2000 New River Inlet Rd Unit 3211 · North Topsail Beach, NC 28460

$310,000

2 bd · 2.0 ba · 1,010 sqft · Condo · 140 Days on market

Built 1986 Good condition $307/sqft · 7% below area Est $334k · 7% under $1153/mo HOA · 60% of rent

---

Why this score? — see what drove the F 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).

• ARV discount +10.7/15.0
• Schools +6.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• 1% rule +1.2/10.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your little piece of paradise! This stunning 2-bedroom 2-bathroom condo at the St. Regis Resort has a beautiful oceanview from the balcony and a welcoming layout. Whether you want to rent it out or keep it all to yourself, you can't go wrong with this one! St. Regis has plenty of amenities on-site to include a fitness center complete with a sauna, a game room, 2 restaurants on-site (Ocean's Edge in building 2 and Arrr Bar & Grill in building 1) as well as a coffee and icecream shop (building 2). You also have 2 pools and direct beach access without ever having to leave.

Key facts

• Private balcony
• Panoramic views
• Updated kitchen

Tags

• UPDATED KITCHEN
• PRIVATE BALCONY
• PANORAMIC VIEWS
• RESORT STYLE AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $310k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-26k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (38.2% below list).
• Recommended offer: $192k (38.2% below list) — sets the bar for 1% rule.
• Cap rate -0.6% vs local median 0.1% in North Topsail Beach — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 63/100 on livability (#424 in NC) — a middle-class / working-renter tenant base. Strengths: crime 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: Dixon Elementary (math 63% / reading 66%, grade B, #147 of 1,410 statewide, top 11%, 736 students, 30% 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 61% at this address vs 46% district-wide (+15 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 fast (+5.7%/yr); 688 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($273k) is reasonable based on typical stale-listing flexibility.
• 9 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 $250k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 60% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,655 (38.2% 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 140 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.62% ✗
• Cap rate: -0.60%
• Cash-on-cash: -24.63%
• DSCR: -0.10
• GRM: 13.5

CMA / ARV

• ARV (median comp): $333,813
• List price: $310,000
• Delta: -7.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2000 New River Inlet Rd Unit 1305	0.00mi	2/2.0	1,010 (0%)	4mo	$217,000	$215	97
2000 New River Inlet Rd Unit 3105	0.01mi	2/2.0	1,010 (0%)	4mo	$225,000	$223	97
2000 New River Inlet Road 1404 Unit 1404	0.08mi	2/2.0	1,010 (0%)	4mo	$280,000	$277	93
1983 New River Inlet Rd	0.09mi	2/1.5	1,014 (+0%)	1mo	$385,000	$380	92
1866 New River Inlet Rd Unit 3414c	0.31mi	2/2.0	961 (-5%)	5mo	$417,500	$434	73
1866 New River Inlet Rd Unit 3108c	0.31mi	2/2.0	904 (-10%)	2mo	$295,000	$326	66
2000 New River Inlet Rd Unit 1508	0.01mi	3/2.0 (+1)	1,222 (+21%)	4mo	$500,000	$409	66
1896 New River Inlet Inlt #1412	0.23mi	2/2.0	1,229 (+22%)	0mo	$416,000	$338	64
1840 New River Inlet Rd #2308	0.39mi	2/2.0	904 (-10%)	3mo	$375,000	$415	62
1436 New River Inlet Rd	1.31mi	2/2.0	1,012 (+0%)	4mo	$460,000	$455	61
1822 New River Inlet Rd Unit 1305a	0.42mi	2/2.0	904 (-10%)	5mo	$370,000	$409	59
2210 New River Inlet Rd Unit 251	0.40mi	2/2.0	840 (-17%)	2mo	$160,000	$190	55

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 · 5.68% rent growth · sell at horizon

5-year hold

• IRR: -81.8%
• Equity multiple: -1.13×
• Total profit: $-184,544
• Equity at exit: $46,222

10-year hold

• IRR: —
• Equity multiple: -2.63×
• Total profit: $-314,697
• Equity at exit: $26,803

Cash invested: $86,800 (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 →

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Median asking: $338,000 ($335/sqft)
• Median days on market: 84 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -1.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 28460

• Rents YoY: 5.7%
• Active inventory: 688
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,917 medium
• Mortgage (P&I): −$1,626
• Tax est. 1.5%: −$388 /mo · $4,650/yr
• Insurance: −$129
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,153
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-2,208

Break-even live

Break-even rent $4,711

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-1,994	-5% $-2,101	+0% $-2,208	+5% $-2,315	+10% $-2,422
Rent	-10% $-2,359	-5% $-2,284	+0% $-2,208	+5% $-2,132	+10% $-2,056
Rate	-1.0pp $-2,052	-0.5pp $-2,129	base $-2,208	+0.5pp $-2,288	+1.0pp $-2,370

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: $77,500
• Closing costs: $9,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 New River Inlet Rd Unit 1511 North Topsail Beach, NC	2.0	2.0	1010	$1,600	$1.58	6d	1	0.01mi
202 Bayview Dr N Topsail Beach, NC	2.0	1.5	960	$2,200	$2.29	6d	1	0.08mi
177 Sea Gull Ln N Topsail Beach, NC	3.0	2.0	1012	$2,300	$2.27	116d	1	0.47mi

Property features AI

Finance

• Other: Subdivision: St. RegisZoning: R-5Road frontage: city street and state road
• HOA & community: Homeowners association with annual fee (fee listed separately)Community amenities: pool, sidewalks, street lightsAssociation amenities include basketball court, cabana, elevators, fitness center, game room, grounds and structure maintenance, management, meeting room, picnic area, playground, trash service, water, cable TV, and sport court

Exterior

• Parking: Parking lot
• Utilities: Public waterPublic sewerWater service available
• Home design: CondominiumResidential propertyOne level (unit entry level 1)Building has 6 stories
• Construction: Concrete, stucco and frame constructionMembrane and shingle roofRaised foundation with pillar/post/pier and other detailsBuilt as part of a multi-story building (unit in building)
• Exterior features: BalconyCovered patio/porchIn-ground poolBeach access and waterfront accessWaterfront locationOceanfront frontageNo fencingHas view

Interior

• Kitchen: Electric ovenRefrigerator
• Bedrooms: Total of 4 rooms (bedrooms/other rooms included) — entry level is 1
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioningElectric heating with heat pump
• Interior features: Window coveringsFurnished
• Laundry & utility: Laundry closetElectric water heater

HOA detail $1,153/mo · $13,836/yr condo

• Likely covers: poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-24
   days on market $310,000 Active 140 DOM
2. 2026-09-24
   days on market $310,000 Active 139 DOM
3. 2026-09-22
   days on market $310,000 Active 138 DOM
4. 2026-09-20
   days on market $310,000 Active 136 DOM
5. 2026-09-18
   days on market $310,000 Active 134 DOM
6. 2026-09-17
   days on market $310,000 Active 133 DOM
7. 2026-09-16
   days on market $310,000 Active 132 DOM
8. 2026-09-15
   days on market $310,000 Active 131 DOM
9. 2026-09-14
   days on market $310,000 Active 130 DOM
10. 2026-09-13
    days on market $310,000 Active 129 DOM
11. 2026-09-12
    days on market $310,000 Active 128 DOM
12. 2026-09-11
    days on market $310,000 Active 127 DOM
13. 2026-09-05
    days on market $310,000 Active 121 DOM
14. 2026-09-04
    days on market $310,000 Active 120 DOM
15. 2026-09-03
    days on market $310,000 Active 119 DOM
16. 2026-08-31
    days on market $310,000 Active 116 DOM
17. 2026-08-30
    days on market $310,000 Active 115 DOM
18. 2026-08-29
    days on market $310,000 Active 114 DOM
19. 2026-08-28
    days on market $310,000 Active 113 DOM
20. 2026-08-27
    days on market $310,000 Active 112 DOM
21. 2026-08-26
    days on market $310,000 Active 111 DOM
22. 2026-08-25
    days on market $310,000 Active 110 DOM
23. 2026-08-24
    days on market $310,000 Active 109 DOM
24. 2026-08-23
    days on market $310,000 Active 108 DOM
25. 2026-08-22
    days on market $310,000 Active 107 DOM
26. 2026-08-21
    days on market $310,000 Active 106 DOM
27. 2026-08-20
    days on market $310,000 Active 105 DOM
28. 2026-08-19
    days on market $310,000 Active 104 DOM
29. 2026-08-18
    days on market $310,000 Active 103 DOM
30. 2026-08-17
    days on market $310,000 Active 102 DOM
31. 2026-08-16
    days on market $310,000 Active 101 DOM
32. 2026-08-15
    days on market $310,000 Active 100 DOM
33. 2026-08-14
    days on market $310,000 Active 99 DOM
34. 2026-08-13
    days on market $310,000 Active 98 DOM
35. 2026-08-12
    days on market $310,000 Active 97 DOM
36. 2026-08-11
    days on market $310,000 Active 96 DOM
37. 2026-08-10
    days on market $310,000 Active 95 DOM
38. 2026-08-09
    days on market $310,000 Active 94 DOM
39. 2026-08-08
    days on market $310,000 Active 93 DOM
40. 2026-08-07
    days on market $310,000 Active 92 DOM
41. 2026-08-06
    days on market $310,000 Active 91 DOM
42. 2026-08-05
    days on market $310,000 Active 90 DOM
43. 2026-08-04
    days on market $310,000 Active 89 DOM
44. 2026-08-03
    days on market $310,000 Active 88 DOM
45. 2026-07-31
    days on market $310,000 Active 85 DOM
46. 2026-07-29
    days on market $310,000 Active 83 DOM
47. 2026-07-27
    days on market $310,000 Active 81 DOM
48. 2026-07-25
    days on market $310,000 Active 79 DOM
49. 2026-07-23
    days on market $310,000 Active 77 DOM
50. 2026-07-22
    days on market $310,000 Active 76 DOM

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,999
• − Mortgage interest: −$17,365
• − Property taxes: −$4,650
• − Insurance: −$6,668
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − HOA: −$13,836
• − Depreciation: −$9,018
• Taxable loss: −$32,219
• Est. tax savings @ 24.0%: +$7,732
• After-tax cash flow: $-18,761/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

Good 80/100 Cosmetic rehab Est. rehab $5,050–$15,150 screening

This well-maintained and updated condo offers a good condition with a good ROI potential for both resale and rental markets.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds to the overall aesthetic of the property. ↑
• Resale Upgrade to kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Install smart home features — Smart home features can increase both resale and rental value by adding convenience and modern amenities. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 61/100

Zoned Schools

Elementary Dixon Elementary B NC #147/1,410 Nat'l #5,189/41,679 Middle Dixon Middle C NC #106/475 Nat'l #3,276/14,009 High Dixon High B NC #142/535 Nat'l #2,514/17,239

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

C Composite livability gradescore 63/100

Livability — North Topsail Beach

• Score: 63/100
• State rank: #424
• US rank: #15770

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Topsail Beach, NC
• County: Onslow County · 189,789 people
• Metro: Jacksonville, NC
• Population (ZIP): 13,532
• Household income: $88,908
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 2% of renters

---

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 (79%)
• Race & ethnicity: White 79% Two or more races 13% Hispanic / Latino 9% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Dominican 2%
• Common ancestry: Lithuanian 3% Romanian 2% Portuguese 2%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 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: ▼ -162.21%
• Current HPI: 176.3461
• Rent YoY: ▲ 5.68%
• 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

Property features AI

Finance

• Other: Subdivision: St. RegisZoning: R-5Road frontage: city street and state road
• HOA & community: Homeowners association with annual fee (fee listed separately)Community amenities: pool, sidewalks, street lightsAssociation amenities include basketball court, cabana, elevators, fitness center, game room, grounds and structure maintenance, management, meeting room, picnic area, playground, trash service, water, cable TV, and sport court

Exterior

• Parking: Parking lot
• Utilities: Public waterPublic sewerWater service available
• Home design: CondominiumResidential propertyOne level (unit entry level 1)Building has 6 stories
• Construction: Concrete, stucco and frame constructionMembrane and shingle roofRaised foundation with pillar/post/pier and other detailsBuilt as part of a multi-story building (unit in building)
• Exterior features: BalconyCovered patio/porchIn-ground poolBeach access and waterfront accessWaterfront locationOceanfront frontageNo fencingHas view

Interior

• Kitchen: Electric ovenRefrigerator
• Bedrooms: Total of 4 rooms (bedrooms/other rooms included) — entry level is 1
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioningElectric heating with heat pump
• Interior features: Window coveringsFurnished
• Laundry & utility: Laundry closetElectric water heater

Price history

+120.4% since first listed

23 events — show timeline

• 2026-05-07 Listed $315,000 Hive MLS
• 2026-04-13 Sold (MLS) $250,000 Hive MLS
• 2026-03-26 Contingent — Hive MLS
• 2026-02-11 Price Changed $289,888 Hive MLS
• 2026-01-09 Listed $309,888 Hive MLS
• 2024-12-31 Listing Removed — Hive MLS
• 2024-09-26 Price Changed $359,900 Hive MLS
• 2024-07-23 Price Changed $364,900 Hive MLS
• 2024-06-24 Listed $369,900 Hive MLS
• 2022-09-29 Sold (MLS) $360,000 AMLSNC
• 2022-09-29 Sold (MLS) $360,000 TMLS
• 2022-09-29 Sold (MLS) $360,000 Hive MLS
• 2022-09-12 Pending — TMLS
• 2022-09-11 Pending — Hive MLS
• 2022-09-06 Listed $360,000 AMLSNC
• 2022-09-06 Listed $360,000 TMLS
• 2022-09-01 Listed $360,000 Hive MLS
• 2021-06-03 Sold (MLS) $265,000 Hive MLS
• 2021-04-01 Listed $269,888 Hive MLS
• 2018-07-19 Sold (MLS) $171,149 Hive MLS
• 2017-10-19 Listed $169,900 Hive MLS
• 2014-02-28 Listing Removed — Hive MLS
• 2013-09-27 Listed $142,900 Hive MLS