201 Lanyard Dr · Broad Creek, NC 28570

$775,000

5 bd · 3.0 ba · 3,828 sqft · Other public records · 54 Days on market

Built 2013 0.31 ac lot $161/mo HOA · 1% of rent

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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

OUTSTANDING 5 BEDROOM/4 BATH HOME W/ INCREDIBLE UPGRADES AND ATTENTION TO DETAIL LOCATED IN DESIRABLE SOUNDFRONT BOGUE WATCH WITH WONDERFUL AMENITIES-POOL, CLUBHOUSE, PLAYGROUND, BOAT RAMP/MARINA, KAYAK LAUNCH AREA; FEATURES INCLUDE DESIRABLE OPEN FLOOR PLAN(GREATROOM, DINING, KITCHEN, PORCH/PATIO AREAS), BEAUTIFUL KITCHEN W/ GE PROFILE STAINLESS, LARGE ISLAND AND MORE, WOOD & TILE FLOORING, ATTRACTIVE MOLDINGS, COFFERED & TRAY CEILINGS W/ ARCHED OPENINGS & ENTRANCES, EXCEPTIONAL 1ST LEVEL PRINCIPAL SUITE W/ WATERVIEWS, ADDITIONAL 1ST LEVEL BEDROOM(USED AS OFFICE), INVITING PORCH/ PATIO ENTERTAINMENT AREA W/ VERY NICE YARD, LANDSCAPING & WATERFRONT VIEWS, LARGE LAUNDRY ROOM, PANTRY, DOUBLE ATTACHED GARAGE; 2ND LEVEL HAS MORE BEDROOMS & BONUS/REC ROOMS, AMPLE STORAGE & CLOSETS, 2ND FLOOR LAUNDRY HOOK UP, & MORE!

Key facts

• Pond front lot
• Brick paver patio
• In ground irrigation

Tags

• POND FRONT LOT
• IN GROUND IRRIGATION
• COVERED BACK PORCH
• BRICK PAVER PATIO
• SHADED PERGOLA SWING
• GAS LOG FIREPLACE

Property features AI

Finance

• Other: Irrigation equipment
• Financial info: Association fee: billed annually
• HOA & community: Homeowners association with annual fee; Association amenities: clubhouse, gated community, playground, RV/boat storage, pool, street lights

Exterior

• Parking: Attached front-facing concrete garage; 2 garage spaces (2 total parking spaces); Paved driveway
• Security: Smoke detectors; Accessible full bath
• Utilities: Public water; Public sewer; Natural gas connected; Sewer connected; Water connected; Cable available; Generator (electric)
• Home design: Single family residence; Two stories; Entry level: 1; Residential zoning; Frame and fiber cement construction
• Construction: Built with frame and fiber cement siding; Slab foundation; Shingle roof
• Exterior features: Covered patio; Patio; Front porch; Rear porch; Pergola; Level, landscaped lot with front and rear sprinklers; Pond waterfront; Paved private road frontage; Shingle roof

Interior

• Kitchen: Refrigerator; Dishwasher; Gas range; Kitchen island; Pantry
• Bedrooms: Bedrooms: information not specified
• Flooring: Carpet; Tile
• Bathrooms: Four full bathrooms
• Heating & cooling: Natural gas heating; Zoned heating; Zoned cooling
• Interior features: Walk-in closets; High ceilings; Entrance foyer; Kitchen island; Ceiling fans; Pantry; Insulated windows; Gas log fireplace
• Laundry & utility: Washer; Dryer; Laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $775k.

Deal economics

• At list price, monthly cash flow is $8k ($100k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $775k).
• Recommended offer: $752k (3.0% below list) — sets the bar for market timing.

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: White Oak Elementary (math 76% / reading 65%, grade A-, #88 of 1,410 statewide, top 6%, 772 students, 100% FRL); Broad Creek Middle (math 63% / reading 68%, grade A-, #28 of 475 statewide, top 6%, 710 students, 100% FRL); Croatan High (math 82% / reading 78%, grade A, #73 of 535 statewide, top 13%, 974 students, 26% FRL) — zoned schools average 75% FRL vs 39% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 72% at this address vs 60% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Carteret County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 216 active listings in the ZIP; 935 units permitted in Carteret County in 2024 (360 in 5+ unit buildings).
• At $16,603/mo this rent would consume 284% 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 $5k of loan paydown is wiped out by about $23k 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 $217k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($752k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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 $410k; list at $775k implies a 89% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $751,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.14% ✓
• Cap rate: 19.25%
• Cash-on-cash: 46.28%
• DSCR: 3.06
• GRM: 3.9

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: 43.5%
• Equity multiple: 2.88×
• Total profit: $407,365
• Equity at exit: $115,555

10-year hold

• IRR: 49.5%
• Equity multiple: 5.80×
• Total profit: $1,040,639
• Equity at exit: $67,008

Cash invested: $217,000 (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 28570

• Home prices YoY: -16.2%
• Active inventory: 216
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $16,603 medium
• Mortgage (P&I): −$4,064
• Tax from tax record: −$199 /mo · $2,384/yr
• Insurance: −$323
• HOA: −$161
• Vacancy / Maint / Mgmt: −$3,487
• Net cashflow: $8,370

Break-even live

Break-even rent $6,009

Max offer price $775,000

Occupancy floor 45%

Sensitivity live

Price	-10% $8,808	-5% $8,589	+0% $8,370	+5% $8,150	+10% $7,931
Rent	-10% $7,058	-5% $7,714	+0% $8,370	+5% $9,026	+10% $9,681
Rate	-1.0pp $8,760	-0.5pp $8,567	base $8,370	+0.5pp $8,169	+1.0pp $7,965

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: $193,750
• Closing costs: $23,250
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $161 · $1,932/yr
• Likely covers: waterlandscapingpool

Listing history 19 events

1. 2026-06-13
   status $775,000 Pending 54 DOM
2. 2026-06-12
   days on market $775,000 Active Under Contract 54 DOM
3. 2026-06-09
   days on market $775,000 Active Under Contract 51 DOM
4. 2026-06-08
   days on market $775,000 Active Under Contract 50 DOM
5. 2026-06-07
   days on market $775,000 Active Under Contract 49 DOM
6. 2026-06-05
   days on market $775,000 Active Under Contract 46 DOM
7. 2026-06-03
   days on market $775,000 Active Under Contract 45 DOM
8. 2026-06-02
   days on market $775,000 Active Under Contract 44 DOM
9. 2026-06-01
   days on market $775,000 Active Under Contract 43 DOM
10. 2026-05-31
    days on market $775,000 Active Under Contract 42 DOM
11. 2026-05-30
    days on market $775,000 Active Under Contract 41 DOM
12. 2026-04-19
    listed $775,000 Active
13. 2018-09-10
    soldstatus $410,000 862-char remark

    Show marketing remark (862 chars)

    OUTSTANDING 5 BEDROOM/4 BATH HOME W/ INCREDIBLE UPGRADES AND ATTENTION TO DETAIL LOCATED IN DESIRABLE SOUNDFRONT BOGUE WATCH WITH WONDERFUL AMENITIES-POOL, CLUBHOUSE, PLAYGROUND, BOAT RAMP/MARINA, KAYAK LAUNCH AREA; FEATURES INCLUDE DESIRABLE OPEN FLOOR PLAN(GREATROOM, DINING, KITCHEN, PORCH/PATIO AREAS), BEAUTIFUL KITCHEN W/ GE PROFILE STAINLESS, LARGE ISLAND AND MORE, WOOD & TILE FLOORING, ATTRACTIVE MOLDINGS, COFFERED & TRAY CEILINGS W/ ARCHED OPENINGS & ENTRANCES, EXCEPTIONAL 1ST LEVEL PRINCIPAL SUITE W/ WATERVIEWS, ADDITIONAL 1ST LEVEL BEDROOM(USED AS OFFICE), INVITING PORCH/ PATIO ENTERTAINMENT AREA W/ VERY NICE YARD, LANDSCAPING & WATERFRONT VIEWS, LARGE LAUNDRY ROOM, PANTRY, DOUBLE ATTACHED GARAGE; 2ND LEVEL HAS MORE BEDROOMS & BONUS/REC ROOMS, AMPLE STORAGE & CLOSETS, 2ND FLOOR LAUNDRY HOOK UP, & MORE!

14. 2018-09-10
    soldstatus $410,000

    Show marketing remark (862 chars)

    OUTSTANDING 5 BEDROOM/4 BATH HOME W/ INCREDIBLE UPGRADES AND ATTENTION TO DETAIL LOCATED IN DESIRABLE SOUNDFRONT BOGUE WATCH WITH WONDERFUL AMENITIES-POOL, CLUBHOUSE, PLAYGROUND, BOAT RAMP/MARINA, KAYAK LAUNCH AREA; FEATURES INCLUDE DESIRABLE OPEN FLOOR PLAN(GREATROOM, DINING, KITCHEN, PORCH/PATIO AREAS), BEAUTIFUL KITCHEN W/ GE PROFILE STAINLESS, LARGE ISLAND AND MORE, WOOD & TILE FLOORING, ATTRACTIVE MOLDINGS, COFFERED & TRAY CEILINGS W/ ARCHED OPENINGS & ENTRANCES, EXCEPTIONAL 1ST LEVEL PRINCIPAL SUITE W/ WATERVIEWS, ADDITIONAL 1ST LEVEL BEDROOM(USED AS OFFICE), INVITING PORCH/ PATIO ENTERTAINMENT AREA W/ VERY NICE YARD, LANDSCAPING & WATERFRONT VIEWS, LARGE LAUNDRY ROOM, PANTRY, DOUBLE ATTACHED GARAGE; 2ND LEVEL HAS MORE BEDROOMS & BONUS/REC ROOMS, AMPLE STORAGE & CLOSETS, 2ND FLOOR LAUNDRY HOOK UP, & MORE!

15. 2018-06-01
    listed $419,000 862-char remark

    Show marketing remark (862 chars)

    OUTSTANDING 5 BEDROOM/4 BATH HOME W/ INCREDIBLE UPGRADES AND ATTENTION TO DETAIL LOCATED IN DESIRABLE SOUNDFRONT BOGUE WATCH WITH WONDERFUL AMENITIES-POOL, CLUBHOUSE, PLAYGROUND, BOAT RAMP/MARINA, KAYAK LAUNCH AREA; FEATURES INCLUDE DESIRABLE OPEN FLOOR PLAN(GREATROOM, DINING, KITCHEN, PORCH/PATIO AREAS), BEAUTIFUL KITCHEN W/ GE PROFILE STAINLESS, LARGE ISLAND AND MORE, WOOD & TILE FLOORING, ATTRACTIVE MOLDINGS, COFFERED & TRAY CEILINGS W/ ARCHED OPENINGS & ENTRANCES, EXCEPTIONAL 1ST LEVEL PRINCIPAL SUITE W/ WATERVIEWS, ADDITIONAL 1ST LEVEL BEDROOM(USED AS OFFICE), INVITING PORCH/ PATIO ENTERTAINMENT AREA W/ VERY NICE YARD, LANDSCAPING & WATERFRONT VIEWS, LARGE LAUNDRY ROOM, PANTRY, DOUBLE ATTACHED GARAGE; 2ND LEVEL HAS MORE BEDROOMS & BONUS/REC ROOMS, AMPLE STORAGE & CLOSETS, 2ND FLOOR LAUNDRY HOOK UP, & MORE!

16. 2015-03-29
    historical
17. 2014-10-29
    listed $390,000
18. 2010-01-19
    historical
19. 2009-03-17
    listed $169,900

ⓘ 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: $2,384 · $199/mo
• Projected year-2 tax: $6,355 · $530/mo
• Expected delta: +$3,971/yr (+$331/mo · 166.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥102°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $199,238
• − Mortgage interest: −$43,412
• − Property taxes: −$2,384
• − Insurance: −$3,875
• − Repairs & maintenance: −$15,939
• − Management: −$15,939
• − HOA: −$1,932
• − Depreciation: −$22,545
• Taxable income: $93,211
• Est. tax owed @ 24.0%: −$22,371
• After-tax cash flow: $78,066/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 — 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
• 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

+356.2% since first listed

8 events — show timeline

• 2026-04-19 Listed $775,000 Hive MLS
• 2018-09-10 Sold (Public Records) $410,000 Public Records
• 2018-09-10 Sold (MLS) $410,000 Hive MLS
• 2018-06-01 Listed $419,000 Hive MLS
• 2015-03-29 Listing Removed — Hive MLS
• 2014-10-29 Listed $390,000 Hive MLS
• 2010-01-19 Listing Removed — Hive MLS
• 2009-03-17 Listed $169,900 Hive MLS

Property tax history

+4.7%/yr

Latest (2025): $2,384 · +24.4% YoY. Source: county tax records.