107 Paradise Ln · Newport, NC 28570

$189,900

2 bd · 2.0 ba · 1,072 sqft · Manufactured public records · 86 Days on market

Built 2022 0.34 ac lot ↓ 23% since listing

---

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

Step into effortless coastal living with this pristine, nearly new manufactured home--only four years old and meticulously maintained from top to bottom. Located on a private lot in the highly desirable Paradise East community, this property offers the ideal blend of comfort, convenience, and coastal charm along North Carolina's breathtaking Crystal Coast. Featuring 2 spacious bedrooms and 2 full bathrooms, this thoughtfully designed home also includes a versatile bonus room--perfect as a home office, gym, creative studio, or additional guest space while you enjoy extended stays or work remotely in a vacation setting. The interior is immaculate and move-in ready, reflecting pride of ownersh

Key facts

• New asphalt added
• Convenient location
• 0.34 acre lot

Tags

• CONVENIENT LOCATION
• STORAGE SHED WITH ELECTRICITY
• CROATAN HIGH SCHOOL DISTRICT
• NEW ASPHALT ADDED

Property features AI

Finance

• Other: Paved road access; Lot approximately 0.34 acres (100 x 150); Zoned residential; Subdivision: Paradise East

Exterior

• Parking: Gravel on-site parking
• Utilities: Public water; Septic tank sewer
• Home design: Manufactured home (residential); One level, single-story; Entry level: 1
• Construction: Vinyl siding; Composition roof; Built on crawl space
• Exterior features: Partial wood fencing; Shed(s); No patio or porch listed

Interior

• Kitchen: Electric oven, Refrigerator, Dishwasher, Microwave
• Bedrooms: 5 rooms total
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced air heating
• Interior features: Electric oven, Refrigerator, Dishwasher, Microwave; Crawl space basement; Has view
• Laundry & utility: Water connected

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $7k ($83k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $190k).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 50.0% 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: Bogue Sound Elementary (math 63% / reading 63%, grade B, #168 of 1,410 statewide, top 12%, 467 students, 99% FRL); Broad Creek Middle (math 63% / reading 68%, grade A-, #28 of 475 statewide, top 6%, 710 students, 100% FRL); Croatan High (math 82% / reading 78%, grade A, #73 of 535 statewide, top 13%, 974 students, 26% FRL) — zoned schools average 75% FRL vs 39% district-wide (36 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 $10,178/mo this rent would consume 174% 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 $53k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $178,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
5. 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.
6. 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.
7. 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: 5.36% ✓
• Cap rate: 49.98%
• Cash-on-cash: 156.01%
• DSCR: 7.94
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $126,496
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Rattan St	0.66mi	2/2.5	1,088 (+2%)	7mo	$199,900	$184	59
154 Canton St	0.50mi	3/2.0 (+1)	1,150 (+7%)	3mo	$115,000	$100	58
178 E Southwinds Dr	0.31mi	3/2.0 (+1)	1,214 (+13%)	11mo	$143,500	$118	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.70×
• Total profit: $409,558
• Equity at exit: $28,315

10-year hold

• IRR: —
• Equity multiple: 18.37×
• Total profit: $923,742
• Equity at exit: $16,419

Cash invested: $53,172 (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: 1.6×

Monthly cashflow live

• Estimated rent: $10,178 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$53 /mo · $632/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,137
• Net cashflow: $6,913

Break-even live

Break-even rent $1,427

Max offer price $189,900

Occupancy floor 27%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $189,900 Active 86 DOM
2. 2026-06-18
   days on market $189,900 Active 85 DOM
3. 2026-06-17
   days on market $189,900 Active 84 DOM
4. 2026-06-16
   days on market $189,900 Active 83 DOM
5. 2026-06-15
   days on market $189,900 Active 82 DOM
6. 2026-06-14
   days on market $189,900 Active 80 DOM
7. 2026-06-12
   days on market $189,900 Active 79 DOM
8. 2026-06-09
   days on market $189,900 Active 76 DOM
9. 2026-06-08
   days on market $189,900 Active 75 DOM
10. 2026-06-07
    days on market $189,900 Active 74 DOM
11. 2026-06-05
    days on market $189,900 Active 71 DOM
12. 2026-06-03
    days on market $189,900 Active 70 DOM
13. 2026-06-02
    pricedays on market $189,900 Active 69 DOM
14. 2026-06-01
    days on market $199,000 Active 68 DOM
15. 2026-05-31
    days on market $199,000 Active 67 DOM
16. 2026-05-30
    days on market $199,000 Active 66 DOM
17. 2026-03-24
    listed $199,000 Active
18. 2025-08-01
    historical
19. 2025-07-18
    status Active
20. 2025-07-18
    historical
21. 2025-05-03
    listed $250,000 Active
22. 2025-03-18
    price $250,000
23. 2025-02-10
    listed $260,000 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: $632 · $53/mo
• Projected year-2 tax: $1,557 · $130/mo
• Expected delta: +$925/yr (+$77/mo · 146.4%)

ⓘ 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 4/10 Moderate
• 🌡 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: $122,136
• − Mortgage interest: −$10,637
• − Property taxes: −$632
• − Insurance: −$950
• − Repairs & maintenance: −$9,771
• − Management: −$9,771
• − Depreciation: −$5,524
• Taxable income: $84,851
• Est. tax owed @ 24.0%: −$20,364
• After-tax cash flow: $62,591/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

-23.5% since first listed

7 events — show timeline

• 2026-03-24 Listed $199,000 Hive MLS
• 2025-08-01 Listing Removed — Hive MLS
• 2025-07-18 Relisted — Hive MLS
• 2025-07-18 Listing Removed — Hive MLS
• 2025-05-03 Listed $250,000 Hive MLS
• 2025-03-18 Price Changed $250,000 Hive MLS
• 2025-02-10 Listed $260,000 Hive MLS

Property tax history

+10.6%/yr

Latest (2025): $632 · +73.5% YoY. Source: county tax records.