910 Gay St · Rocky Mount, NC 27804

$108,000

2 bd · 1.0 ba · 726 sqft · SingleFamily public records · 79 Days on market

Built 1910 6,970 sqft lot Est $78k · 38% over

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Why this score? — see what drove the C- 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 +25.3/30.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

OFFER ACCEPTED, AWAITING SELLERS SIGNATURE. This is a nice home on a quiet street. A classic 2 bedroom 1 bathroom home. There is a fireplace in the living area. Bedrooms are nice sizes. A very spacious shed is located in the backyard. This is an awesome opportunity to own a home! Ask your agent about the $100 down program!Property Condition UI. Case#381-329913.

Key facts

• New flooring
• Updated bathrooms
• Fresh interior paint

Tags

• FRESH INTERIOR PAINT
• NEW FLOORING
• UPDATED BATHROOMS
• OUTDOOR LIVING ON BACK DECK
• DETACHED TWO-CAR GARAGE

Property features AI

Finance

• HOA & community: No association

Exterior

• Parking: 2 open parking spaces
• Utilities: Public water; Public sewer
• Home design: Single-story house
• Construction: Vinyl siding; Other-style roof
• Exterior features: Publicly maintained road access; 0.16-acre lot

Interior

• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Tile; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Tile and vinyl flooring; Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $108k.

Deal economics

• At list price, monthly cash flow is $244 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $102k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 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: Englewood Elementary (math 18% / reading 28%, grade F, #1,168 of 1,410 statewide, top 83%, 559 students, 74% FRL); Rocky Mount Middle (math 7% / reading 26%, grade F, #449 of 475 statewide, top 96%, 407 students, 97% FRL); Rocky Mount High (math 27% / reading 36%, grade F, #449 of 535 statewide, top 85%, 1,072 students, 76% FRL) — zoned schools average 82% FRL vs 59% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 392 active listings in the ZIP; 500 units permitted in Nash County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $747 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Nash County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $45k; list at $108k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% 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 $101,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.16% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.69%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $78,408
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 N Harris St	0.13mi	2/1.0	798 (+10%)	10mo	$86,000	$108	69
806 Columbia Ave	0.66mi	2/1.0	701 (-3%)	19mo	$125,900	$180	48
757 Columbia Ave	0.68mi	2/1.0	813 (+12%)	3mo	$55,000	$68	46

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-5,597
• Equity at exit: $16,103

10-year hold

• IRR: 0.6%
• Equity multiple: 1.03×
• Total profit: $1,037
• Equity at exit: $9,338

Cash invested: $30,240 (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 27804

• Rents YoY: -0.2%
• Active inventory: 392
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,254 medium
• Mortgage (P&I): −$566
• Tax est. 1.5%: −$135 /mo · $1,620/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $244

Break-even live

Break-even rent $945

Max offer price $108,000

Occupancy floor 76%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $108,000 Active 79 DOM
2. 2026-06-18
   days on market $108,000 Active 78 DOM
3. 2026-06-17
   days on market $108,000 Active 77 DOM
4. 2026-06-16
   days on market $108,000 Active 76 DOM
5. 2026-06-15
   days on market $108,000 Active 75 DOM
6. 2026-06-14
   days on market $108,000 Active 73 DOM
7. 2026-06-13
   days on market $108,000 Active 72 DOM
8. 2026-06-10
   days on market $108,000 Active 70 DOM
9. 2026-06-09
   days on market $108,000 Active 69 DOM
10. 2026-06-08
    days on market $108,000 Active 68 DOM
11. 2026-06-07
    days on market $108,000 Active 67 DOM
12. 2026-06-03
    days on market $108,000 Active 63 DOM
13. 2026-06-02
    days on market $108,000 Active 62 DOM
14. 2026-06-01
    days on market $108,000 Active 61 DOM
15. 2026-05-31
    days on market $108,000 Active 60 DOM
16. 2026-05-30
    days on market $108,000 Active 59 DOM
17. 2026-04-01
    listed $108,000 Active
18. 2025-05-15
    soldstatus $45,000
19. 2011-10-06
    soldstatus $3,507 363-char remark

    Show marketing remark (363 chars)

    OFFER ACCEPTED, AWAITING SELLERS SIGNATURE. This is a nice home on a quiet street. A classic 2 bedroom 1 bathroom home. There is a fireplace in the living area. Bedrooms are nice sizes. A very spacious shed is located in the backyard. This is an awesome opportunity to own a home! Ask your agent about the $100 down program!Property Condition UI. Case#381-329913.

20. 2011-10-06
    soldstatus $3,507 363-char remark

    Show marketing remark (363 chars)

    OFFER ACCEPTED, AWAITING SELLERS SIGNATURE. This is a nice home on a quiet street. A classic 2 bedroom 1 bathroom home. There is a fireplace in the living area. Bedrooms are nice sizes. A very spacious shed is located in the backyard. This is an awesome opportunity to own a home! Ask your agent about the $100 down program!Property Condition UI. Case#381-329913.

21. 2010-12-19
    listed $10,000 363-char remark

    Show marketing remark (363 chars)

    OFFER ACCEPTED, AWAITING SELLERS SIGNATURE. This is a nice home on a quiet street. A classic 2 bedroom 1 bathroom home. There is a fireplace in the living area. Bedrooms are nice sizes. A very spacious shed is located in the backyard. This is an awesome opportunity to own a home! Ask your agent about the $100 down program!Property Condition UI. Case#381-329913.

22. 2010-12-19
    listed $10,000 363-char remark

    Show marketing remark (363 chars)

    OFFER ACCEPTED, AWAITING SELLERS SIGNATURE. This is a nice home on a quiet street. A classic 2 bedroom 1 bathroom home. There is a fireplace in the living area. Bedrooms are nice sizes. A very spacious shed is located in the backyard. This is an awesome opportunity to own a home! Ask your agent about the $100 down program!Property Condition UI. Case#381-329913.

23. 1989-01-13
    soldstatus $22,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥109°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $15,048
• − Mortgage interest: −$6,050
• − Property taxes: −$1,620
• − Insurance: −$540
• − Repairs & maintenance: −$1,204
• − Management: −$1,204
• − Depreciation: −$3,142
• Taxable income: $1,289
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $2,622/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

• Census place: Rocky Mount, NC
• County: Nash County · 50,768 people
• City population: 70,300
• Metro: Rocky Mount, NC
• Population (ZIP): 30,713
• Household income: $61,359
• Rent vs Own: 46.0% rent · 54.0% own
• Severe rent burden: 710.0

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 0.59)
• Race & ethnicity: Black 52% White 38% Hispanic / Latino 6% Two or more races 3% Asian 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Lithuanian 1% Italian 1% Slovak 1%
• Foreign-born: 4% · Canada
• Languages at home: 94% English-only · Spanish 5% Other Indo-European 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: ▼ -142.83%
• Current HPI: 183.0082
• Rent YoY: ▼ -0.17%
• 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

+380.0% since first listed

7 events — show timeline

• 2026-04-01 Listed $108,000 TMLS
• 2025-05-15 Sold (Public Records) $45,000 Public Records
• 2011-10-06 Sold (MLS) $3,507 AMLSNC
• 2011-10-06 Sold (MLS) $3,507 TMLS
• 2010-12-19 Listed $10,000 AMLSNC
• 2010-12-19 Listed $10,000 TMLS
• 1989-01-13 Sold (Public Records) $22,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $176 · +0.0% YoY. Source: county tax records.