1309 Quarter Rd · Swan Quarter, NC 27885

$105,000

2 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 20 Days on market

Built 1960 0.69 ac lot

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Why this score? — see what drove the C 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 +20.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Appreciation +6.0/10.0
• 1% rule +4.4/10.0
• Schools +3.5/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

If you're looking for a place to call home base for your next adventure, this 2-bedroom, 1-bath property is packed with opportunity. Whether you're searching for a full-time home, a weekend getaway, a hunting and fishing camp, or an investment, this place is ready for your vision. Start your mornings in the bright sunroom with a cup of coffee while watching the day wake up around you. Outside, you'll find a spacious yard with mature landscaping and blooming flowers, offering plenty of room for gatherings, gardening, pets, or simply enjoying the country air. The insulated backyard shed is a standout feature, complete with electricity, built-in workbenches, and a ramp. It's the perfect spot for projects and hobbies, or for storing your ATV, motorcycle, fishing gear, hunting equipment, mower, or other outdoor toys. Located in the heart of Hyde County, this property puts some of eastern North Carolina's best outdoor recreation right at your fingertips. Enjoy world-class hunting, fishing, crabbing, boating, and birdwatching, with public boat ramps nearby and easy access to the Swan Quarter-Ocracoke Ferry. Whether you're heading out on the water before sunrise or spending the day exploring the coast, you'll appreciate having a place to come back to and make your own.

Key facts

• Spacious yard
• Built-in workbenches
• Mature landscaping

Tags

• BRIGHT SUNROOM
• SPACIOUS YARD
• MATURE LANDSCAPING
• INSULATED BACKYARD SHED
• BUILT-IN WORKBENCHES
• PUBLIC BOAT RAMPS

Property features AI

Exterior

• Parking: On-site unpaved parking; No garage
• Utilities: Public water; Sewer connected; Water connected
• Home design: Single family residence; One level / 1 story; Entry on level 1
• Construction: Wood siding / frame construction; Shingle roof; Block or other foundation; Built on a 0.69-acre lot; Lot dimensions approximately 190 x 150 x 195 x 150
• Exterior features: Front porch; Side porch; Shed(s); Paved road access; Has a view

Interior

• Kitchen: Electric oven; Refrigerator; Electric water heater
• Bedrooms: 6 total rooms
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Heat pump; Central air; Ceiling fan(s)
• Interior features: Ceiling fan(s); Unfurnished
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $63 ($751/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $99k (5.9% below list).
• Recommended offer: $99k (5.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 66/100 on livability (#286 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B; Watch: health & safety C-, crime F, amenities F.
• Hyde County Schools (rural): math 36% / reading 47% proficiency, ranked #107 of 178 in NC (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mattamuskeet School (math 17% / reading 37%, 317 students, 99% FRL); Hyde Academy (math 22% / reading 37%) — zoned schools average 99% FRL vs 55% district-wide (44 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 28% at this address vs 42% district-wide (-13 pts) — the specific schools serving this property underperform the Hyde County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: 4 active listings in the ZIP; 23 units permitted in Hyde County in 2024 (10 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($726 loan paydown + $2k appreciation (2.1% local appreciation)).
• Hyde County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $40k; list at $105k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $98,796 (5.9% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 7.77%
• Cash-on-cash: 5.27%
• DSCR: 1.23
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.39×
• Total profit: $11,565
• Equity at exit: $41,810

10-year hold

• IRR: 10.5%
• Equity multiple: 2.43×
• Total profit: $42,183
• Equity at exit: $60,513

Cash invested: $29,400 (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 27885

• Home prices YoY: 1.1%
• Active inventory: 4
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $988 medium
• Mortgage (P&I): −$551
• Tax from tax record: −$57 /mo · $685/yr
• Insurance: −$44
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $63

Break-even live

Break-even rent $909

Max offer price $105,000

Occupancy floor 89%

Sensitivity live

Price	-10% $122	-5% $92	+0% $63	+5% $33	+10% $3
Rent	-10% $-15	-5% $24	+0% $63	+5% $102	+10% $141
Rate	-1.0pp $115	-0.5pp $89	base $63	+0.5pp $35	+1.0pp $8

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-21
   days on market $105,000 Active 20 DOM
2. 2026-06-21
   days on market $105,000 Active 19 DOM
3. 2026-06-18
   days on market $105,000 Active 17 DOM
4. 2026-06-17
   days on market $105,000 Active 16 DOM
5. 2026-06-16
   days on market $105,000 Active 15 DOM
6. 2026-06-15
   days on market $105,000 Active 14 DOM
7. 2026-06-13
   days on market $105,000 Active 12 DOM
8. 2026-06-12
   days on market $105,000 Active 11 DOM
9. 2026-06-09
   days on market $105,000 Active 8 DOM
10. 2026-06-08
    days on market $105,000 Active 7 DOM
11. 2026-06-07
    days on market $105,000 Active 6 DOM
12. 2026-06-07
    days on market $105,000 Active 5 DOM
13. 2026-06-04
    days on market $105,000 Active 2 DOM
14. 2026-06-01
    remarks 699-char remark

    Show marketing remark (1281 chars)

    If you're looking for a place to call home base for your next adventure, this 2-bedroom, 1-bath property is packed with opportunity. Whether you're searching for a full-time home, a weekend getaway, a hunting and fishing camp, or an investment, this place is ready for your vision. Start your mornings in the bright sunroom with a cup of coffee while watching the day wake up around you. Outside, you'll find a spacious yard with mature landscaping and blooming flowers, offering plenty of room for gatherings, gardening, pets, or simply enjoying the country air. The insulated backyard shed is a standout feature, complete with electricity, built-in workbenches, and a ramp. It's the perfect spot for projects and hobbies, or for storing your ATV, motorcycle, fishing gear, hunting equipment, mower, or other outdoor toys. Located in the heart of Hyde County, this property puts some of eastern North Carolina's best outdoor recreation right at your fingertips. Enjoy world-class hunting, fishing, crabbing, boating, and birdwatching, with public boat ramps nearby and easy access to the Swan Quarter-Ocracoke Ferry. Whether you're heading out on the water before sunrise or spending the day exploring the coast, you'll appreciate having a place to come back to and make your own.

15. 2026-06-01
    listed $105,000 Active 1 DOM

    Show marketing remark (1281 chars)

    If you're looking for a place to call home base for your next adventure, this 2-bedroom, 1-bath property is packed with opportunity. Whether you're searching for a full-time home, a weekend getaway, a hunting and fishing camp, or an investment, this place is ready for your vision. Start your mornings in the bright sunroom with a cup of coffee while watching the day wake up around you. Outside, you'll find a spacious yard with mature landscaping and blooming flowers, offering plenty of room for gatherings, gardening, pets, or simply enjoying the country air. The insulated backyard shed is a standout feature, complete with electricity, built-in workbenches, and a ramp. It's the perfect spot for projects and hobbies, or for storing your ATV, motorcycle, fishing gear, hunting equipment, mower, or other outdoor toys. Located in the heart of Hyde County, this property puts some of eastern North Carolina's best outdoor recreation right at your fingertips. Enjoy world-class hunting, fishing, crabbing, boating, and birdwatching, with public boat ramps nearby and easy access to the Swan Quarter-Ocracoke Ferry. Whether you're heading out on the water before sunrise or spending the day exploring the coast, you'll appreciate having a place to come back to and make your own.

ⓘ 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: $685 · $57/mo
• Projected year-2 tax: $861 · $72/mo
• Expected delta: +$176/yr (+$15/mo · 25.7%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,856
• − Mortgage interest: −$5,882
• − Property taxes: −$685
• − Insurance: −$1,322
• − Repairs & maintenance: −$948
• − Management: −$948
• − Depreciation: −$3,055
• Taxable loss: −$985
• Est. tax savings @ 24.0%: +$236
• After-tax cash flow: $987/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: Hyde County Schools
• NCES district ID: 3702280
• Math proficiency: 36% ▲ 1.00%
• Reading proficiency: 47% ▲ 4.00%
• Median HH income: $41,288
• Composite: 34.86/100
• National rank: #5089
• State rank: #107 of 178 in NC

Livability — Swan Quarter

• Score: 66/100
• State rank: #286
• US rank: #12268

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 949

Population outlook (Hyde County) Hauer SSP2

• Today (2025): 5,182 people
• By 2030: 4,962 · -4.2%
• By 2040: 4,409 · -14.9%
• By 2050: 3,987 · -23.1%
• By 2075: 3,401 · -34.4%
• By 2100: 2,717 · -47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 22% Two or more races 14%
• Common ancestry: Italian 7% Slovak 2%

Political lean MEDSL · Hyde

• 2024 margin: Strong R (+22.1) · D 38.5% · R 60.6%
• 2008→2024 swing: -23.3pp toward R · 2008: 1.2pp · 2024: -22.1pp
• All cycles: 2024: R+22.1 2020: R+14.9 2016: R+14.0 2012: R+1.1 2008: D+1.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.07%
• Current HPI: 188.7014
• 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

+775.0% since first listed

4 events — show timeline

• 2026-06-01 Listed $105,000 Hive MLS
• 2026-06-01 Listed $105,000 OBMLS
• 2014-07-11 Sold (Public Records) $40,000 Public Records
• 1999-10-07 Sold (Public Records) $12,000 Public Records

Property tax history

+14.5%/yr

Latest (2025): $685 · +0.0% YoY. Source: county tax records.