116 Bur Oaks Blvd · Newport, NC 28570

$399,000

3 bd · 2.0 ba · 1,822 sqft · Other public records · 20 Days on market

Built 2005 0.80 ac lot

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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 +7.5/15.0
• Schools +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Const 3BR,2 Bath+FROG!Wonderful Floor Plan-Lg Great RM w/Cnr GasLog FP+Sliding Drs to 12`x15` Screened In Porch.Open Kit w/Breakfast Bar+Bayed Dining Room.Master BR on rear of home w/Huge WIC.Finished Room Above 2 Car Garage.Plans Subject To Change.COMBO LOCKBOX When Ready.

Key facts

• Open concept kitchen
• Inground pool
• Rv pad

Tags

• INGROUND POOL
• RV PAD
• FINISHED ROOM OVER GARAGE
• OPEN CONCEPT KITCHEN
• GRANITE COUNTER TOPS
• BUILT-IN MICROWAVE

Property features AI

Exterior

• Parking: 2 total parking spaces; 2-car attached garage; Garage faces front; On-site paved parking
• Utilities: Well water; Septic tank sewer; Other utilities
• Home design: Single-family residence; One and one-half levels; Entry level: 1
• Construction: Vinyl siding on frame construction; Composition roof; Slab foundation; Built as residential single family
• Exterior features: Screened porch; Front porch; Chain link and vinyl fencing around back yard; In-ground pool; Shed(s); Level lot; Has a view

Interior

• Kitchen: Electric cooktop; Refrigerator; Dishwasher
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Heat pump cooling
• Interior features: Vaulted ceilings; Ceiling fans; Eat-in kitchen; Insulated windows; Gas log fireplace
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $399k.

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 ($12k rent vs $399k).
• Recommended offer: $393k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#385 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• 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 $12,417/mo this rent would consume 212% 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 $3k of loan paydown is wiped out by about $12k 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 $112k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($393k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $200k; list at $399k implies a 100% 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; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $393,015 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 3.11% ✓
• Cap rate: 28.69%
• Cash-on-cash: 80.01%
• DSCR: 4.56
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 80.2%
• Equity multiple: 4.67×
• Total profit: $409,688
• Equity at exit: $59,492

10-year hold

• IRR: 83.6%
• Equity multiple: 9.66×
• Total profit: $967,385
• Equity at exit: $34,498

Cash invested: $111,720 (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: 2.7×

Monthly cashflow live

• Estimated rent: $12,417 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$102 /mo · $1,226/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,608
• Net cashflow: $7,449

Break-even live

Break-even rent $2,988

Max offer price $399,000

Occupancy floor 35%

Sensitivity live

Price	-10% $7,674	-5% $7,561	+0% $7,449	+5% $7,336	+10% $7,223
Rent	-10% $6,468	-5% $6,958	+0% $7,449	+5% $7,939	+10% $8,429
Rate	-1.0pp $7,649	-0.5pp $7,550	base $7,449	+0.5pp $7,345	+1.0pp $7,240

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-12
   status Pending
2. 2026-04-22
   listed $399,000 Active
3. 2005-12-22
   soldstatus $199,980 278-char remark

   Show marketing remark (361 chars)

   New Const 3 BR, 2 Bath with FROG! Wonderful Floor Plan.Lg Vaulted Great Room has Corner Gas Log FP & Sliding Doors to 12'x15'Screened In Porch.Open Kitchen w/Breakfast Bar & Bayed Dining Room.Master BR on rear of home w/Huge WIC & Private Bath.Plans Subject To Change. Completion Date 11/05.Combo Lockbox to be installed when ready.Lot Size Is Appx.

4. 2005-12-22
   soldstatus $199,980 361-char remark

   Show marketing remark (361 chars)

   New Const 3 BR, 2 Bath with FROG! Wonderful Floor Plan.Lg Vaulted Great Room has Corner Gas Log FP & Sliding Doors to 12'x15'Screened In Porch.Open Kitchen w/Breakfast Bar & Bayed Dining Room.Master BR on rear of home w/Huge WIC & Private Bath.Plans Subject To Change. Completion Date 11/05.Combo Lockbox to be installed when ready.Lot Size Is Appx.

5. 2005-12-22
   soldstatus $200,000

   Show marketing remark (361 chars)

   New Const 3 BR, 2 Bath with FROG! Wonderful Floor Plan.Lg Vaulted Great Room has Corner Gas Log FP & Sliding Doors to 12'x15'Screened In Porch.Open Kitchen w/Breakfast Bar & Bayed Dining Room.Master BR on rear of home w/Huge WIC & Private Bath.Plans Subject To Change. Completion Date 11/05.Combo Lockbox to be installed when ready.Lot Size Is Appx.

6. 2005-05-13
   listed $199,980 278-char remark

   Show marketing remark (361 chars)

   New Const 3 BR, 2 Bath with FROG! Wonderful Floor Plan.Lg Vaulted Great Room has Corner Gas Log FP & Sliding Doors to 12'x15'Screened In Porch.Open Kitchen w/Breakfast Bar & Bayed Dining Room.Master BR on rear of home w/Huge WIC & Private Bath.Plans Subject To Change. Completion Date 11/05.Combo Lockbox to be installed when ready.Lot Size Is Appx.

7. 2005-05-13
   listed $199,980 361-char remark

   Show marketing remark (361 chars)

   New Const 3 BR, 2 Bath with FROG! Wonderful Floor Plan.Lg Vaulted Great Room has Corner Gas Log FP & Sliding Doors to 12'x15'Screened In Porch.Open Kitchen w/Breakfast Bar & Bayed Dining Room.Master BR on rear of home w/Huge WIC & Private Bath.Plans Subject To Change. Completion Date 11/05.Combo Lockbox to be installed when ready.Lot Size Is Appx.

ⓘ 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: $1,226 · $102/mo
• Projected year-2 tax: $3,272 · $273/mo
• Expected delta: +$2,046/yr (+$171/mo · 166.9%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $149,002
• − Mortgage interest: −$22,350
• − Property taxes: −$1,226
• − Insurance: −$1,995
• − Repairs & maintenance: −$11,920
• − Management: −$11,920
• − Depreciation: −$11,607
• Taxable income: $87,984
• Est. tax owed @ 24.0%: −$21,116
• After-tax cash flow: $68,266/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: 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 — Newport

• Score: 63/100
• State rank: #385
• US rank: #15094

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Carteret County · 52,389 people
• City population: 22,197
• 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

+99.5% since first listed

7 events — show timeline

• 2026-05-12 Pending — Hive MLS
• 2026-04-22 Listed $399,000 Hive MLS
• 2005-12-22 Sold (Public Records) $200,000 Public Records
• 2005-12-22 Sold (MLS) $199,980 Hive MLS
• 2005-12-22 Sold (MLS) $199,980 Hive MLS
• 2005-05-13 Listed $199,980 Hive MLS
• 2005-05-13 Listed $199,980 Hive MLS

Property tax history

+1.0%/yr

Latest (2025): $1,226 · -1.9% YoY. Source: county tax records.