2000 New River Inlet Rd Unit 3313 · North Topsail Beach, NC 28460

$269,000

2 bd · 2.0 ba · 1,010 sqft · Condo · 128 Days on market

Built 1986 Good condition $266/sqft · 19% below area Est $331k · 19% under $1141/mo HOA · 60% of rent

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Why this score? — see what drove the F 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
• Schools +5.9/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• 1% rule +2.1/10.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

ATTENTION! PRICE REDUCTION!! This us a great deal!! Come and start enjoying life ''Island Style!'' This 2 bedroom 2 bath OCEANFRONT condo is calling your name!! If you are looking for a beach rental, a second home or fulltime living, this is the condo for you! No yard work! No pool cleaning! No driving for a work out! No driving for dinner! Going to the beach anytime without looking for and paying for a parking space! Going to sleep at night with roar of the ocean lulling you to sleep! You can have and enjoy all this and more! This condo has rental income, !

Key facts

• Oceanfront condo
• Peaceful views
• Beach access

Tags

• OCEANFRONT CONDO
• BEACH ACCESS
• RENTAL INCOME
• PEACEFUL VIEWS
• COMPLETELY FURNISHED

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $269k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (28.8% below list).
• Recommended offer: $192k (28.8% below list) — sets the bar for 1% rule.
• Cap rate -0.3% vs local median 0.1% in North Topsail Beach — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 63/100 on livability (#424 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+; Watch: health & safety 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: Coastal Elementary (822 students, 31% FRL); Dixon Middle (math 49% / reading 53%, grade C, #106 of 475 statewide, top 22%, 948 students, 39% FRL); Dixon High (math 62% / reading 72%, grade B, #142 of 535 statewide, top 28%, 1,149 students, 33% FRL) — zoned schools at 34% FRL track the district average.
• Zoned-school proficiency averages 59% at this address vs 46% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Onslow County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+5.7%/yr); 687 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $51k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 60% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $191,655 (28.8% 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 128 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.71% ✗
• Cap rate: -0.34%
• Cash-on-cash: -23.67%
• DSCR: -0.05
• GRM: 11.7

CMA / ARV

• ARV (median comp): $330,754
• List price: $269,000
• Delta: -18.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2000 New River Inlet Rd Unit 1305	0.00mi	2/2.0	1,010 (0%)	4mo	$217,000	$215	97
2000 New River Inlet Rd Unit 3105	0.01mi	2/2.0	1,010 (0%)	4mo	$225,000	$223	97
2000 New River Inlet Road 1404 Unit 1404	0.08mi	2/2.0	1,010 (0%)	4mo	$280,000	$277	93
1983 New River Inlet Rd	0.09mi	2/1.5	1,014 (+0%)	1mo	$385,000	$380	92
1866 New River Inlet Rd Unit 3414c	0.31mi	2/2.0	961 (-5%)	5mo	$417,500	$434	73
1866 New River Inlet Rd Unit 3108c	0.31mi	2/2.0	904 (-10%)	2mo	$295,000	$326	66
2000 New River Inlet Rd Unit 1508	0.01mi	3/2.0 (+1)	1,222 (+21%)	4mo	$500,000	$409	66
1896 New River Inlet Inlt #1412	0.23mi	2/2.0	1,229 (+22%)	0mo	$416,000	$338	64
1840 New River Inlet Rd #2308	0.39mi	2/2.0	904 (-10%)	3mo	$375,000	$415	62
1436 New River Inlet Rd	1.31mi	2/2.0	1,012 (+0%)	4mo	$460,000	$455	61
1822 New River Inlet Rd Unit 1305a	0.42mi	2/2.0	904 (-10%)	5mo	$370,000	$409	59
2210 New River Inlet Rd Unit 251	0.40mi	2/2.0	840 (-17%)	2mo	$160,000	$190	55

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 · 5.68% rent growth · sell at horizon

5-year hold

• IRR: -80.4%
• Equity multiple: -1.11×
• Total profit: $-159,097
• Equity at exit: $40,109

10-year hold

• IRR: —
• Equity multiple: -2.56×
• Total profit: $-268,347
• Equity at exit: $23,258

Cash invested: $75,320 (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 →

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Median asking: $338,000 ($335/sqft)
• Median days on market: 84 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -2.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 28460

• Rents YoY: 5.7%
• Active inventory: 687
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,917 medium
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,141
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-1,912

Break-even live

Break-even rent $4,337

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-1,727	-5% $-1,820	+0% $-1,912	+5% $-2,005	+10% $-2,098
Rent	-10% $-2,064	-5% $-1,988	+0% $-1,912	+5% $-1,837	+10% $-1,761
Rate	-1.0pp $-1,777	-0.5pp $-1,844	base $-1,912	+0.5pp $-1,982	+1.0pp $-2,053

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: $67,250
• Closing costs: $8,070
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 New River Inlet Rd Unit 1511 North Topsail Beach, NC	2.0	2.0	1010	$1,600	$1.58	5d	1	0.01mi
202 Bayview Dr N Topsail Beach, NC	2.0	1.5	960	$2,200	$2.29	5d	1	0.08mi
177 Sea Gull Ln N Topsail Beach, NC	3.0	2.0	1012	$2,300	$2.27	116d	1	0.47mi

Property features AI

Finance

• Other: Community poolStreet lights
• HOA & community: Homeowners associationAssociation amenities include barbecue, beach access/rights, cabana, elevators, fitness center, game room, grounds and structure maintenance, management, trash service, water, cable TV, and sport courtAssociation fee charged annually

Exterior

• Parking: On-site paved parking lot
• Utilities: Public waterSewer connectedWater connected
• Home design: Condominium (Residential)One levelEntry on level 3Five total stories
• Construction: Tile roofFoundation on pillars/posts/piersConstruction materials: see remarks
• Exterior features: BalconyCovered patio/porchOceanfront with beach accessHas a viewNo fencing

Interior

• Kitchen: Electric ovenRefrigeratorDishwasher
• Bedrooms: Total of 5 rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pumpElectric heatingForced air heatingCentral air conditioning
• Interior features: Ceiling fansWindow coveringsFurnished
• Laundry & utility: Electric water heater

HOA detail $1,141/mo · $13,692/yr condo

• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-24
   days on market $269,000 Active 128 DOM
2. 2026-09-22
   days on market $269,000 Active 127 DOM
3. 2026-09-20
   days on market $269,000 Active 125 DOM
4. 2026-09-18
   days on market $269,000 Active 123 DOM
5. 2026-09-17
   days on market $269,000 Active 122 DOM
6. 2026-09-16
   days on market $269,000 Active 121 DOM
7. 2026-09-15
   days on market $269,000 Active 120 DOM
8. 2026-09-14
   days on market $269,000 Active 119 DOM
9. 2026-09-13
   days on market $269,000 Active 118 DOM
10. 2026-09-12
    days on market $269,000 Active 117 DOM
11. 2026-09-11
    days on market $269,000 Active 116 DOM
12. 2026-09-05
    days on market $269,000 Active 110 DOM
13. 2026-09-04
    days on market $269,000 Active 109 DOM
14. 2026-09-03
    pricedays on market $269,000 Active 108 DOM
15. 2026-08-31
    days on market $279,999 Active 105 DOM
16. 2026-08-30
    days on market $279,999 Active 104 DOM
17. 2026-08-29
    days on market $279,999 Active 103 DOM
18. 2026-08-28
    days on market $279,999 Active 102 DOM
19. 2026-08-27
    days on market $279,999 Active 101 DOM
20. 2026-08-26
    days on market $279,999 Active 100 DOM
21. 2026-08-25
    pricedays on market $279,999 Active 99 DOM
22. 2026-08-24
    days on market $300,000 Active 98 DOM
23. 2026-08-23
    days on market $300,000 Active 97 DOM
24. 2026-08-22
    days on market $300,000 Active 96 DOM
25. 2026-08-21
    days on market $300,000 Active 95 DOM
26. 2026-08-20
    days on market $300,000 Active 94 DOM
27. 2026-08-19
    days on market $300,000 Active 93 DOM
28. 2026-08-18
    days on market $300,000 Active 92 DOM
29. 2026-08-17
    days on market $300,000 Active 91 DOM
30. 2026-08-16
    days on market $300,000 Active 90 DOM
31. 2026-08-15
    days on market $300,000 Active 89 DOM
32. 2026-08-14
    days on market $300,000 Active 88 DOM
33. 2026-08-13
    days on market $300,000 Active 87 DOM
34. 2026-08-12
    days on market $300,000 Active 86 DOM
35. 2026-08-11
    days on market $300,000 Active 85 DOM
36. 2026-08-10
    days on market $300,000 Active 84 DOM
37. 2026-08-09
    days on market $300,000 Active 83 DOM
38. 2026-08-08
    days on market $300,000 Active 82 DOM
39. 2026-08-07
    days on market $300,000 Active 81 DOM
40. 2026-08-06
    days on market $300,000 Active 80 DOM
41. 2026-08-05
    days on market $300,000 Active 79 DOM
42. 2026-08-04
    days on market $300,000 Active 78 DOM
43. 2026-08-03
    days on market $300,000 Active 77 DOM
44. 2026-07-31
    days on market $300,000 Active 74 DOM
45. 2026-07-29
    days on market $300,000 Active 72 DOM
46. 2026-07-27
    days on market $300,000 Active 70 DOM
47. 2026-07-25
    days on market $300,000 Active 68 DOM
48. 2026-07-23
    days on market $300,000 Active 66 DOM
49. 2026-07-22
    days on market $300,000 Active 65 DOM
50. 2026-07-21
    pricedays on market $300,000 Active 64 DOM

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,999
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$6,464
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − HOA: −$13,692
• − Depreciation: −$7,825
• Taxable loss: −$27,765
• Est. tax savings @ 24.0%: +$6,664
• After-tax cash flow: $-16,286/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $5,050–$15,150 screening

This oceanfront condo is in good condition with a good location and a good ROI. It has a good view and a good layout.

Value-add opportunities

• Both beachfront view — attracts both buyers and renters ↑
• Resale modern kitchen appliances — appeals to buyers ↑
• Both landscaping improvements — enhances curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 59/100

Zoned Schools

Elementary Coastal Elementary Middle Dixon Middle C NC #106/475 Nat'l #3,276/14,009 High Dixon High B NC #142/535 Nat'l #2,514/17,239

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

C Composite livability gradescore 63/100

Livability — North Topsail Beach

• Score: 63/100
• State rank: #424
• US rank: #15770

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Topsail Beach, NC
• County: Onslow County · 189,789 people
• Metro: Jacksonville, NC
• Population (ZIP): 13,532
• Household income: $88,908
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 2% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 13% Hispanic / Latino 9% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Dominican 2%
• Common ancestry: Lithuanian 3% Romanian 2% Portuguese 2%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 1%

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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: ▼ -162.21%
• Current HPI: 176.3461
• Rent YoY: ▲ 5.68%
• Metro: Jacksonville, NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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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

Property features AI

Finance

• Other: Community poolStreet lights
• HOA & community: Homeowners associationAssociation amenities include barbecue, beach access/rights, cabana, elevators, fitness center, game room, grounds and structure maintenance, management, trash service, water, cable TV, and sport courtAssociation fee charged annually

Exterior

• Parking: On-site paved parking lot
• Utilities: Public waterSewer connectedWater connected
• Home design: Condominium (Residential)One levelEntry on level 3Five total stories
• Construction: Tile roofFoundation on pillars/posts/piersConstruction materials: see remarks
• Exterior features: BalconyCovered patio/porchOceanfront with beach accessHas a viewNo fencing

Interior

• Kitchen: Electric ovenRefrigeratorDishwasher
• Bedrooms: Total of 5 rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pumpElectric heatingForced air heatingCentral air conditioning
• Interior features: Ceiling fansWindow coveringsFurnished
• Laundry & utility: Electric water heater

Price history

+28.2% since first listed

8 events — show timeline

• 2026-07-20 Price Changed $300,000 Hive MLS
• 2026-05-16 Listed $320,000 Hive MLS
• 2026-01-31 Listing Removed — Hive MLS
• 2025-07-27 Listed $340,000 Hive MLS
• 2020-12-31 Listing Removed — Hive MLS
• 2020-09-19 Listed $249,000 Hive MLS
• 2020-05-15 Listing Removed — Hive MLS
• 2019-05-13 Listed $234,000 Hive MLS