206 Pinto Pl · Half Moon, NC 28546

$268,000

4 bd · 2.0 ba · 2,052 sqft · Manufactured public records · 112 Days on market

Built 2005 1.00 ac lot Est $232k · 16% over

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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).

• Cash flow +14.4/30.0
• DSCR +4.4/10.0
• Schools +3.9/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

With a little bit of vision, you can see how incredible this home will be! Sellers will be installing new carpet and new vinyl flooring throughout prior to closing. So if you're looking for space, both inside and out, don't pass this home by. When you walk in, you're greeted by the primary living room. Beyond the living room is the open dining space and large kitchen with ample cabinetry and island with bar seating. Past the kitchen you'll also find the laundry room and a large storage closet that would make a perfect pantry! To the left of the dining and kitchen area is the den. That's right. .. there are two living rooms! This home has a split floor plan, with the master suite settled on the right side of the home. The master suite boasts an additional space that would make a perfect office, nursery, reading nook. .. the possibilities are endless! It also has a private bathroom with double vanity, linen closet, stand up shower, corner tub, and large walk-in closet. On the left side of the home are three spare bedrooms and a second full bathroom with double vanity. If you enjoy being outdoors, there's a large screened in porch on the back of the home, and the back yard is privacy fenced. A little bit of vision and a little bit of elbow grease will make this home truly incredible! Come see the potential today!

Key facts

• Expansive lot
• Outdoor entertaining
• New flooring

Tags

• UPDATED KITCHEN
• NEW FLOORING
• EXPANSIVE LOT
• OUTDOOR ENTERTAINING
• LARGE LIVING ROOM
• COMBINATION DINING ROOM

Property features AI

Finance

• HOA & community: No association amenities; Association fees billed annually

Exterior

• Parking: Gravel parking
• Utilities: Well water; Septic tank
• Home design: Manufactured home (residential); One story; Entry level 1; Frame construction with vinyl siding
• Construction: Vinyl siding; Frame construction; Shingle roof; Crawl space foundation
• Exterior features: Deck; Enclosed porch; Screened porch; Back yard wood fencing; Shingle roof; Has a view

Interior

• Kitchen: Electric oven; Refrigerator; Dishwasher; Vented exhaust fan
• Bedrooms: Master downstairs
• Flooring: See remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Master suite on the main level; Walk-in closet(s); Kitchen island; Ceiling fan(s); Pantry; Window coverings
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $268k.

Deal economics

• At list price, monthly cash flow is $53 ($635/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 $209k (22.1% below list).
• Recommended offer: $209k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.4% in Half Moon — 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 59/100 on livability (#552 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, 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: Stateside Elementary (math 43% / reading 46%, grade F, #574 of 1,410 statewide, top 43%, 564 students, 41% FRL); Jacksonville Commons Middle (math 39% / reading 47%, grade D-, #191 of 475 statewide, top 41%, 1,011 students, 64% FRL); Northside High (math 67% / reading 55%, grade C+, #202 of 535 statewide, top 39%, 1,097 students, 54% FRL) — zoned schools average 53% FRL vs 37% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 612 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,246 units permitted in Onslow County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 112 days — a 9% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 $162k; list at $268k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% chance of damaging wind over 30y; major 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 $208,721 (22.1% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.78% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.85%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $231,876
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
287 Brothers Ln	0.06mi	4/2.5	2,263 (+10%)	3mo	$255,000	$113	76

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-38,361
• Equity at exit: $39,960

10-year hold

• IRR: -4.3%
• Equity multiple: 0.71×
• Total profit: $-21,968
• Equity at exit: $23,172

Cash invested: $75,040 (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 28546

• Home prices YoY: -19.3%
• Rents YoY: 3.9%
• Active inventory: 612
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,087 medium
• Mortgage (P&I): −$1,405
• Tax from tax record: −$79 /mo · $947/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$438
• Net cashflow: $53

Break-even live

Break-even rent $2,020

Max offer price $268,000

Occupancy floor 92%

Sensitivity live

Price	-10% $205	-5% $129	+0% $53	+5% $-23	+10% $-99
Rent	-10% $-112	-5% $-30	+0% $53	+5% $135	+10% $218
Rate	-1.0pp $188	-0.5pp $121	base $53	+0.5pp $-17	+1.0pp $-87

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: $67,000
• Closing costs: $8,040
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Yearling Loop Jacksonville, NC	3.0	2.5	1500	$2,050	$1.37	22d	1	0.93mi
400 Bulrush Ct Jacksonville, NC	4.0	2.5	2160	$2,200	$1.02	15d	1	1.13mi

Listing history 34 events

1. 2026-06-21
   days on market $268,000 Active 112 DOM
2. 2026-06-19
   days on market $268,000 Active 110 DOM
3. 2026-06-18
   days on market $268,000 Active 109 DOM
4. 2026-06-17
   days on market $268,000 Active 108 DOM
5. 2026-06-16
   days on market $268,000 Active 107 DOM
6. 2026-06-15
   days on market $268,000 Active 106 DOM
7. 2026-06-14
   days on market $268,000 Active 104 DOM
8. 2026-06-13
   days on market $268,000 Active 103 DOM
9. 2026-06-10
   days on market $268,000 Active 101 DOM
10. 2026-06-09
    days on market $268,000 Active 100 DOM
11. 2026-06-09
    days on market $268,000 Active 99 DOM
12. 2026-06-07
    days on market $268,000 Active 98 DOM
13. 2026-06-03
    days on market $268,000 Active 94 DOM
14. 2026-06-02
    days on market $268,000 Active 93 DOM
15. 2026-06-01
    days on market $268,000 Active 92 DOM
16. 2026-05-31
    days on market $268,000 Active 91 DOM
17. 2026-05-30
    days on market $268,000 Active 90 DOM
18. 2026-05-21
    status Active
19. 2026-05-21
    price $268,000
20. 2026-05-12
    status Active
21. 2026-04-15
    status Pending
22. 2026-04-09
    price $276,999
23. 2026-03-14
    status Active
24. 2026-03-03
    status Pending
25. 2026-02-17
    price $277,500
26. 2026-01-13
    listed $278,000 Active
27. 2022-08-10
    soldstatus $162,500 Closed 1331-char remark

    Show marketing remark (1331 chars)

    With a little bit of vision, you can see how incredible this home will be! Sellers will be installing new carpet and new vinyl flooring throughout prior to closing. So if you're looking for space, both inside and out, don't pass this home by. When you walk in, you're greeted by the primary living room. Beyond the living room is the open dining space and large kitchen with ample cabinetry and island with bar seating. Past the kitchen you'll also find the laundry room and a large storage closet that would make a perfect pantry! To the left of the dining and kitchen area is the den. That's right. .. there are two living rooms! This home has a split floor plan, with the master suite settled on the right side of the home. The master suite boasts an additional space that would make a perfect office, nursery, reading nook. .. the possibilities are endless! It also has a private bathroom with double vanity, linen closet, stand up shower, corner tub, and large walk-in closet. On the left side of the home are three spare bedrooms and a second full bathroom with double vanity. If you enjoy being outdoors, there's a large screened in porch on the back of the home, and the back yard is privacy fenced. A little bit of vision and a little bit of elbow grease will make this home truly incredible! Come see the potential today!

28. 2022-08-10
    soldstatus $162,500

    Show marketing remark (1331 chars)

    With a little bit of vision, you can see how incredible this home will be! Sellers will be installing new carpet and new vinyl flooring throughout prior to closing. So if you're looking for space, both inside and out, don't pass this home by. When you walk in, you're greeted by the primary living room. Beyond the living room is the open dining space and large kitchen with ample cabinetry and island with bar seating. Past the kitchen you'll also find the laundry room and a large storage closet that would make a perfect pantry! To the left of the dining and kitchen area is the den. That's right. .. there are two living rooms! This home has a split floor plan, with the master suite settled on the right side of the home. The master suite boasts an additional space that would make a perfect office, nursery, reading nook. .. the possibilities are endless! It also has a private bathroom with double vanity, linen closet, stand up shower, corner tub, and large walk-in closet. On the left side of the home are three spare bedrooms and a second full bathroom with double vanity. If you enjoy being outdoors, there's a large screened in porch on the back of the home, and the back yard is privacy fenced. A little bit of vision and a little bit of elbow grease will make this home truly incredible! Come see the potential today!

29. 2022-07-15
    status Pending 1331-char remark

    Show marketing remark (1331 chars)

    With a little bit of vision, you can see how incredible this home will be! Sellers will be installing new carpet and new vinyl flooring throughout prior to closing. So if you're looking for space, both inside and out, don't pass this home by. When you walk in, you're greeted by the primary living room. Beyond the living room is the open dining space and large kitchen with ample cabinetry and island with bar seating. Past the kitchen you'll also find the laundry room and a large storage closet that would make a perfect pantry! To the left of the dining and kitchen area is the den. That's right. .. there are two living rooms! This home has a split floor plan, with the master suite settled on the right side of the home. The master suite boasts an additional space that would make a perfect office, nursery, reading nook. .. the possibilities are endless! It also has a private bathroom with double vanity, linen closet, stand up shower, corner tub, and large walk-in closet. On the left side of the home are three spare bedrooms and a second full bathroom with double vanity. If you enjoy being outdoors, there's a large screened in porch on the back of the home, and the back yard is privacy fenced. A little bit of vision and a little bit of elbow grease will make this home truly incredible! Come see the potential today!

30. 2022-07-08
    status Active 1331-char remark

    Show marketing remark (1331 chars)

    With a little bit of vision, you can see how incredible this home will be! Sellers will be installing new carpet and new vinyl flooring throughout prior to closing. So if you're looking for space, both inside and out, don't pass this home by. When you walk in, you're greeted by the primary living room. Beyond the living room is the open dining space and large kitchen with ample cabinetry and island with bar seating. Past the kitchen you'll also find the laundry room and a large storage closet that would make a perfect pantry! To the left of the dining and kitchen area is the den. That's right. .. there are two living rooms! This home has a split floor plan, with the master suite settled on the right side of the home. The master suite boasts an additional space that would make a perfect office, nursery, reading nook. .. the possibilities are endless! It also has a private bathroom with double vanity, linen closet, stand up shower, corner tub, and large walk-in closet. On the left side of the home are three spare bedrooms and a second full bathroom with double vanity. If you enjoy being outdoors, there's a large screened in porch on the back of the home, and the back yard is privacy fenced. A little bit of vision and a little bit of elbow grease will make this home truly incredible! Come see the potential today!

31. 2022-06-25
    status Pending 1331-char remark

    Show marketing remark (1331 chars)

    With a little bit of vision, you can see how incredible this home will be! Sellers will be installing new carpet and new vinyl flooring throughout prior to closing. So if you're looking for space, both inside and out, don't pass this home by. When you walk in, you're greeted by the primary living room. Beyond the living room is the open dining space and large kitchen with ample cabinetry and island with bar seating. Past the kitchen you'll also find the laundry room and a large storage closet that would make a perfect pantry! To the left of the dining and kitchen area is the den. That's right. .. there are two living rooms! This home has a split floor plan, with the master suite settled on the right side of the home. The master suite boasts an additional space that would make a perfect office, nursery, reading nook. .. the possibilities are endless! It also has a private bathroom with double vanity, linen closet, stand up shower, corner tub, and large walk-in closet. On the left side of the home are three spare bedrooms and a second full bathroom with double vanity. If you enjoy being outdoors, there's a large screened in porch on the back of the home, and the back yard is privacy fenced. A little bit of vision and a little bit of elbow grease will make this home truly incredible! Come see the potential today!

32. 2022-06-22
    listed $169,900 Active 1331-char remark

    Show marketing remark (1331 chars)

    With a little bit of vision, you can see how incredible this home will be! Sellers will be installing new carpet and new vinyl flooring throughout prior to closing. So if you're looking for space, both inside and out, don't pass this home by. When you walk in, you're greeted by the primary living room. Beyond the living room is the open dining space and large kitchen with ample cabinetry and island with bar seating. Past the kitchen you'll also find the laundry room and a large storage closet that would make a perfect pantry! To the left of the dining and kitchen area is the den. That's right. .. there are two living rooms! This home has a split floor plan, with the master suite settled on the right side of the home. The master suite boasts an additional space that would make a perfect office, nursery, reading nook. .. the possibilities are endless! It also has a private bathroom with double vanity, linen closet, stand up shower, corner tub, and large walk-in closet. On the left side of the home are three spare bedrooms and a second full bathroom with double vanity. If you enjoy being outdoors, there's a large screened in porch on the back of the home, and the back yard is privacy fenced. A little bit of vision and a little bit of elbow grease will make this home truly incredible! Come see the potential today!

33. 2009-10-07
    soldstatus $126,000
34. 2005-09-26
    soldstatus $110,000

ⓘ 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: $947 · $79/mo
• Projected year-2 tax: $2,198 · $183/mo
• Expected delta: +$1,251/yr (+$104/mo · 132.2%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,047
• − Mortgage interest: −$15,012
• − Property taxes: −$947
• − Insurance: −$1,340
• − Repairs & maintenance: −$2,004
• − Management: −$2,004
• − Depreciation: −$7,796
• Taxable loss: −$4,056
• Est. tax savings @ 24.0%: +$973
• After-tax cash flow: $1,609/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 — Half Moon

• Score: 59/100
• State rank: #552
• US rank: #20341

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Half Moon, NC
• County: Onslow County · 164,453 people
• Metro: Jacksonville, NC
• Population (ZIP): 47,256
• Household income: $63,561
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1830.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Black 18% Hispanic / Latino 16% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 1% Serbian 1% Slovak 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 8% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -50.75%
• Current HPI: 211.9993
• Rent YoY: ▲ 3.86%
• 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

+143.6% since first listed

17 events — show timeline

• 2026-05-21 Relisted — Hive MLS
• 2026-05-21 Price Changed $268,000 Hive MLS
• 2026-05-12 Relisted — Hive MLS
• 2026-04-15 Pending — Hive MLS
• 2026-04-09 Price Changed $276,999 Hive MLS
• 2026-03-14 Relisted — Hive MLS
• 2026-03-03 Pending — Hive MLS
• 2026-02-17 Price Changed $277,500 Hive MLS
• 2026-01-13 Listed $278,000 Hive MLS
• 2022-08-10 Sold (Public Records) $162,500 Public Records
• 2022-08-10 Sold (MLS) $162,500 Hive MLS
• 2022-07-15 Pending — Hive MLS
• 2022-07-08 Relisted — Hive MLS
• 2022-06-25 Pending — Hive MLS
• 2022-06-22 Listed $169,900 Hive MLS
• 2009-10-07 Sold (Public Records) $126,000 Public Records
• 2005-09-26 Sold (Public Records) $110,000 Public Records

Property tax history

+0.6%/yr

Latest (2025): $947 · +0.0% YoY. Source: county tax records.