122 Woodbrook Dr · Piney Green, NC 28544

$214,900

3 bd · 2.0 ba · 1,782 sqft · Manufactured public records · 3 Days on market

Built 1989 0.34 ac lot Est $208k · at est.

---

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).

• Appreciation +9.1/10.0
• Cash flow +8.9/30.0
• ARV discount +6.1/15.0
• Schools +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0

Listing remarks

Space, updates, and a convenient location make this Midway Park home a must-see! Offering nearly 1,800 heated square feet, this 3-bedroom, 2-bath home features a spacious layout and numerous updates, including the roof, plumbing, flooring, water heater, interior paint, and more. Situated on a permanent foundation as real property and located just minutes from Camp Lejeune, shopping, dining, and schools, this home is ready for its next owner. FHA and VA financing eligible.

Key facts

• Permanent foundation
• Numerous updates
• 0.34 acre lot

Tags

• NUMEROUS UPDATES
• PERMANENT FOUNDATION
• MINUTES FROM CAMP LEJEUNE
• SHOPPING DINING AND SCHOOLS

Property features AI

Finance

• Other: Zoning: R-8M

Exterior

• Parking: Off-street paved parking
• Utilities: Water available; Septic tank
• Home design: Manufactured home; Single-story (one level); Entry level: 1
• Construction: Vinyl siding; Frame construction; Crawl space foundation
• Exterior features: Porch; Shingle roof; Has a view; Paved road access

Interior

• Kitchen: Electric oven; Electric cooktop; Refrigerator; Dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Ceiling fans; Eat-in kitchen; Window coverings; Unfurnished
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $215k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (22.7% below list).
• Recommended offer: $166k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.6% in Piney Green — 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 60/100 on livability (#524 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, amenities 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: Hunters Creek Elementary (math 27% / reading 35%, grade F, #954 of 1,410 statewide, top 68%, 653 students, 67% FRL); Hunters Creek Middle (math 32% / reading 44%, grade F, #251 of 475 statewide, top 54%, 922 students, 55% FRL); White Oak High (math 57% / reading 54%, grade C, #265 of 535 statewide, top 50%, 1,207 students, 49% FRL) — zoned schools average 57% FRL vs 37% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.4%/yr); 31 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,246 units permitted in Onslow County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k appreciation (8.2% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 16y 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.
• Current owner paid $57k; list at $215k implies a 277% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,023 (22.7% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is D 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?
5. 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?
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: 0.77% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.46%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $208,494
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Harbord Dr	0.13mi	3/2.0	1,550 (-13%)	14mo	$182,000	$117	61

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.15% appreciation · 1.43% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 2.28×
• Total profit: $76,932
• Equity at exit: $165,409

10-year hold

• IRR: 16.0%
• Equity multiple: 4.76×
• Total profit: $226,539
• Equity at exit: $330,402

Cash invested: $60,172 (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 28544

• Home prices YoY: 4.2%
• Rents YoY: 1.4%
• Active inventory: 31
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,660 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,224/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-174

Break-even live

Break-even rent $1,880

Max offer price $189,788

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-99	+0% $-174	+5% $-248	+10% $-322
Rent	-10% $-305	-5% $-239	+0% $-174	+5% $-108	+10% $-42
Rate	-1.0pp $-65	-0.5pp $-119	base $-174	+0.5pp $-229	+1.0pp $-286

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Yorktown Ln Unit 2001-3H1 Midway Park, NC	3.0	3.0	1544	$1,625	$1.05	23d	1	0.29mi
1000 Yorktown Ln Jacksonville, NC	3.0	3.0	1544	$1,625	$1.05	15d	1	0.37mi
210 Boyington Place Rd Midway Park, NC	3.0	2.5	1590	$1,650	$1.04	15d	1	1.18mi

Listing history 3 events

1. 2026-06-21
   days on market $214,900 Active 3 DOM
2. 2026-06-18
   remarks 477-char remark
3. 2026-06-18
   listed $214,900 Active 1 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,923
• − Mortgage interest: −$12,038
• − Property taxes: −$3,224
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$6,252
• Taxable loss: −$5,852
• Est. tax savings @ 24.0%: +$1,405
• After-tax cash flow: $-678/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 — Piney Green

• Score: 60/100
• State rank: #524
• US rank: #19401

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Piney Green, NC
• County: Onslow County · 164,453 people
• Metro: Jacksonville, NC
• Population (ZIP): 4,386
• Household income: $52,354
• Rent vs Own: 65.4% rent · 34.6% own
• Severe rent burden: 291.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 44% Two or more races 20% Black 20% Hispanic / Latino 20%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Serbian 3% Romanian 3% Scandinavian 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 87% English-only · Spanish 11% Other Asian/Pacific 1%

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: ▲ 8.15%
• Current HPI: 203.4839
• Rent YoY: ▲ 1.43%
• 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

+258.2% since first listed

23 events — show timeline

• 2026-06-17 Listed $214,900 Hive MLS
• 2016-09-10 Listing Removed — Hive MLS
• 2016-08-31 Listing Removed — Hive MLS
• 2016-02-23 Listed $69,000 Hive MLS
• 2016-02-16 Listed $69,000 Hive MLS
• 2015-04-27 Sold (Public Records) $57,000 Public Records
• 2014-06-20 Sold (Public Records) $50,000 Public Records
• 2014-06-18 Sold (MLS) $49,900 Hive MLS
• 2014-06-18 Sold (MLS) $49,900 Hive MLS
• 2014-03-31 Listing Removed — Hive MLS
• 2013-08-27 Listed $49,900 Hive MLS
• 2013-08-27 Listed $49,900 Hive MLS
• 2013-08-27 Listed $49,900 Hive MLS
• 2013-08-26 Listing Removed — Hive MLS
• 2013-05-30 Listed $89,900 Hive MLS
• 2011-06-30 Listing Removed — Hive MLS
• 2011-04-01 Listed $39,900 Hive MLS
• 2011-01-21 Listing Removed — Hive MLS
• 2011-01-19 Listing Removed — Hive MLS
• 2010-12-26 Listed $44,900 Hive MLS
• 2010-12-24 Listed $44,900 Hive MLS
• 2010-12-09 Listing Removed — Hive MLS
• 2010-07-20 Listed $60,000 Hive MLS

Property tax history

-3.5%/yr

Latest (2025): $273 · +0.0% YoY. Source: county tax records.