310 Burley Dr · Swansboro, NC 28539

$185,000

2 bd · 2.5 ba · 1,207 sqft · Townhouse public records · 1 Days on market

Built 2012 1,742 sqft lot Est $182k · at est. $81/mo HOA · 6% of rent

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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 +12.0/30.0
• ARV discount +6.8/15.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.5/10.0
• Rent growth +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Some furniture and kitchen supplies staying. Welcome to this charming end-unit townhome conveniently located just outside the 172 gate to Camp Lejeune! This well-maintained 2 bedroom, 2 full bath, 1 half bath home offers the perfect blend of comfort, convenience, and low-maintenance living. The spacious layout features an inviting living area. Upstairs, you'll find two bedrooms, each with access to its own full bathroom, providing ideal privacy for guests, or family members. A convenient half bath is located on the main floor for visitors. As an end unit, enjoy added privacy and extra natural light throughout the home. Located just minutes from shopping, restaurants, schools, and area beach

Key facts

• Added privacy
• End unit
• Extra natural light

Tags

• END UNIT
• ADDED PRIVACY
• EXTRA NATURAL LIGHT
• CONVENIENTLY LOCATED
• MINUTES FROM SHOPPING

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $974 (about $81.17/month)

Exterior

• Parking: Assigned parking
• Utilities: Water available
• Home design: Townhouse (residential); Two levels; Entry level: 1
• Construction: Vinyl siding and frame construction; Slab foundation; Built with a shingle roof
• Exterior features: Screened rear porch; Has a view; Shingle roof; No fencing

Interior

• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Electric heating; Heat pump
• Interior features: Ceiling fan(s); Central air conditioning; Electric heat with heat pump

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $-44 ($-528/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (20.8% below list).
• Recommended offer: $146k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.4% 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); 333 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 2y 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.
• Current owner paid $154k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate 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 $146,487 (20.8% below list)

Questions for the listing agent

1. 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?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.79% ✗
• Cap rate: 6.01%
• Cash-on-cash: -1.02%
• DSCR: 0.95
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $182,257
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 Burley Dr #12	0.11mi	2/2.5	1,224 (+1%)	14mo	$186,000	$152	81
313 Burley Dr #11	0.11mi	2/2.5	1,222 (+1%)	15mo	$178,000	$146	80
312 Burley Dr Unit 4	0.08mi	2/2.5	1,208 (+0%)	20mo	$182,000	$151	80
313 Burley Dr #2	0.11mi	2/2.5	1,224 (+1%)	22mo	$168,000	$137	74
306 Burley Dr #3	0.05mi	2/2.5	1,032 (-14%)	11mo	$164,000	$159	65

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: -18.4%
• Equity multiple: 0.36×
• Total profit: $-33,378
• Equity at exit: $27,584

10-year hold

• IRR: -11.5%
• Equity multiple: 0.32×
• Total profit: $-35,107
• Equity at exit: $15,995

Cash invested: $51,800 (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: 333
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,465 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$73 /mo · $876/yr
• Insurance: −$77
• HOA: −$81
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-44

Break-even live

Break-even rent $1,521

Max offer price $177,228

Occupancy floor 98%

Sensitivity live

Price	-10% $61	-5% $8	+0% $-44	+5% $-96	+10% $-149
Rent	-10% $-160	-5% $-102	+0% $-44	+5% $14	+10% $72
Rate	-1.0pp $49	-0.5pp $3	base $-44	+0.5pp $-92	+1.0pp $-141

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
202 Lanieve Ct #4 Hubert, NC	2.0	2.5	1008	$1,400	$1.39	22d	1	0.07mi
136 Byrum Run Hubert, NC	3.0	2.0	1164	$1,800	$1.55	22d	1	0.67mi

HOA detail

• Monthly dues: $81 · $972/yr

Listing history 7 events

1. 2026-05-23
   listed $185,000 Active
2. 2026-04-23
   historical $1,250
3. 2026-02-19
   listed $1,250
4. 2024-10-25
   historical $1,250
5. 2024-10-17
   price $1,250
6. 2024-09-12
   listed $1,325
7. 2022-07-25
   soldstatus $154,000

ⓘ 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: $876 · $73/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$641/yr (+$53/mo · 73.2%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $17,578
• − Mortgage interest: −$10,363
• − Property taxes: −$876
• − Insurance: −$925
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − HOA: −$972
• − Depreciation: −$5,382
• Taxable loss: −$3,752
• Est. tax savings @ 24.0%: +$900
• After-tax cash flow: $373/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

+20.1% since first listed

7 events — show timeline

• 2026-05-23 Listed $185,000 Hive MLS
• 2026-04-23 Rental Removed $1,250 APPFOLIO
• 2026-02-19 Listed for Rent $1,250 APPFOLIO
• 2024-10-25 Rental Removed $1,250 APPFOLIO
• 2024-10-17 Price Changed $1,250 APPFOLIO
• 2024-09-12 Listed for Rent $1,325 APPFOLIO
• 2022-07-25 Sold (Public Records) $154,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $876 · +0.0% YoY. Source: county tax records.