOM
16. 2026-05-30
    days on market $129,900 Active 92 DOM
17. 2026-05-03
    listed $975
18. 2026-05-01
    price $124,900 105-char remark

    Show marketing remark (105 chars)

    Brick home with oak floors. Home has 3 bedrooms and 2 baths. No appliances. Great investment opportunity.

19. 2026-02-26
    listed $129,900 Active 105-char remark

    Show marketing remark (105 chars)

    Brick home with oak floors. Home has 3 bedrooms and 2 baths. No appliances. Great investment opportunity.

20. 2026-02-26
    listed $129,900 Active

    Show marketing remark (105 chars)

    Brick home with oak floors. Home has 3 bedrooms and 2 baths. No appliances. Great investment opportunity.

21. 2026-01-10
    historical $895
22. 2025-12-16
    listed $895
23. 2024-11-08
    historical $895
24. 2024-09-20
    listed $895
25. 1999-03-01
    soldstatus $43,500

ⓘ 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: $555 · $46/mo
• Projected year-2 tax: $1,065 · $89/mo
• Expected delta: +$510/yr (+$43/mo · 91.9%)

ⓘ 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 ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $18,749
• − Mortgage interest: −$7,276
• − Property taxes: −$555
• − Insurance: −$650
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$3,779
• Taxable income: $3,489
• Est. tax owed @ 24.0%: −$837
• After-tax cash flow: $4,595/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

+187.1% since first listed

9 events — show timeline

• 2026-05-03 Listed for Rent $975 APPFOLIO
• 2026-05-01 Price Changed $124,900 Hive MLS
• 2026-02-26 Listed $129,900 TMLS
• 2026-02-26 Listed $129,900 Hive MLS
• 2026-01-10 Rental Removed $895 APPFOLIO
• 2025-12-16 Listed for Rent $895 APPFOLIO
• 2024-11-08 Rental Removed $895 APPFOLIO
• 2024-09-20 Listed for Rent $895 APPFOLIO
• 1999-03-01 Sold (Public Records) $43,500 Public Records

Property tax history

+5.1%/yr

Latest (2025): $555 · +0.0% YoY. Source: county tax records.