292 Sand Ridge Rd · Beulaville, NC 28518

$237,000

3 bd · 2.0 ba · 1,726 sqft · SingleFamily · 207 Days on market

Built 2024 0.62 ac lot

---

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 +8.2/30.0
• ARV discount +7.5/15.0
• Appreciation +6.9/10.0
• Livability +3.1/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0
• DSCR +2.2/10.0

Listing remarks MLS

* * * $7,000 Use as You Choose * * * Washer, Dryer, Blinds and ALL kitchen appliances included! Welcome Home to your 2024 build! On a . 62-Acre Lot - Immaculately Maintained! Experience the comfort and convenience of nearly new construction in this thoughtfully designed 2024 home, lightly lived in since early 2025. Set on a generous . 62-acre lot, this property offers wide-open outdoor space while maintaining easy access to everyday needs. Step inside to a bright, open concept layout featuring a spacious living room that flows into the dining area, family room, and modern kitchen. The kitchen includes warm colored cabinetry, abundant counter space, a center island, and direct access to the backyard perfect for simple daily routines or effortless entertaining. No carpet throughout the entire home, creating a cohesive and inviting atmosphere. The split-bedroom design enhances comfort and functionality. The primary suite features a roomy bedroom, walk-in closet, and a private bath with a double vanity, soak tub, and walk in shower! Two additional bedrooms, along with a full hall bath, are situated on the opposite side of the home ideal for guests, hobbies, or a home office. A dedicated pantry/laundry room adds extra convenience and storage options. This home includes modern finishes and a well-planned layout (see included floor plan). The expansive lot provides plenty of space for outdoor enjoyment, gardening, recreation, or future personalization. Why wait! This beautifully maintained home is a must-see. Schedule your showing today!

Key facts

• No carpet
• Walk-in closet
• Split-bedroom design

Tags

• OPEN CONCEPT LAYOUT
• MODERN KITCHEN
• CENTER ISLAND
• NO CARPET
• SPLIT-BEDROOM DESIGN
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $237k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (13.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (24.2% below list).
• Recommended offer: $180k (24.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#503 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+; Watch: crime F, amenities F, commute F.
• Duplin County Schools (rural): math 23% / reading 32% proficiency, ranked #153 of 178 in NC (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Beulaville Elementary (math 28% / reading 37%, grade F, #897 of 1,410 statewide, top 64%, 822 students, 100% FRL); East Duplin High (math 47% / reading 47%, grade D-, #334 of 535 statewide, top 64%, 861 students, 100% FRL) — zoned schools average 100% FRL vs 74% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 40% at this address vs 28% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Duplin County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 54 active listings in the ZIP; 134 units permitted in Duplin County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $9k appreciation (3.7% local appreciation)).
• Duplin County population projected at -16% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $179,544 (24.2% 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 207 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.76% ✗
• Cap rate: 5.18%
• Cash-on-cash: -3.97%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.0%
• Equity multiple: 1.36×
• Total profit: $23,974
• Equity at exit: $116,538

10-year hold

• IRR: 8.7%
• Equity multiple: 2.41×
• Total profit: $93,766
• Equity at exit: $187,772

Cash invested: $66,360 (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 28518

• Home prices YoY: 1.5%
• Active inventory: 54
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$1,243
• Tax est. 1.5%: −$296 /mo · $3,555/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-219

Break-even live

Break-even rent $2,073

Max offer price $205,244

Occupancy floor —

Sensitivity live

Price	-10% $-56	-5% $-138	+0% $-219	+5% $-301	+10% $-383
Rent	-10% $-361	-5% $-290	+0% $-219	+5% $-149	+10% $-78
Rate	-1.0pp $-100	-0.5pp $-159	base $-219	+0.5pp $-281	+1.0pp $-343

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: $59,250
• Closing costs: $7,110
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-21
   days on market $237,000 Active 207 DOM
2. 2026-06-19
   days on market $237,000 Active 205 DOM
3. 2026-06-18
   days on market $237,000 Active 204 DOM
4. 2026-06-17
   days on market $237,000 Active 203 DOM
5. 2026-06-16
   days on market $237,000 Active 202 DOM
6. 2026-06-15
   days on market $237,000 Active 201 DOM
7. 2026-06-14
   days on market $237,000 Active 199 DOM
8. 2026-06-13
   days on market $237,000 Active 198 DOM
9. 2026-06-10
   days on market $237,000 Active 196 DOM
10. 2026-06-09
    days on market $237,000 Active 195 DOM
11. 2026-06-08
    days on market $237,000 Active 194 DOM
12. 2026-06-07
    days on market $237,000 Active 193 DOM
13. 2026-06-05
    days on market $237,000 Active 190 DOM
14. 2026-06-03
    days on market $237,000 Active 189 DOM
15. 2026-06-02
    days on market $237,000 Active 188 DOM
16. 2026-06-01
    days on market $237,000 Active 187 DOM
17. 2026-05-31
    days on market $237,000 Active 186 DOM
18. 2026-05-30
    days on market $237,000 Active 185 DOM
19. 2026-05-23
    price $237,000 1567-char remark

    Show marketing remark (1567 chars)

    * * * $7,000 Use as You Choose * * * Washer, Dryer, Blinds and ALL kitchen appliances included! Welcome Home to your 2024 build! On a . 62-Acre Lot - Immaculately Maintained! Experience the comfort and convenience of nearly new construction in this thoughtfully designed 2024 home, lightly lived in since early 2025. Set on a generous . 62-acre lot, this property offers wide-open outdoor space while maintaining easy access to everyday needs. Step inside to a bright, open concept layout featuring a spacious living room that flows into the dining area, family room, and modern kitchen. The kitchen includes warm colored cabinetry, abundant counter space, a center island, and direct access to the backyard perfect for simple daily routines or effortless entertaining. No carpet throughout the entire home, creating a cohesive and inviting atmosphere. The split-bedroom design enhances comfort and functionality. The primary suite features a roomy bedroom, walk-in closet, and a private bath with a double vanity, soak tub, and walk in shower! Two additional bedrooms, along with a full hall bath, are situated on the opposite side of the home ideal for guests, hobbies, or a home office. A dedicated pantry/laundry room adds extra convenience and storage options. This home includes modern finishes and a well-planned layout (see included floor plan). The expansive lot provides plenty of space for outdoor enjoyment, gardening, recreation, or future personalization. Why wait! This beautifully maintained home is a must-see. Schedule your showing today!

20. 2026-05-06
    price $215,000 1567-char remark

    Show marketing remark (1567 chars)

    * * * $7,000 Use as You Choose * * * Washer, Dryer, Blinds and ALL kitchen appliances included! Welcome Home to your 2024 build! On a . 62-Acre Lot - Immaculately Maintained! Experience the comfort and convenience of nearly new construction in this thoughtfully designed 2024 home, lightly lived in since early 2025. Set on a generous . 62-acre lot, this property offers wide-open outdoor space while maintaining easy access to everyday needs. Step inside to a bright, open concept layout featuring a spacious living room that flows into the dining area, family room, and modern kitchen. The kitchen includes warm colored cabinetry, abundant counter space, a center island, and direct access to the backyard perfect for simple daily routines or effortless entertaining. No carpet throughout the entire home, creating a cohesive and inviting atmosphere. The split-bedroom design enhances comfort and functionality. The primary suite features a roomy bedroom, walk-in closet, and a private bath with a double vanity, soak tub, and walk in shower! Two additional bedrooms, along with a full hall bath, are situated on the opposite side of the home ideal for guests, hobbies, or a home office. A dedicated pantry/laundry room adds extra convenience and storage options. This home includes modern finishes and a well-planned layout (see included floor plan). The expansive lot provides plenty of space for outdoor enjoyment, gardening, recreation, or future personalization. Why wait! This beautifully maintained home is a must-see. Schedule your showing today!

21. 2026-04-11
    price $226,000 1567-char remark

    Show marketing remark (1567 chars)

    * * * $7,000 Use as You Choose * * * Washer, Dryer, Blinds and ALL kitchen appliances included! Welcome Home to your 2024 build! On a . 62-Acre Lot - Immaculately Maintained! Experience the comfort and convenience of nearly new construction in this thoughtfully designed 2024 home, lightly lived in since early 2025. Set on a generous . 62-acre lot, this property offers wide-open outdoor space while maintaining easy access to everyday needs. Step inside to a bright, open concept layout featuring a spacious living room that flows into the dining area, family room, and modern kitchen. The kitchen includes warm colored cabinetry, abundant counter space, a center island, and direct access to the backyard perfect for simple daily routines or effortless entertaining. No carpet throughout the entire home, creating a cohesive and inviting atmosphere. The split-bedroom design enhances comfort and functionality. The primary suite features a roomy bedroom, walk-in closet, and a private bath with a double vanity, soak tub, and walk in shower! Two additional bedrooms, along with a full hall bath, are situated on the opposite side of the home ideal for guests, hobbies, or a home office. A dedicated pantry/laundry room adds extra convenience and storage options. This home includes modern finishes and a well-planned layout (see included floor plan). The expansive lot provides plenty of space for outdoor enjoyment, gardening, recreation, or future personalization. Why wait! This beautifully maintained home is a must-see. Schedule your showing today!

22. 2026-04-04
    price $226,999 1567-char remark

    Show marketing remark (1567 chars)

    * * * $7,000 Use as You Choose * * * Washer, Dryer, Blinds and ALL kitchen appliances included! Welcome Home to your 2024 build! On a . 62-Acre Lot - Immaculately Maintained! Experience the comfort and convenience of nearly new construction in this thoughtfully designed 2024 home, lightly lived in since early 2025. Set on a generous . 62-acre lot, this property offers wide-open outdoor space while maintaining easy access to everyday needs. Step inside to a bright, open concept layout featuring a spacious living room that flows into the dining area, family room, and modern kitchen. The kitchen includes warm colored cabinetry, abundant counter space, a center island, and direct access to the backyard perfect for simple daily routines or effortless entertaining. No carpet throughout the entire home, creating a cohesive and inviting atmosphere. The split-bedroom design enhances comfort and functionality. The primary suite features a roomy bedroom, walk-in closet, and a private bath with a double vanity, soak tub, and walk in shower! Two additional bedrooms, along with a full hall bath, are situated on the opposite side of the home ideal for guests, hobbies, or a home office. A dedicated pantry/laundry room adds extra convenience and storage options. This home includes modern finishes and a well-planned layout (see included floor plan). The expansive lot provides plenty of space for outdoor enjoyment, gardening, recreation, or future personalization. Why wait! This beautifully maintained home is a must-see. Schedule your showing today!

23. 2026-02-11
    price $227,000 1567-char remark

    Show marketing remark (1567 chars)

    * * * $7,000 Use as You Choose * * * Washer, Dryer, Blinds and ALL kitchen appliances included! Welcome Home to your 2024 build! On a . 62-Acre Lot - Immaculately Maintained! Experience the comfort and convenience of nearly new construction in this thoughtfully designed 2024 home, lightly lived in since early 2025. Set on a generous . 62-acre lot, this property offers wide-open outdoor space while maintaining easy access to everyday needs. Step inside to a bright, open concept layout featuring a spacious living room that flows into the dining area, family room, and modern kitchen. The kitchen includes warm colored cabinetry, abundant counter space, a center island, and direct access to the backyard perfect for simple daily routines or effortless entertaining. No carpet throughout the entire home, creating a cohesive and inviting atmosphere. The split-bedroom design enhances comfort and functionality. The primary suite features a roomy bedroom, walk-in closet, and a private bath with a double vanity, soak tub, and walk in shower! Two additional bedrooms, along with a full hall bath, are situated on the opposite side of the home ideal for guests, hobbies, or a home office. A dedicated pantry/laundry room adds extra convenience and storage options. This home includes modern finishes and a well-planned layout (see included floor plan). The expansive lot provides plenty of space for outdoor enjoyment, gardening, recreation, or future personalization. Why wait! This beautifully maintained home is a must-see. Schedule your showing today!

24. 2025-11-26
    listed $230,000 Active 1567-char remark

    Show marketing remark (1567 chars)

    * * * $7,000 Use as You Choose * * * Washer, Dryer, Blinds and ALL kitchen appliances included! Welcome Home to your 2024 build! On a . 62-Acre Lot - Immaculately Maintained! Experience the comfort and convenience of nearly new construction in this thoughtfully designed 2024 home, lightly lived in since early 2025. Set on a generous . 62-acre lot, this property offers wide-open outdoor space while maintaining easy access to everyday needs. Step inside to a bright, open concept layout featuring a spacious living room that flows into the dining area, family room, and modern kitchen. The kitchen includes warm colored cabinetry, abundant counter space, a center island, and direct access to the backyard perfect for simple daily routines or effortless entertaining. No carpet throughout the entire home, creating a cohesive and inviting atmosphere. The split-bedroom design enhances comfort and functionality. The primary suite features a roomy bedroom, walk-in closet, and a private bath with a double vanity, soak tub, and walk in shower! Two additional bedrooms, along with a full hall bath, are situated on the opposite side of the home ideal for guests, hobbies, or a home office. A dedicated pantry/laundry room adds extra convenience and storage options. This home includes modern finishes and a well-planned layout (see included floor plan). The expansive lot provides plenty of space for outdoor enjoyment, gardening, recreation, or future personalization. Why wait! This beautifully maintained home is a must-see. Schedule your showing today!

25. 2025-01-30
    soldstatus $215,000 Closed 161-char remark

    Show marketing remark (161 chars)

    New Construction 3 Bedroom 2 Bath home on . 62 acres just minutes from Beulaville. The home has almost 1700 sq ft of living space. Completion date is January 15.

26. 2025-01-06
    status Pending 161-char remark

    Show marketing remark (161 chars)

    New Construction 3 Bedroom 2 Bath home on . 62 acres just minutes from Beulaville. The home has almost 1700 sq ft of living space. Completion date is January 15.

27. 2024-12-31
    listed $215,000 Active 161-char remark

    Show marketing remark (161 chars)

    New Construction 3 Bedroom 2 Bath home on . 62 acres just minutes from Beulaville. The home has almost 1700 sq ft of living space. Completion date is January 15.

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

Taxation est. · year 1

• Rental income: $21,545
• − Mortgage interest: −$13,276
• − Property taxes: −$3,555
• − Insurance: −$1,185
• − Repairs & maintenance: −$1,724
• − Management: −$1,724
• − Depreciation: −$6,895
• Taxable loss: −$6,812
• Est. tax savings @ 24.0%: +$1,635
• After-tax cash flow: $-999/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: Duplin County Schools
• NCES district ID: 3701200
• Math proficiency: 23% ▼ -5.00%
• Reading proficiency: 32% ▼ -1.00%
• Median HH income: $34,900
• Composite: 22.66/100
• National rank: #8052
• State rank: #153 of 178 in NC

Livability — Beulaville

• Score: 61/100
• State rank: #503
• US rank: #18390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 8,065

Population outlook (Duplin County) Hauer SSP2

• Today (2025): 57,701 people
• By 2030: 56,333 · -2.4%
• By 2040: 52,736 · -8.6%
• By 2050: 48,426 · -16.1%
• By 2075: 36,339 · -37.0%
• By 2100: 23,866 · -58.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 15% Black 15% Native American 3% Two or more races 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Common ancestry: Slovak 1% Serbian 1% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Duplin

• 2024 margin: Strong R (+28.9) · D 35.2% · R 64.2%
• 2008→2024 swing: -19.5pp toward R · 2008: -9.4pp · 2024: -28.9pp
• All cycles: 2024: R+28.9 2020: R+22.1 2016: R+19.2 2012: R+11.8 2008: R+9.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.74%
• Current HPI: 257.5718
• Rent YoY: —
• Metro: —
• 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

+10.2% since first listed

9 events — show timeline

• 2026-05-23 Price Changed $237,000 Hive MLS
• 2026-05-06 Price Changed $215,000 Hive MLS
• 2026-04-11 Price Changed $226,000 Hive MLS
• 2026-04-04 Price Changed $226,999 Hive MLS
• 2026-02-11 Price Changed $227,000 Hive MLS
• 2025-11-26 Listed $230,000 Hive MLS
• 2025-01-30 Sold (MLS) $215,000 Hive MLS
• 2025-01-06 Pending — Hive MLS
• 2024-12-31 Listed $215,000 Hive MLS