103 Riegel Dr · Swansboro, NC 28539

$180,000

3 bd · 1.5 ba · 1,000 sqft · SingleFamily public records · 136 Days on market

Built 1970 0.46 ac lot Est $223k · 19% under

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Why this score? — see what drove the C+ 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.4/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this quaint neighborhood nestled in Hubert. As you enter the home you're greeted by a spacious living area which leads into an open concept freshly painted kitchen. Enjoy s'mores this winter in your large backyard after you roast your oysters. Short commute to Swansboro dining and shopping as well as Emerald Isle and a short commute to the 172 gate of Camp Lejeune/Onslow Beach. Sellers are offering $4500 allowance along with a Supreme home warranty from 2-10. Home is vacant and ready for its new owner.

Key facts

• Hvac operational
• Cosmetic updates
• Fenced backyard

Tags

• FENCED BACKYARD
• HVAC OPERATIONAL
• COSMETIC UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/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 $170k (5.8% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.5% in Swansboro — 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 77/100 on livability (#32 in NC, #3,124 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: 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: Sand Ridge Elementary (math 57% / reading 54%, grade C, #293 of 1,410 statewide, top 21%, 581 students, 58% FRL); Swansboro Middle (math 52% / reading 55%, grade C+, #87 of 475 statewide, top 19%, 967 students, 43% FRL); Swansboro High (math 77% / reading 68%, grade B+, #104 of 535 statewide, top 19%, 1,115 students, 38% FRL).
• Zoned-school proficiency averages 60% at this address vs 46% district-wide (+15 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 (+2.6%/yr); 322 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 30% of the median local income ($67k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 24y ago; this cycle's ask has dropped $30k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $158,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.94% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.99%
• DSCR: 1.27
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $223,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81 Crown Point Rd	0.27mi	3/1.5	1,000 (0%)	4mo	$212,000	$212	84
610 Parsley Dr	0.15mi	3/2.0	1,116 (+12%)	4mo	$249,000	$223	68
183 Parnell Rd	0.69mi	3/2.0	1,040 (+4%)	2mo	$269,500	$259	58
405 Hooks Ln	0.65mi	3/2.0	1,052 (+5%)	2mo	$236,500	$225	57
412 Foxtrace Ln	0.53mi	3/2.0	1,085 (+8%)	3mo	$238,400	$220	56
104 Crown Point Rd	0.54mi	3/2.0	1,089 (+9%)	2mo	$207,500	$191	56
142 Parnell Rd	0.70mi	3/2.0	1,050 (+5%)	2mo	$235,000	$224	56
105 Marina Leigh Dr	0.54mi	3/2.0	1,089 (+9%)	3mo	$249,000	$229	55
502 Waldorf Ct	0.38mi	3/2.0	1,139 (+14%)	3mo	$253,000	$222	55
201 Michel Ct	0.58mi	3/2.0	1,103 (+10%)	0mo	$247,000	$224	53
432 Oregon Trl	0.63mi	3/2.0	1,125 (+12%)	5mo	$249,490	$222	44
203 Inman Ct	0.62mi	3/2.0	1,138 (+14%)	3mo	$243,000	$214	44

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 · 2.61% rent growth · sell at horizon

5-year hold

• IRR: -7.5%
• Equity multiple: 0.72×
• Total profit: $-13,877
• Equity at exit: $26,839

10-year hold

• IRR: 1.6%
• Equity multiple: 1.11×
• Total profit: $5,565
• Equity at exit: $15,563

Cash invested: $50,400 (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 28539

• Home prices YoY: -23.9%
• Rents YoY: 2.6%
• Active inventory: 322
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,696 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$70 /mo · $836/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $252

Break-even live

Break-even rent $1,378

Max offer price $180,000

Occupancy floor 80%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Crown Point Rd Hubert, NC	4.0	2.5	1290	$1,450	$1.12	21d	1	0.22mi
400 Dayrell Dr Hubert, NC	3.0	2.0	1267	$1,800	$1.42	21d	1	0.50mi
212 W Volant St Hubert, NC	3.0	2.0	1223	$1,750	$1.43	21d	1	0.54mi
309 N Winchester Ln Hubert, NC	4.0	2.0	1456	$1,700	$1.17	21d	1	0.61mi

Listing history 21 events

1. 2026-01-22
   status Pending
2. 2026-01-14
   price $180,000
3. 2025-10-01
   price $190,000
4. 2025-09-08
   listed $210,000 Active
5. 2022-11-14
   soldstatus $170,000 Closed 525-char remark

   Show marketing remark (525 chars)

   Welcome home to this quaint neighborhood nestled in Hubert. As you enter the home you're greeted by a spacious living area which leads into an open concept freshly painted kitchen. Enjoy s'mores this winter in your large backyard after you roast your oysters. Short commute to Swansboro dining and shopping as well as Emerald Isle and a short commute to the 172 gate of Camp Lejeune/Onslow Beach. Sellers are offering $4500 allowance along with a Supreme home warranty from 2-10. Home is vacant and ready for its new owner.

6. 2022-11-14
   soldstatus $170,000

   Show marketing remark (525 chars)

   Welcome home to this quaint neighborhood nestled in Hubert. As you enter the home you're greeted by a spacious living area which leads into an open concept freshly painted kitchen. Enjoy s'mores this winter in your large backyard after you roast your oysters. Short commute to Swansboro dining and shopping as well as Emerald Isle and a short commute to the 172 gate of Camp Lejeune/Onslow Beach. Sellers are offering $4500 allowance along with a Supreme home warranty from 2-10. Home is vacant and ready for its new owner.

7. 2022-10-01
   status Pending 525-char remark

   Show marketing remark (525 chars)

   Welcome home to this quaint neighborhood nestled in Hubert. As you enter the home you're greeted by a spacious living area which leads into an open concept freshly painted kitchen. Enjoy s'mores this winter in your large backyard after you roast your oysters. Short commute to Swansboro dining and shopping as well as Emerald Isle and a short commute to the 172 gate of Camp Lejeune/Onslow Beach. Sellers are offering $4500 allowance along with a Supreme home warranty from 2-10. Home is vacant and ready for its new owner.

8. 2022-09-21
   status Active 525-char remark

   Show marketing remark (525 chars)

   Welcome home to this quaint neighborhood nestled in Hubert. As you enter the home you're greeted by a spacious living area which leads into an open concept freshly painted kitchen. Enjoy s'mores this winter in your large backyard after you roast your oysters. Short commute to Swansboro dining and shopping as well as Emerald Isle and a short commute to the 172 gate of Camp Lejeune/Onslow Beach. Sellers are offering $4500 allowance along with a Supreme home warranty from 2-10. Home is vacant and ready for its new owner.

9. 2022-09-21
   price $170,000 525-char remark

   Show marketing remark (525 chars)

   Welcome home to this quaint neighborhood nestled in Hubert. As you enter the home you're greeted by a spacious living area which leads into an open concept freshly painted kitchen. Enjoy s'mores this winter in your large backyard after you roast your oysters. Short commute to Swansboro dining and shopping as well as Emerald Isle and a short commute to the 172 gate of Camp Lejeune/Onslow Beach. Sellers are offering $4500 allowance along with a Supreme home warranty from 2-10. Home is vacant and ready for its new owner.

10. 2022-08-29
    status Pending 525-char remark

    Show marketing remark (525 chars)

    Welcome home to this quaint neighborhood nestled in Hubert. As you enter the home you're greeted by a spacious living area which leads into an open concept freshly painted kitchen. Enjoy s'mores this winter in your large backyard after you roast your oysters. Short commute to Swansboro dining and shopping as well as Emerald Isle and a short commute to the 172 gate of Camp Lejeune/Onslow Beach. Sellers are offering $4500 allowance along with a Supreme home warranty from 2-10. Home is vacant and ready for its new owner.

11. 2022-07-09
    listed $175,000 Active 525-char remark

    Show marketing remark (525 chars)

    Welcome home to this quaint neighborhood nestled in Hubert. As you enter the home you're greeted by a spacious living area which leads into an open concept freshly painted kitchen. Enjoy s'mores this winter in your large backyard after you roast your oysters. Short commute to Swansboro dining and shopping as well as Emerald Isle and a short commute to the 172 gate of Camp Lejeune/Onslow Beach. Sellers are offering $4500 allowance along with a Supreme home warranty from 2-10. Home is vacant and ready for its new owner.

12. 2022-06-29
    historical $175,000 525-char remark

    Show marketing remark (525 chars)

    Welcome home to this quaint neighborhood nestled in Hubert. As you enter the home you're greeted by a spacious living area which leads into an open concept freshly painted kitchen. Enjoy s'mores this winter in your large backyard after you roast your oysters. Short commute to Swansboro dining and shopping as well as Emerald Isle and a short commute to the 172 gate of Camp Lejeune/Onslow Beach. Sellers are offering $4500 allowance along with a Supreme home warranty from 2-10. Home is vacant and ready for its new owner.

13. 2020-05-05
    soldstatus $121,700 239-char remark

    Show marketing remark (239 chars)

    This newly renovated home includes a brand new garage door and is in a great location - close to MCB Camp Lejeune - NC 172 Hubert gate access, nearby schools and a short drive to the beaches and community shops, restaurants and activities.

14. 2020-05-05
    soldstatus $120,000

    Show marketing remark (239 chars)

    This newly renovated home includes a brand new garage door and is in a great location - close to MCB Camp Lejeune - NC 172 Hubert gate access, nearby schools and a short drive to the beaches and community shops, restaurants and activities.

15. 2020-04-06
    listed $128,000 239-char remark

    Show marketing remark (239 chars)

    This newly renovated home includes a brand new garage door and is in a great location - close to MCB Camp Lejeune - NC 172 Hubert gate access, nearby schools and a short drive to the beaches and community shops, restaurants and activities.

16. 2010-06-04
    soldstatus $115,000
17. 2006-05-01
    soldstatus $84,000
18. 2003-10-22
    soldstatus $69,700
19. 2003-06-30
    listed $71,900
20. 2003-01-22
    soldstatus $65,000
21. 2002-11-15
    listed $69,900

ⓘ 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: $836 · $70/mo
• Projected year-2 tax: $1,476 · $123/mo
• Expected delta: +$640/yr (+$53/mo · 76.5%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,358
• − Mortgage interest: −$10,083
• − Property taxes: −$836
• − Insurance: −$900
• − Repairs & maintenance: −$1,629
• − Management: −$1,629
• − Depreciation: −$5,236
• Taxable income: $45
• Est. tax owed @ 24.0%: −$11
• After-tax cash flow: $3,008/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 — Swansboro

• Score: 77/100
• State rank: #32
• US rank: #3124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Onslow County · 164,453 people
• Metro: Jacksonville, NC
• Population (ZIP): 18,351
• Household income: $66,976
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 602.0

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: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 7% Hispanic / Latino 6% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 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: ▼ -58.68%
• Current HPI: 186.871
• Rent YoY: ▲ 2.61%
• 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

+157.5% since first listed

21 events — show timeline

• 2026-01-22 Pending — Hive MLS
• 2026-01-14 Price Changed $180,000 Hive MLS
• 2025-10-01 Price Changed $190,000 Hive MLS
• 2025-09-08 Listed $210,000 Hive MLS
• 2022-11-14 Sold (Public Records) $170,000 Public Records
• 2022-11-14 Sold (MLS) $170,000 Hive MLS
• 2022-10-01 Pending — Hive MLS
• 2022-09-21 Relisted — Hive MLS
• 2022-09-21 Price Changed $170,000 Hive MLS
• 2022-08-29 Pending — Hive MLS
• 2022-07-09 Listed $175,000 Hive MLS
• 2022-06-29 Coming Soon $175,000 Hive MLS
• 2020-05-05 Sold (Public Records) $120,000 Public Records
• 2020-05-05 Sold (MLS) $121,700 Hive MLS
• 2020-04-06 Listed $128,000 Hive MLS
• 2010-06-04 Sold (Public Records) $115,000 Public Records
• 2006-05-01 Sold (Public Records) $84,000 Public Records
• 2003-10-22 Sold (MLS) $69,700 Hive MLS
• 2003-06-30 Listed $71,900 Hive MLS
• 2003-01-22 Sold (MLS) $65,000 Hive MLS
• 2002-11-15 Listed $69,900 Hive MLS

Property tax history

+4.1%/yr

Latest (2025): $836 · +0.0% YoY. Source: county tax records.