174 Sanders Dr · Swansboro, NC 28539

$225,000

4 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 91 Days on market

Built 2014 0.46 ac lot Est $324k · 31% under

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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 +16.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

HUGE price Improvement! sellers are also offering $5,000 towards closing cost ! Welcome to 174 Sander Drive a well-maintained home offering a practical layout and comfortable living in a convenient Hubert location, enhanced by the addition of solar panels. The home is serviced by a 3-bedroom, 2-bath septic system and includes a permitted bedroom count accordingly. In addition, 4th room/ a bonus room that may serve a variety of uses such as an office, flex space, or playroom. The interior features a functional floor plan with a spacious main living area that connects seamlessly to the dining and kitchen spaces, supporting both everyday living and casual gatherings. The kitchen provide

Key facts

• Ample cabinetry
• Bonus room
• Private bathroom

Tags

• SOLAR PANELS
• BONUS ROOM
• FUNCTIONAL FLOOR PLAN
• AMPLE CABINETRY
• PRIVATE BATHROOM
• OUTDOOR SPACE

Property features AI

Exterior

• Parking: On-site concrete parking
• Utilities: Public water; Septic sewer; Water available
• Home design: Single-family residence; One-story home; Entry level on main
• Construction: Vinyl siding with frame construction; Shingle roof; Brick/mortar foundation; Built on crawl space
• Exterior features: Deck; Front porch; Full wood fencing around back yard; Shed(s); Has view; Paved road access

Interior

• Kitchen: Kitchen island
• Bedrooms: Master on main
• Flooring: Vinyl flooring
• Bathrooms: 2 full bathrooms; Accessible full bath
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Master bedroom located on the main level; Entrance foyer; Kitchen island; Ceiling fans; Window coverings
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (13.9% below list).
• Recommended offer: $194k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.5% in Swansboro — 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 77/100 on livability (#32 in NC, #3,124 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: 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: Swansboro Elementary (math 65% / reading 60%, grade B, #174 of 1,410 statewide, top 13%, 668 students, 34% FRL); Swansboro Middle (math 52% / reading 55%, grade C+, #87 of 475 statewide, top 19%, 967 students, 43% FRL); Swansboro High (math 77% / reading 68%, grade B+, #104 of 535 statewide, top 19%, 1,115 students, 38% FRL) — zoned schools at 38% FRL track the district average.
• Zoned-school proficiency averages 63% at this address vs 46% district-wide (+17 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 (+2.6%/yr); 322 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,246 units permitted in Onslow County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($67k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($205k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 14y ago; this cycle's ask has dropped $17k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $147k; list at $225k implies a 53% gain — meaningful room to come down on a strong offer.

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 $193,669 (13.9% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.86% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.71%
• DSCR: 1.12
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $324,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
273 Inverness Dr	0.35mi	3/2.5 (-1)	1,771 (-2%)	2mo	$326,625	$184	72
305 Inverness Dr	0.40mi	3/2.5 (-1)	1,897 (+5%)	2mo	$315,000	$166	64
616 Parsley Dr	0.37mi	3/2.0 (-1)	1,715 (-5%)	9mo	$290,000	$169	63
307 Basil Ct	0.42mi	4/2.0	1,695 (-6%)	10mo	$305,000	$180	62
513 Aberdineshire Ct	0.11mi	3/2.5 (-1)	2,042 (+13%)	4mo	$300,000	$147	62
306 Basil Ct	0.38mi	3/2.0 (-1)	1,650 (-8%)	5mo	$300,000	$182	59
625 Parsley Dr	0.32mi	3/2.5 (-1)	1,589 (-12%)	5mo	$310,000	$195	54
312 Holbrook Ln	0.64mi	3/2.5 (-1)	1,691 (-6%)	2mo	$305,000	$180	52
339 Inverness Dr	0.39mi	3/2.5 (-1)	2,022 (+12%)	8mo	$319,000	$158	47
500 Perth Ct	0.66mi	3/2.0 (-1)	1,923 (+7%)	9mo	$330,000	$172	46
411 Foxtrace Ln	0.66mi	3/2.0 (-1)	1,548 (-14%)	1mo	$247,509	$160	40
426 Elgin Rd	0.73mi	3/2.5 (-1)	1,673 (-7%)	12mo	$310,000	$185	38

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 · 2.61% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-28,237
• Equity at exit: $33,548

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-16,312
• Equity at exit: $19,454

Cash invested: $63,000 (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 28539

• Home prices YoY: -23.9%
• Rents YoY: 2.6%
• Active inventory: 322
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,937 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$114 /mo · $1,370/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $142

Break-even live

Break-even rent $1,757

Max offer price $225,000

Occupancy floor 88%

Sensitivity live

Price	-10% $270	-5% $206	+0% $142	+5% $78	+10% $15
Rent	-10% $-11	-5% $66	+0% $142	+5% $219	+10% $295
Rate	-1.0pp $255	-0.5pp $199	base $142	+0.5pp $84	+1.0pp $25

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Crown Point Rd Hubert, NC	4.0	2.5	1290	$1,450	$1.12	21d	1	0.30mi
309 N Winchester Ln Hubert, NC	4.0	2.0	1456	$1,700	$1.17	21d	1	0.40mi
135 Rosemary Ave Hubert, NC	3.0	2.5	1610	$2,100	$1.30	21d	1	0.53mi
400 Dayrell Dr Hubert, NC	3.0	2.0	1267	$1,800	$1.42	21d	1	0.65mi
131 Heron Watch Dr Hubert, NC	3.0	2.5	2140	$2,200	$1.03	21d	1	1.12mi
131 Heron Watch Dr Hubert, NC	3.0	2.5	2140	$2,200	$1.03	14d	1	1.12mi

Listing history 43 events

1. 2026-06-19
   pricedays on market $225,000 Active 91 DOM
2. 2026-06-18
   days on market $235,000 Active 90 DOM
3. 2026-06-17
   days on market $235,000 Active 89 DOM
4. 2026-06-16
   days on market $235,000 Active 88 DOM
5. 2026-06-15
   days on market $235,000 Active 87 DOM
6. 2026-06-14
   days on market $235,000 Active 85 DOM
7. 2026-06-13
   days on market $235,000 Active 84 DOM
8. 2026-06-10
   days on market $235,000 Active 82 DOM
9. 2026-06-09
   days on market $235,000 Active 81 DOM
10. 2026-06-09
    days on market $235,000 Active 80 DOM
11. 2026-06-07
    days on market $235,000 Active 79 DOM
12. 2026-06-03
    days on market $235,000 Active 75 DOM
13. 2026-06-02
    days on market $235,000 Active 74 DOM
14. 2026-06-01
    days on market $235,000 Active 73 DOM
15. 2026-05-31
    days on market $235,000 Active 72 DOM
16. 2026-05-30
    days on market $235,000 Active 71 DOM
17. 2026-04-27
    price $235,000
18. 2026-03-20
    listed $241,900 Active
19. 2026-01-21
    historical
20. 2026-01-13
    historical
21. 2026-01-12
    price $225,000
22. 2025-06-21
    price $239,900
23. 2025-05-02
    price $249,900
24. 2025-04-06
    price $259,900
25. 2025-01-21
    listed $269,900 Active
26. 2025-01-21
    listed $269,900 Active
27. 2025-01-21
    historical
28. 2023-08-07
    historical
29. 2023-07-13
    price $240,000
30. 2023-06-26
    price $250,000
31. 2023-06-20
    price $260,000
32. 2023-06-17
    listed $245,000 Active
33. 2020-05-20
    soldstatus $147,000
34. 2020-05-20
    soldstatus $147,000
35. 2019-11-21
    listed $151,900
36. 2017-11-02
    historical
37. 2017-06-21
    listed $169,500
38. 2014-05-06
    soldstatus $8,000
39. 2014-02-03
    listed $8,000
40. 2013-09-30
    historical
41. 2013-09-30
    historical
42. 2012-11-13
    listed $12,000
43. 2012-10-05
    listed $12,000

ⓘ 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: $1,370 · $114/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$475/yr (+$40/mo · 34.7%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,240
• − Mortgage interest: −$12,603
• − Property taxes: −$1,370
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − Depreciation: −$6,545
• Taxable loss: −$2,122
• Est. tax savings @ 24.0%: +$509
• After-tax cash flow: $2,215/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 — Swansboro

• Score: 77/100
• State rank: #32
• US rank: #3124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Onslow County · 164,453 people
• Metro: Jacksonville, NC
• Population (ZIP): 18,351
• Household income: $66,976
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 602.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 7% Hispanic / Latino 6% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -58.68%
• Current HPI: 186.871
• Rent YoY: ▲ 2.61%
• 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

+1858.3% since first listed

27 events — show timeline

• 2026-04-27 Price Changed $235,000 Hive MLS
• 2026-03-20 Listed $241,900 Hive MLS
• 2026-01-21 Listing Removed — Hive MLS
• 2026-01-13 Listing Removed — TMLS
• 2026-01-12 Price Changed $225,000 TMLS
• 2025-06-21 Price Changed $239,900 Hive MLS
• 2025-05-02 Price Changed $249,900 Hive MLS
• 2025-04-06 Price Changed $259,900 Hive MLS
• 2025-01-21 Listed $269,900 Hive MLS
• 2025-01-21 Listed $269,900 TMLS
• 2025-01-21 Coming Soon — TMLS
• 2023-08-07 Listing Removed — Hive MLS
• 2023-07-13 Price Changed $240,000 Hive MLS
• 2023-06-26 Price Changed $250,000 Hive MLS
• 2023-06-20 Price Changed $260,000 Hive MLS
• 2023-06-17 Listed $245,000 Hive MLS
• 2020-05-20 Sold (Public Records) $147,000 Public Records
• 2020-05-20 Sold (MLS) $147,000 Hive MLS
• 2019-11-21 Listed $151,900 Hive MLS
• 2017-11-02 Listing Removed — Hive MLS
• 2017-06-21 Listed $169,500 Hive MLS
• 2014-05-06 Sold (MLS) $8,000 Hive MLS
• 2014-02-03 Listed $8,000 Hive MLS
• 2013-09-30 Listing Removed — Hive MLS
• 2013-09-30 Listing Removed — Hive MLS
• 2012-11-13 Listed $12,000 Hive MLS
• 2012-10-05 Listed $12,000 Hive MLS

Property tax history

+3.2%/yr

Latest (2025): $1,370 · +0.0% YoY. Source: county tax records.