114 Live Oak Ct · Piney Green, NC 28544

$159,900

2 bd · 2.0 ba · 877 sqft · Townhouse public records · 1 Days on market

Built 1994 5,227 sqft lot Est $149k · 7% over

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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 +17.5/30.0
• Appreciation +9.1/10.0
• DSCR +5.5/10.0
• ARV discount +4.2/15.0
• Schools +3.9/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0

Listing remarks

Well maintained and updated property close to Camp Lejeune. No city taxes and no HOA! A few of the updates are new roof October 2019, New HVAC and electrical panel Jan 23, 2026. New LVP December 2021. In 2021 new six panel doors installed, new kitchen countertops, new vanities, new dishwasher and fully painted. New doors were just put on the kitchen cabinets with new hardware, new fridge and new stove with new vent hood. Paint touched up and trim painted. New bathroom vanity lights, kitchen lights and exterior lights. Not much hasn't been updated in this property.

Key facts

• New hvac
• New six panel doors
• New lvp

Tags

• NEW ROOF
• NEW HVAC
• NEW ELECTRICAL PANEL
• NEW LVP
• NEW SIX PANEL DOORS
• NEW KITCHEN COUNTERTOPS

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Off-street paved parking
• Utilities: Public water; Sewer connected; Water connected; Cable available
• Home design: Duplex; Townhouse (residential); Single-story, entry level on 1
• Construction: Brick veneer, vinyl siding, and frame construction; Slab foundation; Built as one-story
• Exterior features: Patio; Chain-link fencing in backyard; Shingle roof; Has a view; Cul-de-sac lot; City street and state road frontage

Interior

• Kitchen: Refrigerator; Range; Dishwasher
• Bedrooms: Total of 4 rooms (includes bedrooms and living areas)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump for heating and cooling; Fireplace insert; Electric heating
• Interior features: Master bedroom on main level; Vaulted ceilings; Unfurnished
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/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 $136k (14.7% below list).
• Recommended offer: $136k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 31% 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 $14k of equity ($1k loan paydown + $13k appreciation (8.2% local appreciation)).
• At projected returns (8.2% appreciation + 1.4% rent growth), your $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $136,393 (14.7% 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. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.85% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $149,090
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Live Oak Ct	0.00mi	2/2.0	877 (0%)	1mo	$160,000	$182	99
106 Glenside Ct	0.11mi	2/2.0	877 (0%)	2mo	$149,900	$171	93
207 Live Oak Ct	0.08mi	2/2.0	894 (+2%)	8mo	$159,900	$179	87
2507 Willow Crest Ct	0.11mi	2/2.0	945 (+8%)	3mo	$147,500	$156	79
2713 Brookfield Dr	0.09mi	2/2.0	947 (+8%)	4mo	$132,000	$139	79
2133 Rolling Ridge Dr	0.11mi	2/2.0	941 (+7%)	6mo	$160,000	$170	78
2500 Willow Crest Ct	0.15mi	2/2.0	944 (+8%)	7mo	$159,900	$169	75
1940 Heather Loop Loop	0.26mi	2/2.0	941 (+7%)	5mo	$155,000	$165	71
1947 Rolling Ridge Dr	0.26mi	2/2.0	940 (+7%)	8mo	$157,500	$168	69
1928 Greenstone Ct	0.30mi	2/2.0	941 (+7%)	7mo	$161,000	$171	68
1091 W Pueblo Dr	0.64mi	2/2.0	882 (+1%)	8mo	$153,000	$173	62
1113 Pueblo Dr	0.63mi	2/2.5	992 (+13%)	7mo	$130,000	$131	41

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: 22.2%
• Equity multiple: 2.63×
• Total profit: $72,961
• Equity at exit: $123,076

10-year hold

• IRR: 19.9%
• Equity multiple: 5.51×
• Total profit: $201,700
• Equity at exit: $245,841

Cash invested: $44,772 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,364 high
• Mortgage (P&I): −$839
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $122

Break-even live

Break-even rent $1,209

Max offer price $159,900

Occupancy floor 86%

Sensitivity live

Price	-10% $213	-5% $167	+0% $122	+5% $77	+10% $32
Rent	-10% $14	-5% $68	+0% $122	+5% $176	+10% $230
Rate	-1.0pp $203	-0.5pp $163	base $122	+0.5pp $81	+1.0pp $39

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2910 Norbrick St Midway Park, NC	3.0	2.0	1011	$1,500	$1.48	23d	1	0.11mi
2033 Brandymill Ln Jacksonville, NC	2.0	2.5	992	$1,300	$1.31	23d	1	0.55mi
1110 Pueblo Dr Jacksonville, NC	2.0	2.5	992	$1,250	$1.26	23d	1	0.57mi
981 W Pueblo Dr Jacksonville, NC	2.0	2.0	882	$1,250	$1.42	23d	1	0.64mi
977 W Pueblo Dr Jacksonville, NC	2.0	2.5	992	$1,195	$1.20	23d	1	0.64mi
209 Mesa Ln Jacksonville, NC	2.0	2.5	992	$1,350	$1.36	23d	1	0.78mi
1000 Yorktown Ln Jacksonville, NC	1.0	1.0	936	$1,300	$1.39	23d	1	1.01mi
134 Littleton St Midway Park, NC	2.0	1.0	840	$950	$1.13	15d	1	1.35mi

Listing history 2 events

1. 2026-04-28
   status Pending
2. 2026-04-27
   listed $159,900 Active

ⓘ 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: $601 · $50/mo
• Projected year-2 tax: $1,311 · $109/mo
• Expected delta: +$710/yr (+$59/mo · 118.0%)

ⓘ 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 9/10 Extreme 7 d/yr ≥106°F today · 19 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: $16,367
• − Mortgage interest: −$8,957
• − Property taxes: −$601
• − Insurance: −$800
• − Repairs & maintenance: −$1,309
• − Management: −$1,309
• − Depreciation: −$4,652
• Taxable loss: −$1,261
• Est. tax savings @ 24.0%: +$303
• After-tax cash flow: $1,769/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

2 events — show timeline

• 2026-04-28 Pending — Hive MLS
• 2026-04-27 Listed $159,900 Hive MLS

Property tax history

+1.5%/yr

Latest (2025): $601 · +0.0% YoY. Source: county tax records.