1239 Hibbs Rd · Newport, NC 28570

$205,000

3 bd · 2.0 ba · 1,430 sqft · Other public records · 20 Days on market

Built 1982 0.45 ac lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 bedroom, 2 bath fixer upper.

Key facts

• 0.45 acre lot
• Garage
• Built 1982

Property features AI

Exterior

• Parking: 1 parking space total; 1-car garage; Additional parking available
• Utilities: Private well water; Septic tank sewer; Utilities: see remarks
• Home design: Single-family residence; One story; Entry level: 1; Residential property
• Construction: Vinyl siding and frame construction; Slab foundation; Built as single-level (one story)
• Exterior features: Metal roof; Workshop; No patio or porch; No fencing; Has a view; Horses allowed; Paved road access; Frontage on city street and state road

Interior

• Kitchen: Electric oven; Refrigerator; Disposal
• Bedrooms: 5 total rooms (bedroom count not specified)
• Flooring: Concrete; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Furnished negotiable; Disposal; Electric water heater; No basement
• Laundry & utility: Washer; Dryer; Washer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $205k.

Deal economics

• At list price, monthly cash flow is $9k ($104k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $205k).
• Recommended offer: $202k (1.5% below list) — sets the bar for market timing.
• Cap rate 57.2% vs local median 31.4% in Newport — 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 63/100 on livability (#385 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Carteret County Public Schools (rural): math 59% / reading 61% proficiency, ranked #31 of 178 in NC (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Newport Elementary (math 48% / reading 45%, grade D-, #542 of 1,410 statewide, top 39%, 645 students, 100% FRL); Newport Middle (math 39% / reading 56%, grade C-, #140 of 475 statewide, top 30%, 378 students, 98% FRL); West Carteret High (math 82% / reading 71%, grade A-, #89 of 535 statewide, top 16%, 1,146 students, 40% FRL) — zoned schools average 79% FRL vs 39% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 216 active listings in the ZIP; 935 units permitted in Carteret County in 2024 (360 in 5+ unit buildings).
• At $12,558/mo this rent would consume 215% of the median local household income ($70k/yr) (locally 461% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Carteret County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $57k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $205k implies a 141% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,925 (1.5% 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: 6.13% ✓
• Cap rate: 57.17%
• Cash-on-cash: 181.70%
• DSCR: 9.08
• GRM: 1.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.07×
• Total profit: $520,422
• Equity at exit: $30,566

10-year hold

• IRR: —
• Equity multiple: 21.32×
• Total profit: $1,166,281
• Equity at exit: $17,725

Cash invested: $57,400 (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 28570

• Home prices YoY: -16.2%
• Active inventory: 216
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $12,558 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$69 /mo · $824/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,637
• Net cashflow: $8,692

Break-even live

Break-even rent $1,556

Max offer price $205,000

Occupancy floor 26%

Sensitivity live

Price	-10% $8,808	-5% $8,750	+0% $8,692	+5% $8,633	+10% $8,575
Rent	-10% $7,699	-5% $8,195	+0% $8,692	+5% $9,188	+10% $9,684
Rate	-1.0pp $8,795	-0.5pp $8,744	base $8,692	+0.5pp $8,638	+1.0pp $8,584

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $205,000 Active 20 DOM
2. 2026-06-18
   days on market $205,000 Active 19 DOM
3. 2026-06-17
   days on market $205,000 Active 18 DOM
4. 2026-06-16
   days on market $205,000 Active 17 DOM
5. 2026-06-15
   days on market $205,000 Active 16 DOM
6. 2026-06-14
   pricedays on market $205,000 Active 14 DOM
7. 2026-06-12
   days on market $240,000 Active 13 DOM
8. 2026-06-09
   days on market $240,000 Active 10 DOM
9. 2026-06-08
   days on market $240,000 Active 9 DOM
10. 2026-06-07
    days on market $240,000 Active 8 DOM
11. 2026-06-05
    days on market $240,000 Active 5 DOM
12. 2026-06-03
    days on market $240,000 Active 4 DOM
13. 2026-06-02
    days on market $240,000 Active 3 DOM
14. 2026-06-01
    days on market $240,000 Active 2 DOM
15. 2026-05-30
    remarks 663-char remark
16. 2026-05-30
    listed $240,000 Active 1 DOM

ⓘ 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: $824 · $69/mo
• Projected year-2 tax: $1,681 · $140/mo
• Expected delta: +$857/yr (+$71/mo · 103.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $150,694
• − Mortgage interest: −$11,483
• − Property taxes: −$824
• − Insurance: −$1,025
• − Repairs & maintenance: −$12,055
• − Management: −$12,055
• − Depreciation: −$5,964
• Taxable income: $107,286
• Est. tax owed @ 24.0%: −$25,749
• After-tax cash flow: $78,549/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: Carteret County Public Schools
• NCES district ID: 3700630
• Math proficiency: 59% ▲ 5.00%
• Reading proficiency: 61% ▲ 2.00%
• Median HH income: $48,330
• Composite: 50.92/100
• National rank: #1786
• State rank: #31 of 178 in NC

Livability — Newport

• Score: 63/100
• State rank: #385
• US rank: #15094

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Carteret County · 52,389 people
• City population: 22,197
• Metro: Morehead City, NC
• Population (ZIP): 22,197
• Household income: $70,229
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 461.0

Population outlook (Carteret County) Hauer SSP2

• Today (2025): 73,443 people
• By 2030: 75,344 · +2.6%
• By 2040: 78,142 · +6.4%
• By 2050: 80,091 · +9.1%
• By 2075: 86,120 · +17.3%
• By 2100: 89,408 · +21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 6% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 2%
• Foreign-born: 5% · Canada, Dominican Republic
• Languages at home: 92% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · Carteret

• 2024 margin: Solid R (+43.1) · D 28.0% · R 71.1%
• 2008→2024 swing: -8.4pp toward R · 2008: -34.7pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+42.0 2016: R+44.5 2012: R+41.0 2008: R+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.54%
• Current HPI: 276.6589
• Rent YoY: —
• Metro: Morehead City, 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

+182.4% since first listed

4 events — show timeline

• 2026-05-30 Listed $240,000 Hive MLS
• 2005-05-20 Sold (Public Records) $85,000 Public Records
• 2005-05-20 Sold (MLS) $85,000 Hive MLS
• 2005-04-26 Listed $85,000 Hive MLS

Property tax history

+2.7%/yr

Latest (2025): $824 · +41.6% YoY. Source: county tax records.