125 Preston Rd · Jacksonville, NC 28540

$154,900

2 bd · 1.0 ba · 761 sqft · SingleFamily public records · 140 Days on market

Built 1945 7,405 sqft lot Est $151k · 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 +15.2/30.0
• ARV discount +6.5/15.0
• DSCR +4.7/10.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming home is perfect for anyone looking for a cozy and comfortable place to calltheir own. It has been recently updated with new flooring and paint throughout, and the bathroom has been completely renovated. The kitchen is equipped with brand new stainless steel appliances, making it perfect for cooking and entertaining The home is also conveniently located near bases and shopping, making it easy to get around. lf you're looking for a move-in ready home in a great location, this is the perfect place for you!

Key facts

• New flooring
• Fresh interior paint
• 7,405 sq ft lot

Tags

• NEW FLOORING
• FRESH INTERIOR PAINT
• FULLY RENOVATED BATHROOM
• QUICK ACCESS TO LOCAL BEACHES
• FRONT GATE OF CAMP LEJEUNE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $55 ($656/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 $125k (19.3% below list).
• Recommended offer: $125k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.4% in Jacksonville — 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 71/100 on livability (#111 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime F, 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: Clyde Erwin Elementary (math 32% / reading 47%, grade F, #694 of 1,410 statewide, top 53%, 343 students, 67% FRL); Northwoods Park Middle (math 34% / reading 46%, grade F, #222 of 475 statewide, top 49%, 688 students, 52% FRL); Jacksonville High (math 52% / reading 66%, grade C+, #233 of 535 statewide, top 44%, 1,423 students, 44% FRL) — zoned schools average 55% FRL vs 37% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 386 active listings in the ZIP; 9 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $9k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,947 (19.3% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1945 — 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. Crime grade is F 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $151,439
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Robin Rd	0.55mi	2/1.0	755 (-1%)	2mo	$129,900	$172	72
514 New River Dr	0.57mi	2/1.0	750 (-1%)	1mo	$149,000	$199	70
117 Bryan St	0.47mi	2/1.0	792 (+4%)	6mo	$125,000	$158	67
420 New River Dr	0.42mi	2/1.0	800 (+5%)	11mo	$160,000	$200	63
401 New River Dr	0.46mi	2/1.0	800 (+5%)	9mo	$168,000	$210	62
412 Sherwood Rd	0.52mi	2/1.0	771 (+1%)	14mo	$75,000	$97	62
127 Moosehart Ave	0.48mi	2/1.0	846 (+11%)	1mo	$185,000	$219	58
523 New River Dr	0.65mi	2/1.0	815 (+7%)	8mo	$154,000	$189	51
130 Cox Ave	0.33mi	2/2.0	680 (-11%)	22mo	$168,900	$248	44
515 Sherwood Rd	0.61mi	2/1.0	819 (+8%)	20mo	$179,000	$219	42
717 New River Dr	0.72mi	2/1.0	825 (+8%)	22mo	$100,000	$121	34

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 · 4.47% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.54×
• Total profit: $-19,812
• Equity at exit: $23,096

10-year hold

• IRR: -1.6%
• Equity multiple: 0.88×
• Total profit: $-5,111
• Equity at exit: $13,393

Cash invested: $43,372 (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 28540

• Home prices YoY: -21.5%
• Rents YoY: 4.5%
• Active inventory: 386
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,249 high
• Mortgage (P&I): −$812
• Tax from tax record: −$56 /mo · $667/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $55

Break-even live

Break-even rent $1,180

Max offer price $154,900

Occupancy floor 91%

Sensitivity live

Price	-10% $142	-5% $98	+0% $55	+5% $11	+10% $-33
Rent	-10% $-44	-5% $5	+0% $55	+5% $104	+10% $153
Rate	-1.0pp $133	-0.5pp $94	base $55	+0.5pp $14	+1.0pp $-26

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2292 Onslow Dr Unit 1814 Jacksonville, NC	2.0	1.0	649	$1,299	$2.00	23d	1	0.38mi
2292 Onslow Dr Unit 2300 Jacksonville, NC	2.0	1.0	649	$1,199	$1.85	23d	1	0.38mi
337 Starling St Jacksonville, NC	2.0	1.0	820	$1,100	$1.34	23d	1	0.42mi
2292 Onslow Dr Unit O23002 Jacksonville, NC	2.0	1.0	649	$1,199	$1.85	15d	1	0.42mi
508 Henderson Dr Jacksonville, NC	3.0	1.0	1050	$1,400	$1.33	23d	1	0.61mi
319 Bracken Pl Jacksonville, NC	2.0	3.0	992	$1,150	$1.16	23d	1	0.89mi
200 Carmen Ave Jacksonville, NC	1.0–2.0	1.0–1.5	871	$1,320	$1.52	15d	6	1.31mi
1 S Onsville Pl Jacksonville, NC	2.0	1.5	992	$1,395	$1.41	23d	1	1.37mi
106 Brenda Dr Jacksonville, NC	2.0	1.0	983	$1,300	$1.32	23d	1	1.40mi

Listing history 22 events

1. 2026-06-21
   days on market $154,900 Active 140 DOM
2. 2026-06-19
   days on market $154,900 Active 138 DOM
3. 2026-06-18
   days on market $154,900 Active 137 DOM
4. 2026-06-17
   days on market $154,900 Active 136 DOM
5. 2026-06-16
   days on market $154,900 Active 135 DOM
6. 2026-06-15
   days on market $154,900 Active 134 DOM
7. 2026-06-14
   days on market $154,900 Active 132 DOM
8. 2026-06-13
   days on market $154,900 Active 131 DOM
9. 2026-06-10
   days on market $154,900 Active 129 DOM
10. 2026-06-09
    days on market $154,900 Active 128 DOM
11. 2026-06-09
    days on market $154,900 Active 127 DOM
12. 2026-06-07
    statusdays on market $154,900 Active 126 DOM
13. 2026-04-10
    status Pending
14. 2026-02-17
    price $154,900
15. 2026-01-19
    price $160,000
16. 2025-12-09
    listed $164,000 Active
17. 2025-05-06
    soldstatus $155,000 Closed 536-char remark

    Show marketing remark (536 chars)

    This charming home is perfect for anyone looking for a cozy and comfortable place to calltheir own. It has been recently updated with new flooring and paint throughout, and the bathroom has been completely renovated. The kitchen is equipped with brand new stainless steel appliances, making it perfect for cooking and entertaining The home is also conveniently located near bases and shopping, making it easy to get around. lf you're looking for a move-in ready home in a great location, this is the perfect place for you!

18. 2025-05-06
    soldstatus $155,000

    Show marketing remark (536 chars)

    This charming home is perfect for anyone looking for a cozy and comfortable place to calltheir own. It has been recently updated with new flooring and paint throughout, and the bathroom has been completely renovated. The kitchen is equipped with brand new stainless steel appliances, making it perfect for cooking and entertaining The home is also conveniently located near bases and shopping, making it easy to get around. lf you're looking for a move-in ready home in a great location, this is the perfect place for you!

19. 2025-04-04
    status Pending 536-char remark

    Show marketing remark (536 chars)

    This charming home is perfect for anyone looking for a cozy and comfortable place to calltheir own. It has been recently updated with new flooring and paint throughout, and the bathroom has been completely renovated. The kitchen is equipped with brand new stainless steel appliances, making it perfect for cooking and entertaining The home is also conveniently located near bases and shopping, making it easy to get around. lf you're looking for a move-in ready home in a great location, this is the perfect place for you!

20. 2025-04-01
    listed $175,000 Active 536-char remark

    Show marketing remark (536 chars)

    This charming home is perfect for anyone looking for a cozy and comfortable place to calltheir own. It has been recently updated with new flooring and paint throughout, and the bathroom has been completely renovated. The kitchen is equipped with brand new stainless steel appliances, making it perfect for cooking and entertaining The home is also conveniently located near bases and shopping, making it easy to get around. lf you're looking for a move-in ready home in a great location, this is the perfect place for you!

21. 2025-02-06
    listed $120,000 Active
22. 2025-02-04
    soldstatus $60,000

ⓘ 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: $667 · $56/mo
• Projected year-2 tax: $1,270 · $106/mo
• Expected delta: +$603/yr (+$50/mo · 90.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,994
• − Mortgage interest: −$8,677
• − Property taxes: −$667
• − Insurance: −$774
• − Repairs & maintenance: −$1,199
• − Management: −$1,199
• − Depreciation: −$4,506
• Taxable loss: −$2,030
• Est. tax savings @ 24.0%: +$487
• After-tax cash flow: $1,143/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 — Jacksonville

• Score: 71/100
• State rank: #111
• US rank: #6991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, NC
• County: Onslow County · 164,453 people
• City population: 96,397
• Metro: Jacksonville, NC
• Population (ZIP): 49,141
• Household income: $65,625
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 1304.0

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 0.58)
• Race & ethnicity: White 62% Black 14% Hispanic / Latino 14% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6%
• Common ancestry: Italian 3% Serbian 2% Romanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 90% English-only · Spanish 7% Chinese 1% 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: ▼ -60.11%
• Current HPI: 219.5571
• Rent YoY: ▲ 4.47%
• 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

+158.2% since first listed

10 events — show timeline

• 2026-04-10 Pending — Hive MLS
• 2026-02-17 Price Changed $154,900 Hive MLS
• 2026-01-19 Price Changed $160,000 Hive MLS
• 2025-12-09 Listed $164,000 Hive MLS
• 2025-05-06 Sold (Public Records) $155,000 Public Records
• 2025-05-06 Sold (MLS) $155,000 Hive MLS
• 2025-04-04 Pending — Hive MLS
• 2025-04-01 Listed $175,000 Hive MLS
• 2025-02-06 Listed $120,000 Hive MLS
• 2025-02-04 Sold (Public Records) $60,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $667 · +0.0% YoY. Source: county tax records.