2250 New River Inlet Rd Unit 117 · North Topsail Beach, NC
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
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Risk factors via First Street. Map © Google.
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).
- ARV discount +15.0/15.0
- 1% rule +7.9/10.0
- Schools +5.9/10.0
- Cash flow +5.5/30.0
- Rent growth +3.9/5.0
- Condition / age +3.8/5.0
- Livability +3.2/5.0
- DSCR +0.0/10.0
- Appreciation +0.0/10.0
$120,000
2250 New River Inlet Rd Unit 117 · North Topsail Beach, NC 28460
1 bd · 1.0 ba · 532 sqft · Condo
· 158 Days on market
Built 1980
$226/sqft
· 31% below area
Est $175k · 31% under
$647/mo HOA · 42% of rent
↓ 7% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
First Floor, Point Unit with amazing oceanfront views! Fully furnished, one bedroom, one bath condo. Picnic area, tennis courts and 2 laundry facilities onsite! Minutes away from Stone Bay and the back gate of Camp Lejeune.
Key facts
- Laundry facilities
- Picnic area
- Tennis courts
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/1.0-bath condo listed at $120k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-256 ($-3k/yr) — negative.
- To cash-flow at today's rent, offer at most $83k (30.9% below list).
- Meets the 1% rule at list price ($2k rent vs $120k).
- Recommended offer: $83k (30.9% below list) — sets the bar for cash-flow.
- Cap rate 3.7% vs local median 0.1% in North Topsail Beach — 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 (#424 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+; Watch: health & safety D, amenities F, commute 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: Coastal Elementary (822 students, 31% FRL); Dixon Middle (math 49% / reading 53%, grade C, #106 of 475 statewide, top 22%, 948 students, 39% FRL); Dixon High (math 62% / reading 72%, grade B, #142 of 535 statewide, top 28%, 1,149 students, 33% FRL) — zoned schools at 34% FRL track the district average.
- Zoned-school proficiency averages 59% at this address vs 46% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Onslow County Schools average implies; a family-tenant draw the district grade alone would hide.
- Market conditions: Rents rising fast (+5.7%/yr); 687 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,246 units permitted in Onslow County in 2024 (0 in 5+ unit buildings).
Forward outlook
- Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
Negotiation context
- It's been on market 158 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 42% of rent.
Recommended offer
$82,947
(30.9% below list)
Questions for the listing agent
- 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?
- It's been on market 158 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.
Investment metrics
- 1% rule
- 1.29% ✓
- Cap rate
- 3.73%
- Cash-on-cash
- -9.15%
- DSCR
- 0.59
- GRM
- 6.5
CMA / ARV
- ARV (median comp)
- $175,133
- List price
- $120,000
- Delta
- -31.48%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 2224 New River Inlet Rd #136 | 0.08mi | 1/1.0 | 532 (0%) | 8mo | $115,000 | $216 | 90 |
| 2210 New River Inlet Rd #159 | 0.11mi | 1/1.0 | 550 (+3%) | 4mo | $135,000 | $245 | 85 |
| 2174 New River Inlet Rd Unit 384 | 0.21mi | 1/1.0 | 532 (0%) | 7mo | $128,000 | $241 | 85 |
| 2240 New River Inlet Rd Unit 325 | 0.04mi | 1/1.0 | 489 (-8%) | 6mo | $148,000 | $303 | 79 |
| 232 Sand Piper Dr | 0.48mi | 2/1.0 (+1) | 532 (0%) | 5mo | $300,000 | $564 | 68 |
| 206 Sand Piper Dr | 0.47mi | 1/1.5 | 570 (+7%) | 3mo | $286,000 | $502 | 62 |
| 1822 New River Inlet Rd Unit 1312a | 0.93mi | 1/1.0 | 560 (+5%) | 3mo | $283,000 | $505 | 54 |
| 1840 New River Inlet Rd #2310 | 0.90mi | 1/1.0 | 560 (+5%) | 4mo | $265,000 | $473 | 53 |
| 1822 New River Inlet Rd Unit 1102a | 0.93mi | 1/1.0 | 560 (+5%) | 6mo | $280,000 | $500 | 52 |
| 239 Sandpiper Dr | 0.51mi | 2/1.5 (+1) | 568 (+7%) | 9mo | $310,000 | $546 | 50 |
| 1840 New River Inlet Rd Unit 2210b | 0.89mi | 1/1.0 | 560 (+5%) | 7mo | $258,000 | $461 | 50 |
| 230 Sand Piper Dr | 0.48mi | 1/1.0 | 421 (-21%) | 4mo | $249,000 | $591 | 49 |
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 · 5.68% rent growth · sell at horizon
5-year hold
- IRR
- -26.2%
- Equity multiple
- 0.08×
- Total profit
- $-31,057
- Equity at exit
- $17,892
10-year hold
- IRR
- -11.3%
- Equity multiple
- 0.17×
- Total profit
- $-27,794
- Equity at exit
- $10,375
Cash invested: $33,600 (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.
Active competition Active MLS
- For sale now
- 0 active · 1 under contract
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 28460
- Rents YoY
- 5.7%
- Active inventory
- 687
- Price-to-rent
- 6.5×
Monthly cashflow live
↻
- Estimated rent
- $1,545 medium interval (Pro) →
- Mortgage (P&I)
- −$629
- Tax est. 1.5%
- −$150 /mo · $1,800/yr
- Insurance
- −$50
- HOA
- −$647
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$324
- Net cashflow
- $-256
Break-even live
Break-even rent
$1,869
Max offer price
$82,947
Occupancy floor
—
Sensitivity live
| Price | -10% $-173 | -5% $-215 | +0% $-256 | +5% $-298 | +10% $-339 |
|---|---|---|---|---|---|
| Rent | -10% $-378 | -5% $-317 | +0% $-256 | +5% $-195 | +10% $-134 |
| Rate | -1.0pp $-196 | -0.5pp $-226 | base $-256 | +0.5pp $-287 | +1.0pp $-319 |
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
- $30,000
- Closing costs
- $3,600
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 3 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 2250 New River Inlet Rd N Topsail Beach, NC | 1.0 | 1.0 | 532 | $1,488 | $2.80 | 5d | 2 | 0.02mi |
| 2250 New River Inlet Rd N Topsail Beach, NC | 1.0 | 1.0 | 532 | $1,800 | $3.38 | 5d | 1 | 0.02mi |
| 2210 # N Unit New River Inlet Rd unit Sneads Ferry, NC | 1.0 | 1.0 | 532 | $1,350 | $2.54 | 5d | 1 | 0.10mi |
Property features AI
Finance
- HOA & community
- Homeowners association provides beach access and beach rightsAssociation amenities include coin laundry, maintenance of grounds, management, tennis courts, trash service, water, and cable TVAnnual association fee (annually)
Exterior
- Parking
- On-site paved parking lot with lighting
- Utilities
- Public waterSewer connectedWater connected
- Home design
- Residential condominiumOne level entry (entry level 1)Part of a 3-story building
- Construction
- Vinyl siding and frame constructionPillar/post/pier foundation
- Exterior features
- BalconyFlat roofOceanfront frontage with beach accessViewsPets allowed
Interior
- Kitchen
- Electric ovenRefrigeratorElectric range
- Bathrooms
- 1 full bathroom
- Heating & cooling
- Wall furnace (electric)Wall/window cooling unit(s)
- Interior features
- Window coveringsFurnishedElectric ovenRefrigeratorElectric rangeTotal of 3 rooms
HOA detail $647/mo · $7,764/yr condo
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-24days on market $120,000 Active 158 DOM
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2026-09-22days on market $120,000 Active 157 DOM
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2026-09-20days on market $120,000 Active 155 DOM
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2026-09-18days on market $120,000 Active 153 DOM
-
2026-09-17days on market $120,000 Active 152 DOM
-
2026-09-16days on market $120,000 Active 151 DOM
-
2026-09-15days on market $120,000 Active 150 DOM
-
2026-09-14days on market $120,000 Active 149 DOM
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2026-09-13days on market $120,000 Active 148 DOM
-
2026-09-12days on market $120,000 Active 147 DOM
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2026-09-11days on market $120,000 Active 146 DOM
-
2026-09-05pricedays on market $120,000 Active 140 DOM
-
2026-09-04days on market $135,000 Active 139 DOM
-
2026-09-03days on market $135,000 Active 138 DOM
-
2026-08-31days on market $135,000 Active 135 DOM
-
2026-08-30days on market $135,000 Active 134 DOM
-
2026-08-29days on market $135,000 Active 133 DOM
-
2026-08-28days on market $135,000 Active 132 DOM
-
2026-08-27days on market $135,000 Active 131 DOM
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2026-08-26days on market $135,000 Active 130 DOM
-
2026-08-25days on market $135,000 Active 129 DOM
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2026-08-24days on market $135,000 Active 128 DOM
-
2026-08-23days on market $135,000 Active 127 DOM
-
2026-08-22days on market $135,000 Active 126 DOM
-
2026-08-21days on market $135,000 Active 125 DOM
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2026-08-20days on market $135,000 Active 124 DOM
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2026-08-19days on market $135,000 Active 123 DOM
-
2026-08-18days on market $135,000 Active 122 DOM
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2026-08-17days on market $135,000 Active 121 DOM
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2026-08-16days on market $135,000 Active 120 DOM
-
2026-08-15days on market $135,000 Active 119 DOM
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2026-08-14days on market $135,000 Active 118 DOM
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2026-08-13days on market $135,000 Active 117 DOM
-
2026-08-12days on market $135,000 Active 116 DOM
-
2026-08-11days on market $135,000 Active 115 DOM
-
2026-08-10days on market $135,000 Active 114 DOM
-
2026-08-09days on market $135,000 Active 113 DOM
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2026-08-08days on market $135,000 Active 112 DOM
-
2026-08-07days on market $135,000 Active 111 DOM
-
2026-08-06days on market $135,000 Active 110 DOM
-
2026-08-05days on market $135,000 Active 109 DOM
-
2026-08-04days on market $135,000 Active 108 DOM
-
2026-08-03days on market $135,000 Active 107 DOM
-
2026-07-31days on market $135,000 Active 104 DOM
-
2026-07-29days on market $135,000 Active 102 DOM
-
2026-07-27days on market $135,000 Active 100 DOM
-
2026-07-25days on market $135,000 Active 98 DOM
-
2026-07-23days on market $135,000 Active 96 DOM
-
2026-07-22days on market $135,000 Active 95 DOM
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2026-07-21days on market $135,000 Active 94 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $18,535
- − Mortgage interest
- −$6,722
- − Property taxes
- −$1,800
- − Insurance
- −$600
- − Repairs & maintenance
- −$1,483
- − Management
- −$1,483
- − HOA
- −$7,764
- − Depreciation
- −$3,491
- Taxable loss
- −$4,807
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,154
- After-tax cash flow
- $-1,919/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.
Condition & rehab AI · 6 photos
75/100
Cosmetic rehab
Est. rehab $2,660–$7,980 screening
This oceanfront condo is in good condition with a good location and minimal repairs needed. It has a good resale and rental value.
Value-add opportunities
- Both Paint exterior trim — Enhances curb appeal and resale value ↑
- Both Replace air conditioning units — Improves comfort and energy efficiency ↑
- Both Upgrade flooring — Modernizes the space and increases resale value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
D
Composite school gradezoned avg 59/100
Zoned Schools
Elementary
Coastal Elementary
Middle
Dixon Middle
C
NC #106/475
Nat'l #3,276/14,009
High
Dixon High
B
NC #142/535
Nat'l #2,514/17,239
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
C
Composite livability gradescore 63/100
Livability — North Topsail Beach
- Score
- 63/100
- State rank
- #424
- US rank
- #15770
Category grades
Amenities F
Commute F
Cost of living C+
Crime A+
Employment C
Housing B-
Health & safety D
User ratings A+
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- North Topsail Beach, NC
- County
- Onslow County · 189,789 people
- Metro
- Jacksonville, NC
- Population (ZIP)
- 13,532
- Household income
- $88,908
- Rent vs Own
- Severe rent burden
- 2% of renters
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
- Predominantly White (79%)
- Race & ethnicity
- White 79% Two or more races 13% Hispanic / Latino 9% Black 3% Asian 1%
- Hispanic origin (detail)
- Mexican 1% Puerto Rican 5% Dominican 2%
- Common ancestry
- Lithuanian 3% Romanian 2% Portuguese 2%
- Foreign-born
- 3% · South Korea, Canada
- Languages at home
- 93% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 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
- ▼ -162.21%
- Current HPI
- 176.3461
- Rent YoY
- ▲ 5.68%
- 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 |
|
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Price history
-6.9% since first listed2 events — show timeline
- 2026-05-30 Price Changed $135,000 Hive MLS
- 2026-04-18 Listed $145,000 Hive MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…