213 Bogue Carrier Ct · Broad Creek, NC 28570

$675,000

4 bd · 3.0 ba · 3,315 sqft · Other public records · 20 Days on market

Built 2019 0.65 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

Still like new open and spacious home on great lot in the Bogue Watch community! Floor plan has high ceilings, open living areas with LVP flooring, first floor principal suite AND 2nd first floor bedroom with access to full bath-great for parents/guests/teens! Great room has fireplace and coffered ceilings and is open to kitchen, dining and breakfast area. Principal suite has step in shower, soaking tub and walk in closet. 2nd bedroom on first floor has access to full bath. Nice size laundry room and big garage! Second floor has two good size bedrooms, full bath with extra sink and lavatory, LARGE game/rec room and 2nd big room over garage for office/gym/crafts! Zoned HVAC, natural gas service, tankless water heater, community water and sewer. Screened rear porch, storage room, private back yard with wooded screen. Community pool, playground, clubhouse, kayak launch & water access and security gate. Top rated Croatan High School district! Great flow, great condition, great deal! Sellers will entertain renting back after closing thru June 1, 2022

Key facts

• 0.65 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Residential zoning
• HOA & community: Homeowners association with gated access; Community pool; Playground; Association fee $1,936 annually (about $161.33/month)

Exterior

• Parking: Attached 2-car garage; Total 2 parking spaces; Concrete parking/driveway
• Utilities: Water connected
• Home design: Single-family residence; Two-story home; Entry level: 1
• Construction: Fiber cement and frame construction; Slab foundation
• Exterior features: Front porch with screened area; Shingle roof; Property has a view; Lot roughly 0.65 acres; dimensions approximately 70 x 399 x 73 x 420; Road frontage unimproved

Interior

• Kitchen: Refrigerator; Disposal; Dishwasher; Gas range
• Bathrooms: Three full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Ceiling fans; Window coverings; Gas log fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $675k.

Deal economics

• At list price, monthly cash flow is $8k ($92k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($15k rent vs $675k).
• Recommended offer: $665k (1.5% 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 $15,032/mo this rent would consume 257% 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 $20k 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 $189k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($665k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; 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 $664,875 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 2.23% ✓
• Cap rate: 20.00%
• Cash-on-cash: 48.96%
• DSCR: 3.18
• GRM: 3.7

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: 46.1%
• Equity multiple: 3.00×
• Total profit: $377,480
• Equity at exit: $100,645

10-year hold

• IRR: 51.9%
• Equity multiple: 6.06×
• Total profit: $955,502
• Equity at exit: $58,362

Cash invested: $189,000 (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: 3.7×

Monthly cashflow live

• Estimated rent: $15,032 medium
• Mortgage (P&I): −$3,540
• Tax from tax record: −$182 /mo · $2,188/yr
• Insurance: −$281
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$161
• Vacancy / Maint / Mgmt: −$3,157
• Net cashflow: $7,645

Break-even live

Break-even rent $5,355

Max offer price $675,000

Occupancy floor 44%

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: $168,750
• Closing costs: $20,250
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 12 events

1. 2026-05-01
   status Pending
2. 2026-04-10
   listed $675,000 Active
3. 2022-03-18
   soldstatus $595,000 1081-char remark

   Show marketing remark (1081 chars)

   Still like new open and spacious home on great lot in the Bogue Watch community! Floor plan has high ceilings, open living areas with LVP flooring, first floor principal suite AND 2nd first floor bedroom with access to full bath-great for parents/guests/teens! Great room has fireplace and coffered ceilings and is open to kitchen, dining and breakfast area. Principal suite has step in shower, soaking tub and walk in closet. 2nd bedroom on first floor has access to full bath. Nice size laundry room and big garage! Second floor has two good size bedrooms, full bath with extra sink and lavatory, LARGE game/rec room and 2nd big room over garage for office/gym/crafts! Zoned HVAC, natural gas service, tankless water heater, community water and sewer. Screened rear porch, storage room, private back yard with wooded screen. Community pool, playground, clubhouse, kayak launch & water access and security gate. Top rated Croatan High School district! Great flow, great condition, great deal! Sellers will entertain renting back after closing thru June 1, 2022

4. 2022-03-18
   soldstatus $595,000

   Show marketing remark (1081 chars)

   Still like new open and spacious home on great lot in the Bogue Watch community! Floor plan has high ceilings, open living areas with LVP flooring, first floor principal suite AND 2nd first floor bedroom with access to full bath-great for parents/guests/teens! Great room has fireplace and coffered ceilings and is open to kitchen, dining and breakfast area. Principal suite has step in shower, soaking tub and walk in closet. 2nd bedroom on first floor has access to full bath. Nice size laundry room and big garage! Second floor has two good size bedrooms, full bath with extra sink and lavatory, LARGE game/rec room and 2nd big room over garage for office/gym/crafts! Zoned HVAC, natural gas service, tankless water heater, community water and sewer. Screened rear porch, storage room, private back yard with wooded screen. Community pool, playground, clubhouse, kayak launch & water access and security gate. Top rated Croatan High School district! Great flow, great condition, great deal! Sellers will entertain renting back after closing thru June 1, 2022

5. 2022-02-01
   listed $579,900 1081-char remark

   Show marketing remark (1081 chars)

   Still like new open and spacious home on great lot in the Bogue Watch community! Floor plan has high ceilings, open living areas with LVP flooring, first floor principal suite AND 2nd first floor bedroom with access to full bath-great for parents/guests/teens! Great room has fireplace and coffered ceilings and is open to kitchen, dining and breakfast area. Principal suite has step in shower, soaking tub and walk in closet. 2nd bedroom on first floor has access to full bath. Nice size laundry room and big garage! Second floor has two good size bedrooms, full bath with extra sink and lavatory, LARGE game/rec room and 2nd big room over garage for office/gym/crafts! Zoned HVAC, natural gas service, tankless water heater, community water and sewer. Screened rear porch, storage room, private back yard with wooded screen. Community pool, playground, clubhouse, kayak launch & water access and security gate. Top rated Croatan High School district! Great flow, great condition, great deal! Sellers will entertain renting back after closing thru June 1, 2022

6. 2019-08-15
   soldstatus $425,000 775-char remark

   Show marketing remark (775 chars)

   The Adisyn plan is a popular home plan offering the primary and guest suite on the main floor, with open living in between. The spacious kitchen/breakfast nook leads to a covered, screened back porch which overlooks a huge, tree lined back yard. Upstairs features include 2 additional bedrooms, plus 2 bonus rooms and a large full bath with 3 vanities! Wood stairs will be stained to match the floor, all gas appliances including a Rinnai tankless hot water heater and maintenance free Timber Tech decking on the back porch. The kitchen is adorned with granite, tile backsplash and soft close drawers/cabinets. The community amenities include boat ramp, observation pier, kayak launch, playground & pool! Centrally located for convenience to military bases and beaches.

7. 2019-03-04
   listed $425,000 775-char remark

   Show marketing remark (775 chars)

   The Adisyn plan is a popular home plan offering the primary and guest suite on the main floor, with open living in between. The spacious kitchen/breakfast nook leads to a covered, screened back porch which overlooks a huge, tree lined back yard. Upstairs features include 2 additional bedrooms, plus 2 bonus rooms and a large full bath with 3 vanities! Wood stairs will be stained to match the floor, all gas appliances including a Rinnai tankless hot water heater and maintenance free Timber Tech decking on the back porch. The kitchen is adorned with granite, tile backsplash and soft close drawers/cabinets. The community amenities include boat ramp, observation pier, kayak launch, playground & pool! Centrally located for convenience to military bases and beaches.

8. 2018-02-16
   soldstatus $60,000
9. 2018-02-16
   soldstatus $60,000
10. 2018-01-19
    listed $70,000
11. 2017-07-07
    soldstatus $65,000
12. 2017-07-07
    listed $65,000

ⓘ 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: $2,188 · $182/mo
• Projected year-2 tax: $5,535 · $461/mo
• Expected delta: +$3,347/yr (+$279/mo · 153.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 96% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥102°F today · 20 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: $180,388
• − Mortgage interest: −$37,810
• − Property taxes: −$2,188
• − Insurance: −$4,172
• − Repairs & maintenance: −$14,431
• − Management: −$14,431
• − HOA: −$1,932
• − Depreciation: −$19,636
• Taxable income: $85,787
• Est. tax owed @ 24.0%: −$20,589
• After-tax cash flow: $71,148/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

+938.5% since first listed

12 events — show timeline

• 2026-05-01 Pending — Hive MLS
• 2026-04-10 Listed $675,000 Hive MLS
• 2022-03-18 Sold (Public Records) $595,000 Public Records
• 2022-03-18 Sold (MLS) $595,000 Hive MLS
• 2022-02-01 Listed $579,900 Hive MLS
• 2019-08-15 Sold (MLS) $425,000 Hive MLS
• 2019-03-04 Listed $425,000 Hive MLS
• 2018-02-16 Sold (Public Records) $60,000 Public Records
• 2018-02-16 Sold (MLS) $60,000 Hive MLS
• 2018-01-19 Listed $70,000 Hive MLS
• 2017-07-07 Listed $65,000 Hive MLS
• 2017-07-07 Sold (MLS) $65,000 Hive MLS

Property tax history

+41.0%/yr

Latest (2025): $2,188 · +14.3% YoY. Source: county tax records.