316 Starky Dr · Richlands, NC 28574

$210,000

3 bd · 2.0 ba · 1,838 sqft · SingleFamily public records · 14 Days on market

Built 2012 1.49 ac lot Est $320k · 34% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.5/30.0
• DSCR +4.1/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ON YOUR MARK. .SET. .GO!! This country charmer has new flooring in the living room & master bedroom and is MOVE IN READY!! Enter the home to a large family room with an attractive trey ceiling and sliding glass doors leading out to the back deck. Laundry room is off of the LARGE open kitchen that includes TONS of cabinets & countertop space, as well as stainless appliances. This home is not only great for entertaining, but the master suite takes the trophy for details and comfort: Dual sinks, his/her walk in closets, soaking tub, trey ceiling, and even a reading nook! Bonus room upstairs can be used as 4th bedroom, office, home theatre, or rec room! Play set conveys on the 1.49 acre lot! Located on a cul-de-sac, you should probably act fast before it is going once, going twice. .. .. gone!

Key facts

• 1.49 acre lot
• 2 garage spots
• Built 2012

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $9 ($106/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 $167k (20.3% below list).
• Recommended offer: $167k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.0% in Richlands — 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 69/100 on livability (#151 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment 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: Richlands Elementary (math 44% / reading 40%, grade F, #633 of 1,410 statewide, top 48%, 642 students, 52% FRL); Trexler Middle (math 37% / reading 46%, grade F, #206 of 475 statewide, top 44%, 825 students, 45% FRL); Richlands High (math 52% / reading 67%, grade C+, #216 of 535 statewide, top 43%, 960 students, 40% FRL).
• Market conditions: 204 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,315 (20.3% 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: 0.80% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.18%
• DSCR: 1.01
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $319,812
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Starky Dr	0.13mi	3/2.5	1,909 (+4%)	1mo	$314,900	$165	85
101 Dole Ct	0.25mi	3/2.5	1,819 (-1%)	2mo	$320,000	$176	83
105 Dole Ct	0.27mi	3/2.5	1,907 (+4%)	3mo	$314,900	$165	77
252 Deer Haven Dr	0.20mi	3/2.5	1,906 (+4%)	11mo	$309,900	$163	73
414 Wade Dr	0.07mi	3/2.0	1,603 (-13%)	3mo	$312,900	$195	73
107 Killis Blvd	0.64mi	3/2.0	1,727 (-6%)	3mo	$299,500	$173	58
308 Boss Ct	0.44mi	3/2.0	1,588 (-14%)	9mo	$277,000	$174	50
519 Huffmantown Rd	0.66mi	3/2.5	1,971 (+7%)	8mo	$315,000	$160	48
505 Spiro Ct	0.53mi	3/2.0	1,640 (-11%)	11mo	$283,000	$173	48
251 Cavanaughtown Rd	0.69mi	3/2.0	1,706 (-7%)	12mo	$315,200	$185	46
105 Killis Blvd	0.66mi	3/2.0	1,642 (-11%)	11mo	$291,000	$177	43
247 Cavanaughtown Rd	0.69mi	4/2.0 (+1)	1,581 (-14%)	2mo	$308,000	$195	38

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-33,525
• Equity at exit: $31,312

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-28,711
• Equity at exit: $18,157

Cash invested: $58,800 (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 →

ZIP-level market 28574

• Home prices YoY: -8.9%
• Active inventory: 204
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,673 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$124 /mo · $1,490/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $9

Break-even live

Break-even rent $1,662

Max offer price $210,000

Occupancy floor 94%

Sensitivity live

Price	-10% $128	-5% $68	+0% $9	+5% $-51	+10% $-110
Rent	-10% $-123	-5% $-57	+0% $9	+5% $75	+10% $141
Rate	-1.0pp $115	-0.5pp $62	base $9	+0.5pp $-46	+1.0pp $-101

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-01-22
   status Pending
2. 2026-01-07
   listed $210,000 Active
3. 2024-12-06
   soldstatus $260,000
4. 2019-04-29
   soldstatus $178,000 812-char remark

   Show marketing remark (812 chars)

   ON YOUR MARK. .SET. .GO!! This country charmer has new flooring in the living room & master bedroom and is MOVE IN READY!! Enter the home to a large family room with an attractive trey ceiling and sliding glass doors leading out to the back deck. Laundry room is off of the LARGE open kitchen that includes TONS of cabinets & countertop space, as well as stainless appliances. This home is not only great for entertaining, but the master suite takes the trophy for details and comfort: Dual sinks, his/her walk in closets, soaking tub, trey ceiling, and even a reading nook! Bonus room upstairs can be used as 4th bedroom, office, home theatre, or rec room! Play set conveys on the 1.49 acre lot! Located on a cul-de-sac, you should probably act fast before it is going once, going twice. .. .. gone!

5. 2019-04-29
   soldstatus $178,000

   Show marketing remark (812 chars)

   ON YOUR MARK. .SET. .GO!! This country charmer has new flooring in the living room & master bedroom and is MOVE IN READY!! Enter the home to a large family room with an attractive trey ceiling and sliding glass doors leading out to the back deck. Laundry room is off of the LARGE open kitchen that includes TONS of cabinets & countertop space, as well as stainless appliances. This home is not only great for entertaining, but the master suite takes the trophy for details and comfort: Dual sinks, his/her walk in closets, soaking tub, trey ceiling, and even a reading nook! Bonus room upstairs can be used as 4th bedroom, office, home theatre, or rec room! Play set conveys on the 1.49 acre lot! Located on a cul-de-sac, you should probably act fast before it is going once, going twice. .. .. gone!

6. 2019-03-28
   listed $178,000 812-char remark

   Show marketing remark (812 chars)

   ON YOUR MARK. .SET. .GO!! This country charmer has new flooring in the living room & master bedroom and is MOVE IN READY!! Enter the home to a large family room with an attractive trey ceiling and sliding glass doors leading out to the back deck. Laundry room is off of the LARGE open kitchen that includes TONS of cabinets & countertop space, as well as stainless appliances. This home is not only great for entertaining, but the master suite takes the trophy for details and comfort: Dual sinks, his/her walk in closets, soaking tub, trey ceiling, and even a reading nook! Bonus room upstairs can be used as 4th bedroom, office, home theatre, or rec room! Play set conveys on the 1.49 acre lot! Located on a cul-de-sac, you should probably act fast before it is going once, going twice. .. .. gone!

7. 2013-05-23
   soldstatus $167,000 792-char remark

   Show marketing remark (792 chars)

   READY FOR YOU TO MOVE IN! The Shelly B Plan is a 3 Bedroom, 2 Bath house with a Finished Bonus Room and sits on a huge lot. It has a large kitchen with an open pass through window. Grand size living room open to dining room and kitchen. Master bedroom suite is private with a tray ceiling & ceiling fan, plus master bathroom with garden tub and separate shower, double sink vanity and his & her walk-in closets. Covered front and back porch. Drawings are artist renderings and not 100% accurate. Builder reserves the right to make changes as he deems necessary. Builder is related to Listing agent. Builder will contribute UP TO $3000. of Buyer''s Closing Costs with a Full Price Offer. Preferred Lender is offering up to 1% of the Buyer''s Closing Costs. Call today for more details.

8. 2012-10-08
   listed $167,000 792-char remark

   Show marketing remark (792 chars)

   READY FOR YOU TO MOVE IN! The Shelly B Plan is a 3 Bedroom, 2 Bath house with a Finished Bonus Room and sits on a huge lot. It has a large kitchen with an open pass through window. Grand size living room open to dining room and kitchen. Master bedroom suite is private with a tray ceiling & ceiling fan, plus master bathroom with garden tub and separate shower, double sink vanity and his & her walk-in closets. Covered front and back porch. Drawings are artist renderings and not 100% accurate. Builder reserves the right to make changes as he deems necessary. Builder is related to Listing agent. Builder will contribute UP TO $3000. of Buyer''s Closing Costs with a Full Price Offer. Preferred Lender is offering up to 1% of the Buyer''s Closing Costs. Call today for more details.

ⓘ 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: $1,490 · $124/mo
• Projected year-2 tax: $1,722 · $144/mo
• Expected delta: +$232/yr (+$19/mo · 15.6%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,078
• − Mortgage interest: −$11,763
• − Property taxes: −$1,490
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,606
• − Management: −$1,606
• − Depreciation: −$6,109
• Taxable loss: −$3,547
• Est. tax savings @ 24.0%: +$851
• After-tax cash flow: $957/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: 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

Livability — Richlands

• Score: 69/100
• State rank: #151
• US rank: #8426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Onslow County · 164,453 people
• City population: 20,990
• Metro: Jacksonville, NC
• Population (ZIP): 20,990
• Household income: $67,416
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 287.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 13% Hispanic / Latino 8% Black 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -21.07%
• Current HPI: 215.4574
• Rent YoY: —
• 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

Price history

+25.7% since first listed

8 events — show timeline

• 2026-01-22 Pending — Hive MLS
• 2026-01-07 Listed $210,000 Hive MLS
• 2024-12-06 Sold (Public Records) $260,000 Public Records
• 2019-04-29 Sold (Public Records) $178,000 Public Records
• 2019-04-29 Sold (MLS) $178,000 Hive MLS
• 2019-03-28 Listed $178,000 Hive MLS
• 2013-05-23 Sold (MLS) $167,000 Hive MLS
• 2012-10-08 Listed $167,000 Hive MLS

Property tax history

+3.4%/yr

Latest (2025): $1,490 · +0.0% YoY. Source: county tax records.