326 Cedar Island Trl · Holly Ridge, NC 28445

$245,000

3 bd · 2.5 ba · 1,478 sqft · Townhouse public records · 41 Days on market

Built 2013 2,178 sqft lot Est $251k · at est. $17/mo HOA · 1% of rent

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Why this score? — see what drove the D 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 +13.3/30.0
• ARV discount +8.6/15.0
• DSCR +4.0/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking a cozy and comfortable 3 bedroom 2 1/2 bath two story townhouse with attached one car garage that is close to MARSOC, MCB Camp LeJeune Court House Bay and the beach, then call to see this one ASAP! It offers you the new sought after LVP flooring thru out the unit, granite kitchen countertops, stainless steel kitchen appliances. Check out the spacious master suite! Just off the living area is a screen in porch and PVC privacy fenced yard.

Key facts

• Kitchen bar
• Dining living combo
• Pantry in kitchen

Tags

• FENCED IN BACK YARD
• SCREEN PORCH
• GRANITE COUNTER TOPS
• PANTRY IN KITCHEN
• KITCHEN BAR
• DINING LIVING COMBO

Property features AI

Finance

• Other: Subdivision: The Landing At Folkstone
• Financial info: Financial details not specified
• HOA & community: Homeowners association with annual fee of $200 (about $16.67/month)

Exterior

• Parking: Attached garage with garage door opener; Assigned parking; 1 total parking space (1 garage space)
• Security: Security information not specified
• Utilities: Public water; Sewer connected; Water connected
• Home design: Townhouse; Two levels; Entry level: 1st; 2 stories; Facing information not specified
• Construction: Vinyl siding and frame construction; Slab foundation; Built year not specified
• Exterior features: Front porch (screened); Back yard fence; Composition roof; Paved road access; Has a view; Pets allowed

Interior

• Kitchen: Electric oven; Range; Microwave; Refrigerator; Pantry
• Bedrooms: Bedrooms information not specified
• Flooring: Flooring information not specified
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump (heating and cooling); Electric heating; Cooling present
• Interior features: Walk-in closets; Ceiling fans; Pantry; Window coverings
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $245k.

Deal economics

• At list price, monthly cash flow is $-1 ($-17/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (19.3% below list).
• Recommended offer: $198k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.0% in Holly Ridge — 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 73/100 on livability (#78 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D, amenities F, commute F.
• Onslow County Schools (other): math 42% / reading 49% proficiency, ranked #84 of 178 in NC (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Coastal Elementary (822 students, 31% FRL); Dixon Middle (math 49% / reading 53%, grade C, #106 of 475 statewide, top 22%, 948 students, 39% FRL); Dixon High (math 62% / reading 72%, grade B, #142 of 535 statewide, top 28%, 1,149 students, 33% FRL) — zoned schools at 34% FRL track the district average.
• Zoned-school proficiency averages 59% at this address vs 46% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Onslow County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+3.5%/yr); 458 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,246 units permitted in Onslow County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 13y 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 $204k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,799 (19.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $251,260
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
323 Cedar Island Trl	0.04mi	3/2.5	1,551 (+5%)	3mo	$269,500	$174	87
2031 Folkstone Woods Ln	0.06mi	3/2.5	1,582 (+7%)	1mo	$275,000	$174	85
2021 Folkstone Woods Ln	0.06mi	3/2.5	1,596 (+8%)	3mo	$275,000	$172	81
341 Frisco Way	0.36mi	3/2.5	1,557 (+5%)	1mo	$269,900	$173	74
376 Frisco Way	0.42mi	3/2.5	1,569 (+6%)	2mo	$265,000	$169	69
358 Frisco Way	0.37mi	3/2.5	1,565 (+6%)	6mo	$260,000	$166	68
409 Vandemere Ct	0.45mi	3/2.5	1,572 (+6%)	1mo	$265,000	$169	67
331 Frisco Way	0.34mi	3/2.5	1,618 (+10%)	2mo	$269,900	$167	67
414 Vandemere Ct	0.42mi	3/2.5	1,582 (+7%)	3mo	$269,000	$170	66
254 Currituck Dr	0.35mi	3/2.5	1,631 (+10%)	2mo	$269,700	$165	64
504 Shallotte Ln	0.58mi	3/2.5	1,557 (+5%)	1mo	$265,000	$170	63
367 Frisco Way	0.42mi	3/2.5	1,624 (+10%)	1mo	$268,000	$165	63

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 · 3.53% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.43×
• Total profit: $-38,777
• Equity at exit: $36,530

10-year hold

• IRR: -6.6%
• Equity multiple: 0.57×
• Total profit: $-29,683
• Equity at exit: $21,183

Cash invested: $68,600 (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 28445

• Rents YoY: 3.5%
• Active inventory: 458
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,978 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$160 /mo · $1,921/yr
• Insurance: −$102
• HOA: −$17
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-1

Break-even live

Break-even rent $1,980

Max offer price $244,757

Occupancy floor 95%

Sensitivity live

Price	-10% $137	-5% $68	+0% $-1	+5% $-71	+10% $-140
Rent	-10% $-158	-5% $-80	+0% $-1	+5% $77	+10% $155
Rate	-1.0pp $122	-0.5pp $61	base $-1	+0.5pp $-65	+1.0pp $-129

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
139 Tile Ln Holly Ridge, NC	3.0	3.0	1518	$2,000	$1.32	23d	1	1.29mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 34 events

1. 2026-06-21
   days on market $245,000 Active 41 DOM
2. 2026-06-19
   days on market $245,000 Active 39 DOM
3. 2026-06-18
   days on market $245,000 Active 38 DOM
4. 2026-06-17
   days on market $245,000 Active 37 DOM
5. 2026-06-16
   days on market $245,000 Active 36 DOM
6. 2026-06-15
   days on market $245,000 Active 35 DOM
7. 2026-06-14
   days on market $245,000 Active 33 DOM
8. 2026-06-13
   pricedays on market $245,000 Active 32 DOM
9. 2026-06-10
   days on market $250,000 Active 30 DOM
10. 2026-06-09
    days on market $250,000 Active 29 DOM
11. 2026-06-09
    days on market $250,000 Active 28 DOM
12. 2026-06-07
    days on market $250,000 Active 27 DOM
13. 2026-06-03
    days on market $250,000 Active 23 DOM
14. 2026-06-02
    days on market $250,000 Active 22 DOM
15. 2026-06-01
    days on market $250,000 Active 21 DOM
16. 2026-05-31
    days on market $250,000 Active 20 DOM
17. 2026-05-30
    days on market $250,000 Active 19 DOM
18. 2026-05-11
    listed $250,000 Active
19. 2024-12-06
    historical $1,650
20. 2024-11-16
    listed $1,650
21. 2024-11-10
    historical $1,700
22. 2024-11-04
    listed $1,700
23. 2024-10-29
    historical $1,700
24. 2024-10-24
    listed $1,700
25. 2024-09-09
    historical $1,750
26. 2024-09-05
    listed $1,750
27. 2021-11-12
    soldstatus $204,000 449-char remark

    Show marketing remark (449 chars)

    Looking a cozy and comfortable 3 bedroom 2 1/2 bath two story townhouse with attached one car garage that is close to MARSOC, MCB Camp LeJeune Court House Bay and the beach, then call to see this one ASAP! It offers you the new sought after LVP flooring thru out the unit, granite kitchen countertops, stainless steel kitchen appliances. Check out the spacious master suite! Just off the living area is a screen in porch and PVC privacy fenced yard.

28. 2021-10-11
    listed $197,000 449-char remark

    Show marketing remark (449 chars)

    Looking a cozy and comfortable 3 bedroom 2 1/2 bath two story townhouse with attached one car garage that is close to MARSOC, MCB Camp LeJeune Court House Bay and the beach, then call to see this one ASAP! It offers you the new sought after LVP flooring thru out the unit, granite kitchen countertops, stainless steel kitchen appliances. Check out the spacious master suite! Just off the living area is a screen in porch and PVC privacy fenced yard.

29. 2020-10-05
    soldstatus $162,000 1138-char remark

    Show marketing remark (1138 chars)

    Remarkable opportunity to own a home just a few miles from the Surf City beaches. This home offers 3 bedrooms, 2 1/2 bathrooms and a 1 car garage. Open entering the home you will immediately be drawn to the tall ceilings which add to the grandness of this home. The open concept living room, dining room and kitchen really allow everyone to interact daily. The kitchen offers stainless steel appliances, solid surface counter tops and lots of cabinets for a chef to store all their essentials. Off the living room is a wonderful screened porch to relax on a cool Carolina evening. Upstairs the owner's suite will surpass all your expectations for space, elegance and storage. The large on suite bathroom includes double sinks so no need to fight for space. The walk-in closet space is massive. .. shop on! There are 2 additional large bedrooms with a shared bath as well. Upstairs is a laundry closet with a washer and dryer for your use. Back downstairs the one car garage allows for extra storage and parking. The fenced yard allows your children and pets to play. Call today to preview this home and find out how to make it your home.

30. 2020-10-05
    soldstatus $162,000

    Show marketing remark (1138 chars)

    Remarkable opportunity to own a home just a few miles from the Surf City beaches. This home offers 3 bedrooms, 2 1/2 bathrooms and a 1 car garage. Open entering the home you will immediately be drawn to the tall ceilings which add to the grandness of this home. The open concept living room, dining room and kitchen really allow everyone to interact daily. The kitchen offers stainless steel appliances, solid surface counter tops and lots of cabinets for a chef to store all their essentials. Off the living room is a wonderful screened porch to relax on a cool Carolina evening. Upstairs the owner's suite will surpass all your expectations for space, elegance and storage. The large on suite bathroom includes double sinks so no need to fight for space. The walk-in closet space is massive. .. shop on! There are 2 additional large bedrooms with a shared bath as well. Upstairs is a laundry closet with a washer and dryer for your use. Back downstairs the one car garage allows for extra storage and parking. The fenced yard allows your children and pets to play. Call today to preview this home and find out how to make it your home.

31. 2020-08-25
    listed $162,000 1138-char remark

    Show marketing remark (1138 chars)

    Remarkable opportunity to own a home just a few miles from the Surf City beaches. This home offers 3 bedrooms, 2 1/2 bathrooms and a 1 car garage. Open entering the home you will immediately be drawn to the tall ceilings which add to the grandness of this home. The open concept living room, dining room and kitchen really allow everyone to interact daily. The kitchen offers stainless steel appliances, solid surface counter tops and lots of cabinets for a chef to store all their essentials. Off the living room is a wonderful screened porch to relax on a cool Carolina evening. Upstairs the owner's suite will surpass all your expectations for space, elegance and storage. The large on suite bathroom includes double sinks so no need to fight for space. The walk-in closet space is massive. .. shop on! There are 2 additional large bedrooms with a shared bath as well. Upstairs is a laundry closet with a washer and dryer for your use. Back downstairs the one car garage allows for extra storage and parking. The fenced yard allows your children and pets to play. Call today to preview this home and find out how to make it your home.

32. 2014-07-03
    soldstatus $134,900
33. 2013-10-01
    listed $134,900
34. 2013-06-13
    soldstatus $108,000

ⓘ 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: $1,921 · $160/mo
• Projected year-2 tax: $2,009 · $167/mo
• Expected delta: +$88/yr (+$7/mo · 4.6%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% 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: $23,736
• − Mortgage interest: −$13,724
• − Property taxes: −$1,921
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − HOA: −$204
• − Depreciation: −$7,127
• Taxable loss: −$4,263
• Est. tax savings @ 24.0%: +$1,023
• After-tax cash flow: $1,007/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: Onslow County Schools
• NCES district ID: 3703450
• Math proficiency: 42% ▲ 6.00%
• Reading proficiency: 49% ▲ 5.00%
• Median HH income: $46,076
• Composite: 38.66/100
• National rank: #4148
• State rank: #84 of 178 in NC

Livability — Holly Ridge

• Score: 73/100
• State rank: #78
• US rank: #5549

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Holly Ridge, NC
• County: Onslow County · 164,453 people
• City population: 10,797
• Metro: Jacksonville, NC
• Population (ZIP): 10,797
• Household income: $84,016
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 131.0

Population outlook (Onslow County) Hauer SSP2

• Today (2025): 189,789 people
• By 2030: 194,463 · +2.5%
• By 2040: 193,629 · +2.0%
• By 2050: 193,248 · +1.8%
• By 2075: 196,995 · +3.8%
• By 2100: 201,513 · +6.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Black 3% Native American 1%
• Common ancestry: Slovak 6% Serbian 3% Iranian 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Onslow

• 2024 margin: Solid R (+35.9) · D 31.5% · R 67.5% · Other 1.0%
• 2008→2024 swing: -14.5pp toward R · 2008: -21.5pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+30.2 2016: R+34.6 2012: R+27.0 2008: R+21.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -291.92%
• Current HPI: 193.9949
• Rent YoY: ▲ 3.53%
• Metro: Jacksonville, 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

+131.5% since first listed

17 events — show timeline

• 2026-05-11 Listed $250,000 Hive MLS
• 2024-12-06 Rental Removed $1,650 RENTALBEAST
• 2024-11-16 Listed for Rent $1,650 RENTALBEAST
• 2024-11-10 Rental Removed $1,700 RENTALBEAST
• 2024-11-04 Listed for Rent $1,700 RENTALBEAST
• 2024-10-29 Rental Removed $1,700 RENTALBEAST
• 2024-10-24 Listed for Rent $1,700 RENTALBEAST
• 2024-09-09 Rental Removed $1,750 RENTALBEAST
• 2024-09-05 Listed for Rent $1,750 RENTALBEAST
• 2021-11-12 Sold (MLS) $204,000 Hive MLS
• 2021-10-11 Listed $197,000 Hive MLS
• 2020-10-05 Sold (Public Records) $162,000 Public Records
• 2020-10-05 Sold (MLS) $162,000 Hive MLS
• 2020-08-25 Listed $162,000 Hive MLS
• 2014-07-03 Sold (MLS) $134,900 Hive MLS
• 2013-10-01 Listed $134,900 Hive MLS
• 2013-06-13 Sold (Public Records) $108,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,921 · +0.0% YoY. Source: county tax records.