101 Anthem Ave · Broad Creek, NC 28570

$356,156

3 bd · 2.0 ba · 1,406 sqft · SingleFamily · 1 Days on market

Built 2026 Excellent condition 10,019 sqft lot Est $363k · at est. $27/mo HOA

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +8.3/15.0
• Schools +5.1/10.0
• Condition / age +5.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Ryan, part of our Carolina Series, offers 1,406 square feet of thoughtfully designed living space with 3 bedrooms and 2 bathrooms. At the heart of the home, the open-concept kitchen, dining area, and great room provide a seamless flow for both daily living and entertaining. A walk-in pantry and smart storage options make everyday life easier. The private owner's suite is tucked away on one side of the home near the garage entry and laundry room, creating a quiet retreat with a spacious walk-in closet and well-appointed bathroom. Two additional bedrooms and a full bath are located on the opposite side of the home, offering privacy and comfort for family or guests. With its split-bedroom

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Subdivision: Heritage Pointe; Zoning: R
• HOA & community: Homeowners association with annual fee of $325 (about $27.08/month); Association provides management

Exterior

• Parking: Attached front-facing 2-car garage; Concrete driveway; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas connected; Water connected; Sewer connected; Electric service
• Home design: Single-family residence; One story entry level; New construction; Vinyl siding with stone veneer; Frame construction; Facing: entry level 1
• Construction: Shingle roof; Slab foundation; Built as new construction
• Exterior features: Covered rear patio/porch; Rear porch; Corner lot; Paved road access; Has view; Street lights in community

Interior

• Kitchen: Electric oven; Electric range; Microwave; Dishwasher; Disposal; Kitchen island; Pantry
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Walk-in closets; Vaulted ceilings; Kitchen island; Ceiling fans; Pantry; Insulated windows; Gas log fireplace; Tankless water heater; Accessible full bath; Lighting and thermostat energy-efficient features
• Laundry & utility: Laundry room with washer hookup; Gas and electric water heaters (gas water heater listed); Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $356k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $7k ($89k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $356k).
• Cap rate 31.4% vs local median 22.6% in Broad Creek — 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 64/100 on livability (#340 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Carteret County Public Schools (rural): math 59% / reading 61% proficiency, ranked #31 of 178 in NC (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Newport Elementary (math 48% / reading 45%, grade D-, #542 of 1,410 statewide, top 39%, 645 students, 100% FRL); Newport Middle (math 39% / reading 56%, grade C-, #140 of 475 statewide, top 30%, 378 students, 98% FRL); West Carteret High (math 82% / reading 71%, grade A-, #89 of 535 statewide, top 16%, 1,146 students, 40% FRL) — zoned schools average 79% FRL vs 39% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 216 active listings in the ZIP; 935 units permitted in Carteret County in 2024 (360 in 5+ unit buildings).
• At $12,589/mo this rent would consume 215% of the median local household income ($70k/yr) (locally 461% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Carteret County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $100k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $356,156

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 3.53% ✓
• Cap rate: 31.42%
• Cash-on-cash: 89.73%
• DSCR: 4.99
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $362,748
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
275 Salty Shores Rd	0.07mi	3/1.5	1,570 (+12%)	2mo	$265,000	$169	73
112 C St	0.14mi	2/3.0 (-1)	1,312 (-7%)	7mo	$339,000	$258	68
180 Salty Shores Point Dr	0.25mi	3/2.0	1,592 (+13%)	2mo	$510,000	$320	65
215 Yacht Club Dr Unit & Boat Slip 53	0.37mi	3/2.0	1,517 (+8%)	24mo	$500,000	$330	50
3387 Highway 24	0.47mi	3/2.0	1,614 (+15%)	8mo	$260,000	$161	47

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: 90.4%
• Equity multiple: 5.19×
• Total profit: $417,412
• Equity at exit: $53,104

10-year hold

• IRR: 93.3%
• Equity multiple: 10.79×
• Total profit: $975,848
• Equity at exit: $30,794

Cash invested: $99,724 (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 28570

• Home prices YoY: -16.2%
• Active inventory: 216
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $12,589 medium
• Mortgage (P&I): −$1,868
• Tax est. 1.5%: −$445 /mo · $5,342/yr
• Insurance: −$148
• HOA: −$27
• Vacancy / Maint / Mgmt: −$2,644
• Net cashflow: $7,457

Break-even live

Break-even rent $3,150

Max offer price $356,156

Occupancy floor 36%

Sensitivity live

Price	-10% $7,703	-5% $7,580	+0% $7,457	+5% $7,334	+10% $7,211
Rent	-10% $6,462	-5% $6,959	+0% $7,457	+5% $7,954	+10% $8,451
Rate	-1.0pp $7,636	-0.5pp $7,547	base $7,457	+0.5pp $7,364	+1.0pp $7,270

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: $89,039
• Closing costs: $10,685
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 3 events

1. 2026-06-18
   status $356,156 Pending 1 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $356,156 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $151,063
• − Mortgage interest: −$19,950
• − Property taxes: −$5,342
• − Insurance: −$1,781
• − Repairs & maintenance: −$12,085
• − Management: −$12,085
• − HOA: −$324
• − Depreciation: −$10,361
• Taxable income: $89,134
• Est. tax owed @ 24.0%: −$21,392
• After-tax cash flow: $68,088/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 · 1 photo

Excellent 100/100 None rehab

This single-family home is in excellent condition with no visible repairs or maintenance needed. It offers a well-designed layout and is move-in ready, making it an attractive option for both resale and rental markets.

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping — Enhances curb appeal and can increase property value
• Both Smart home integration — Improves convenience and can attract tech-savvy buyers

Renovation cost estimate screening

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping — Enhances curb appeal and can increase property value ↑
• Both Smart home integration — Improves convenience and can attract tech-savvy buyers ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Carteret County Public Schools
• NCES district ID: 3700630
• Math proficiency: 59% ▲ 5.00%
• Reading proficiency: 61% ▲ 2.00%
• Median HH income: $48,330
• Composite: 50.92/100
• National rank: #1786
• State rank: #31 of 178 in NC

Livability — Broad Creek

• Score: 64/100
• State rank: #340
• US rank: #13718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Carteret County · 52,389 people
• Metro: Morehead City, NC
• Population (ZIP): 22,197
• Household income: $70,229
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 461.0

Population outlook (Carteret County) Hauer SSP2

• Today (2025): 73,443 people
• By 2030: 75,344 · +2.6%
• By 2040: 78,142 · +6.4%
• By 2050: 80,091 · +9.1%
• By 2075: 86,120 · +17.3%
• By 2100: 89,408 · +21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 6% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 2%
• Foreign-born: 5% · Canada, Dominican Republic
• Languages at home: 92% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · Carteret

• 2024 margin: Solid R (+43.1) · D 28.0% · R 71.1%
• 2008→2024 swing: -8.4pp toward R · 2008: -34.7pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+42.0 2016: R+44.5 2012: R+41.0 2008: R+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.54%
• Current HPI: 276.6589
• Rent YoY: —
• Metro: Morehead City, 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

1 event — show timeline

• 2026-06-17 Listed $356,156 Hive MLS