29 Berkshire Dr · Piney Green, NC 28546

$244,000

4 bd · 1.5 ba · 1,443 sqft · SingleFamily public records · 121 Days on market

Built 1970 0.35 ac lot Est $241k · at est.

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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 +6.9/15.0
• DSCR +4.6/10.0
• Schools +3.9/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming home has been well taken care of. Starting on the outside of the home, you will be greeted with a covered porch that leads straight into the living area. The living space has an open concept so that you can be with your family and friends no matter where you are. The custom kitchen features stainless steel appliances with a downdraft stove/oven, glass cabinet doors on the upper cabinets, built in microwave, and more. The dining area over looks the kitchen and living space. Down the hallway you will find all 4 bedrooms and bathrooms. The hardwood floors have been redone in the bedrooms and hallways. Outside you will find TWO sheds that have withstood eastern North Carolina's weather. Many upgrades have recently been done - paint, hardwood floors, septic pumped, and much more. Come take a look at this charming home before it's too late.

Key facts

• Covered front porch
• Custom kitchen
• Built in microwave

Tags

• COVERED FRONT PORCH
• CUSTOM KITCHEN
• STAINLESS STEEL APPLIANCES
• DOWNDRAFT STOVE OVEN
• BUILT IN MICROWAVE
• GLASS FRONT UPPER CABINETS

Property features AI

Finance

• Other: Zoning: R-10; Lot dimensions approximately 89 x 168 x 90 x 169 (0.35 acres); Road frontage on city street and state road; Subdivision: Montclair
• HOA & community: No association amenities

Exterior

• Parking: On-site paved parking
• Security: Smoke detectors
• Utilities: Public water; Sewer connected; Septic tank; Water connected
• Home design: Single-family residence; Single-story; Entry level: 1
• Construction: Brick and vinyl siding with frame construction; Shingle roof
• Exterior features: Covered rear porch; Front porch; Chain-link fencing around the backyard; Shed on property; Has a view

Interior

• Kitchen: Electric oven; Convection oven; Microwave; Dishwasher; Refrigerator; Pantry
• Bedrooms: Master bedroom downstairs
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating with heat pump; Central air conditioning
• Interior features: Master suite on the main level; Ceiling fans; Pantry; Window coverings; 7 total rooms; No basement (crawl space)
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $244k.

Deal economics

• At list price, monthly cash flow is $77 ($919/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 $193k (20.7% below list).
• Recommended offer: $193k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Morton Elementary (math 53% / reading 48%, grade D+, #403 of 1,410 statewide, top 29%, 682 students, 58% 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 54% FRL vs 37% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 612 active listings in the ZIP; 4 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 37% 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 121 days — a 12% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

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

Recommended offer $193,482 (20.7% below list)

Questions for the listing agent

1. It's been on market 121 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 6.67%
• Cash-on-cash: 1.35%
• DSCR: 1.06
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $240,981
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Cornell Dr	0.04mi	3/2.0 (-1)	1,400 (-3%)	2mo	$225,000	$161	84
1 Berkshire Dr	0.24mi	3/1.0 (-1)	1,416 (-2%)	2mo	$132,000	$93	77
12 Cornell Dr	0.19mi	3/2.0 (-1)	1,400 (-3%)	3mo	$245,000	$175	76
203 Devon Ct	0.31mi	3/1.5 (-1)	1,400 (-3%)	3mo	$233,900	$167	73
2 Yorkshire Dr	0.24mi	4/2.0	1,290 (-11%)	1mo	$231,000	$179	69
111 Yorkshire Dr	0.14mi	3/1.5 (-1)	1,280 (-11%)	4mo	$202,500	$158	66
120 Princeton Dr	0.32mi	3/2.0 (-1)	1,350 (-6%)	2mo	$246,000	$182	65
304 Sheffield Rd	0.51mi	3/1.5 (-1)	1,400 (-3%)	3mo	$224,900	$161	63
103 Wilda Dr	0.60mi	3/2.0 (-1)	1,425 (-1%)	2mo	$246,000	$173	61
201 Slate Ct	0.75mi	3/2.0 (-1)	1,438 (-0%)	4mo	$240,000	$167	54
113 Princeton Dr	0.29mi	3/2.0 (-1)	1,659 (+15%)	2mo	$245,000	$148	53
105 Barnhouse Rd	0.57mi	3/2.5 (-1)	1,647 (+14%)	2mo	$325,000	$197	39

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-33,086
• Equity at exit: $36,381

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-15,944
• Equity at exit: $21,097

Cash invested: $68,320 (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 →

ZIP-level market 28546

• Home prices YoY: -19.3%
• Rents YoY: 3.9%
• Active inventory: 612
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,935 medium
• Mortgage (P&I): −$1,280
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $77

Break-even live

Break-even rent $1,838

Max offer price $244,000

Occupancy floor 91%

Sensitivity live

Price	-10% $215	-5% $146	+0% $77	+5% $8	+10% $-62
Rent	-10% $-76	-5% $0	+0% $77	+5% $153	+10% $229
Rate	-1.0pp $199	-0.5pp $139	base $77	+0.5pp $13	+1.0pp $-51

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: $61,000
• Closing costs: $7,320
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 White Stone Ct Jacksonville, NC	4.0	2.0	1460	$2,150	$1.47	23d	1	0.75mi
122 Basswood Ct Jacksonville, NC	3.0	1.0	1104	$1,400	$1.27	23d	1	1.18mi
110 Sycamore Dr Jacksonville, NC	3.0	2.0	1433	$1,750	$1.22	23d	1	1.33mi
303 Elk Ct Jacksonville, NC	3.0	2.5	1716	$2,000	$1.17	15d	1	1.36mi

Listing history 27 events

1. 2026-06-21
   days on market $244,000 Active 121 DOM
2. 2026-06-19
   days on market $244,000 Active 119 DOM
3. 2026-06-18
   days on market $244,000 Active 118 DOM
4. 2026-06-17
   days on market $244,000 Active 117 DOM
5. 2026-06-16
   days on market $244,000 Active 116 DOM
6. 2026-06-15
   days on market $244,000 Active 115 DOM
7. 2026-06-14
   days on market $244,000 Active 113 DOM
8. 2026-06-13
   days on market $244,000 Active 112 DOM
9. 2026-06-10
   days on market $244,000 Active 110 DOM
10. 2026-06-09
    days on market $244,000 Active 109 DOM
11. 2026-06-09
    days on market $244,000 Active 108 DOM
12. 2026-06-07
    days on market $244,000 Active 107 DOM
13. 2026-06-03
    days on market $244,000 Active 103 DOM
14. 2026-06-02
    days on market $244,000 Active 102 DOM
15. 2026-06-01
    days on market $244,000 Active 101 DOM
16. 2026-05-31
    days on market $244,000 Active 100 DOM
17. 2026-05-30
    days on market $244,000 Active 99 DOM
18. 2026-05-13
    status Active
19. 2026-05-06
    status Pending
20. 2026-05-04
    price $244,000
21. 2026-03-10
    price $245,000
22. 2026-02-13
    listed $250,000 Active
23. 2023-05-23
    soldstatus $215,000
24. 2023-05-22
    soldstatus $212,000 Closed 860-char remark

    Show marketing remark (860 chars)

    This charming home has been well taken care of. Starting on the outside of the home, you will be greeted with a covered porch that leads straight into the living area. The living space has an open concept so that you can be with your family and friends no matter where you are. The custom kitchen features stainless steel appliances with a downdraft stove/oven, glass cabinet doors on the upper cabinets, built in microwave, and more. The dining area over looks the kitchen and living space. Down the hallway you will find all 4 bedrooms and bathrooms. The hardwood floors have been redone in the bedrooms and hallways. Outside you will find TWO sheds that have withstood eastern North Carolina's weather. Many upgrades have recently been done - paint, hardwood floors, septic pumped, and much more. Come take a look at this charming home before it's too late.

25. 2023-04-21
    status Pending 860-char remark

    Show marketing remark (860 chars)

    This charming home has been well taken care of. Starting on the outside of the home, you will be greeted with a covered porch that leads straight into the living area. The living space has an open concept so that you can be with your family and friends no matter where you are. The custom kitchen features stainless steel appliances with a downdraft stove/oven, glass cabinet doors on the upper cabinets, built in microwave, and more. The dining area over looks the kitchen and living space. Down the hallway you will find all 4 bedrooms and bathrooms. The hardwood floors have been redone in the bedrooms and hallways. Outside you will find TWO sheds that have withstood eastern North Carolina's weather. Many upgrades have recently been done - paint, hardwood floors, septic pumped, and much more. Come take a look at this charming home before it's too late.

26. 2023-04-11
    listed $215,000 Active 860-char remark

    Show marketing remark (860 chars)

    This charming home has been well taken care of. Starting on the outside of the home, you will be greeted with a covered porch that leads straight into the living area. The living space has an open concept so that you can be with your family and friends no matter where you are. The custom kitchen features stainless steel appliances with a downdraft stove/oven, glass cabinet doors on the upper cabinets, built in microwave, and more. The dining area over looks the kitchen and living space. Down the hallway you will find all 4 bedrooms and bathrooms. The hardwood floors have been redone in the bedrooms and hallways. Outside you will find TWO sheds that have withstood eastern North Carolina's weather. Many upgrades have recently been done - paint, hardwood floors, septic pumped, and much more. Come take a look at this charming home before it's too late.

27. 1986-03-24
    soldstatus $48,000

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $2,001 · $167/mo
• Expected delta: +$1,153/yr (+$96/mo · 135.9%)

ⓘ 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 3/10 Moderate
• 🌡 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: $23,218
• − Mortgage interest: −$13,668
• − Property taxes: −$848
• − Insurance: −$1,220
• − Repairs & maintenance: −$1,857
• − Management: −$1,857
• − Depreciation: −$7,098
• Taxable loss: −$3,331
• Est. tax savings @ 24.0%: +$799
• After-tax cash flow: $1,719/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): 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

+408.3% since first listed

10 events — show timeline

• 2026-05-13 Relisted — Hive MLS
• 2026-05-06 Pending — Hive MLS
• 2026-05-04 Price Changed $244,000 Hive MLS
• 2026-03-10 Price Changed $245,000 Hive MLS
• 2026-02-13 Listed $250,000 Hive MLS
• 2023-05-23 Sold (Public Records) $215,000 Public Records
• 2023-05-22 Sold (MLS) $212,000 Hive MLS
• 2023-04-21 Pending — Hive MLS
• 2023-04-11 Listed $215,000 Hive MLS
• 1986-03-24 Sold (Public Records) $48,000 Public Records

Property tax history

+1.1%/yr

Latest (2025): $848 · +0.0% YoY. Source: county tax records.