166 Bayberry Rd · Newport, NC 28570

$179,900

3 bd · 2.0 ba · 1,060 sqft · Other public records · 19 Days on market

Built 1984 0.42 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

This turn key special has been totally renovated from inside out.All new windows, doors, roof,ceramic tile in bathrooms,countertops, new dishwasher,microwave,& hot water heater.Plenty of storage space in kitchen, closets and garage. Freshly painted and carpeted in warm neutrals.Sit back and relax on the large covered patio in the private back yard. Foundation: raised slab Roof: NEW

Key facts

• 0.42 acre lot
• Garage
• Built 1984

Property features AI

Exterior

• Parking: Attached garage (1-car) with garage facing front
• Utilities: Sewer connected; Water connected
• Home design: Single family residence; One-story home; Entry level: 1
• Construction: Frame construction (see remarks); Shingle roof; Raised and slab foundation; Built on a 0.42-acre lot (approx. 89 x 219 x 90 x 205)
• Exterior features: Covered patio; Patio; Full wood fencing; Has a view

Interior

• Bedrooms: Master bedroom is downstairs
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Heat pump cooling
• Interior features: Master bedroom on the main level; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $9k ($107k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 65.6% vs local median 31.4% in Newport — 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 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 $12,600/mo this rent would consume 215% 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 $1k of loan paydown is wiped out by about $5k 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 $50k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $14k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $139k; 29% 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; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $177,201 (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. 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?
3. 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.
4. 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.
5. 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: 7.00% ✓
• Cap rate: 65.59%
• Cash-on-cash: 211.78%
• DSCR: 10.42
• GRM: 1.2

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: —
• Equity multiple: 11.66×
• Total profit: $537,124
• Equity at exit: $26,824

10-year hold

• IRR: —
• Equity multiple: 24.77×
• Total profit: $1,197,110
• Equity at exit: $15,554

Cash invested: $50,372 (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: 1.2×

Monthly cashflow live

• Estimated rent: $12,600 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$46 /mo · $547/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,646
• Net cashflow: $8,890

Break-even live

Break-even rent $1,347

Max offer price $179,900

Occupancy floor 24%

Sensitivity live

Price	-10% $8,992	-5% $8,941	+0% $8,890	+5% $8,839	+10% $8,788
Rent	-10% $7,894	-5% $8,392	+0% $8,890	+5% $9,387	+10% $9,885
Rate	-1.0pp $8,980	-0.5pp $8,936	base $8,890	+0.5pp $8,843	+1.0pp $8,796

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-21
   status Pending
2. 2026-05-16
   price $179,900
3. 2026-05-14
   status Active
4. 2026-03-17
   status Pending
5. 2026-03-05
   listed $194,000 Active
6. 2006-12-20
   soldstatus $139,000
7. 2006-12-19
   soldstatus $139,000 388-char remark

   Show marketing remark (388 chars)

   This turn key special has been totally renovated from inside out.All new windows, doors, roof,ceramic tile in bathrooms,countertops, new dishwasher,microwave,& hot water heater.Plenty of storage space in kitchen, closets and garage. Freshly painted and carpeted in warm neutrals.Sit back and relax on the large covered patio in the private back yard. Foundation: raised slab Roof: NEW

8. 2006-09-26
   listed $139,700 388-char remark

   Show marketing remark (388 chars)

   This turn key special has been totally renovated from inside out.All new windows, doors, roof,ceramic tile in bathrooms,countertops, new dishwasher,microwave,& hot water heater.Plenty of storage space in kitchen, closets and garage. Freshly painted and carpeted in warm neutrals.Sit back and relax on the large covered patio in the private back yard. Foundation: raised slab Roof: NEW

9. 2006-09-26
   listed $147,500

   Show marketing remark (388 chars)

   This turn key special has been totally renovated from inside out.All new windows, doors, roof,ceramic tile in bathrooms,countertops, new dishwasher,microwave,& hot water heater.Plenty of storage space in kitchen, closets and garage. Freshly painted and carpeted in warm neutrals.Sit back and relax on the large covered patio in the private back yard. Foundation: raised slab Roof: NEW

10. 2006-09-26
    historical

    Show marketing remark (388 chars)

    This turn key special has been totally renovated from inside out.All new windows, doors, roof,ceramic tile in bathrooms,countertops, new dishwasher,microwave,& hot water heater.Plenty of storage space in kitchen, closets and garage. Freshly painted and carpeted in warm neutrals.Sit back and relax on the large covered patio in the private back yard. Foundation: raised slab Roof: NEW

ⓘ 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: $547 · $46/mo
• Projected year-2 tax: $1,475 · $123/mo
• Expected delta: +$928/yr (+$77/mo · 169.8%)

ⓘ 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 ≥103°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $151,196
• − Mortgage interest: −$10,077
• − Property taxes: −$547
• − Insurance: −$900
• − Repairs & maintenance: −$12,096
• − Management: −$12,096
• − Depreciation: −$5,233
• Taxable income: $110,248
• Est. tax owed @ 24.0%: −$26,459
• After-tax cash flow: $80,218/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

• Census place: Newport, NC
• County: Carteret County · 52,389 people
• 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

+28.8% since first listed

10 events — show timeline

• 2026-05-21 Pending — Hive MLS
• 2026-05-16 Price Changed $179,900 Hive MLS
• 2026-05-14 Relisted — Hive MLS
• 2026-03-17 Pending — Hive MLS
• 2026-03-05 Listed $194,000 Hive MLS
• 2006-12-20 Sold (Public Records) $139,000 Public Records
• 2006-12-19 Sold (MLS) $139,000 Hive MLS
• 2006-09-26 Listing Removed — Hive MLS
• 2006-09-26 Listed $147,500 Hive MLS
• 2006-09-26 Listed $139,700 Hive MLS

Property tax history

+2.0%/yr

Latest (2025): $547 · -0.3% YoY. Source: county tax records.