214 Fifth Ave N · Kure Beach, NC 28449

$749,900

3 bd · 3.5 ba · 2,138 sqft · SingleFamily public records · 105 Days on market

Built 1998 7,275 sqft lot Est $804k · 7% under $206/mo HOA · 1% of rent

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +10.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Want to take a swim in the ocean or pool? Maybe see what's going on at the pier?They are all close by this low maintenance home. It features vaulted ceiling, split floor plan, and a full bath in each bedroom. There is room to expand with a framed room above the garage. Working systems of the home have been regularly maintained; it's ready for you to add your personal brand.

Key facts

• Ensuite bedrooms
• Large 9-foot island
• Beachwalk community

Tags

• BEACHWALK COMMUNITY
• WALKABLE TO THE BEACH
• NEWLY RENOVATED KITCHEN
• LARGE 9-FOOT ISLAND
• NEWLY RENOVATED MASTER BATH
• ENSUITE BEDROOMS

Property features AI

Finance

• Other: Zoning: RA-2; Lot dimensions approximately 78.5 x 93 (0.17 acres); Subdivision: Beachwalk
• HOA & community: Homeowners association with annual fee; Annual association fee reported; Community clubhouse; Tennis courts; Community pool

Exterior

• Parking: Attached 2-car garage; Paved parking
• Utilities: Public water connected; Public sewer connected
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Stone, vinyl siding, and frame construction; Shingle roof; Crawl space foundation; Built within recent years (year built not specified)
• Exterior features: Deck; Wood fencing; Has a view; Paved road access

Interior

• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric heating with heat pump
• Interior features: Master suite on the main level; Ceiling fans

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $750k.

Deal economics

• At list price, monthly cash flow is $14k ($172k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $750k).
• Recommended offer: $682k (9.0% below list) — sets the bar for market timing.
• Cap rate 29.2% vs local median 2.1% in Kure 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 65/100 on livability (#303 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: health & safety D, amenities F, commute F.
• New Hanover County Schools (urban): math 48% / reading 53% proficiency, ranked #61 of 178 in NC (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Carolina Beach Elementary (math 55% / reading 59%, grade C+, #249 of 1,410 statewide, top 20%, 431 students, 32% FRL); Charles P Murray Middle (math 59% / reading 59%, grade B, #54 of 475 statewide, top 12%, 882 students, 34% FRL); Eugene Ashley High (math 48% / reading 68%, grade C, #243 of 535 statewide, top 46%, 1,975 students, 34% FRL).
• Market conditions: 94 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,581 units permitted in New Hanover County in 2024 (1,185 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k of value loss. Plan a longer hold.
• New Hanover County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $210k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($682k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago; this cycle's ask has dropped $50k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $510k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $682,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 3.20% ✓
• Cap rate: 29.17%
• Cash-on-cash: 81.71%
• DSCR: 4.64
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $803,888
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
512 Sandman Dr	0.19mi	4/3.0 (+1)	2,053 (-4%)	12mo	$835,000	$407	68
512 Shell Dr	0.08mi	4/2.5 (+1)	2,336 (+9%)	9mo	$756,000	$324	64
160 Seawatch Way	0.35mi	4/4.0 (+1)	2,260 (+6%)	6mo	$1,075,000	$476	62
205 S Sixth Ave	0.33mi	4/3.0 (+1)	2,230 (+4%)	15mo	$925,000	$415	58
737 Fort Fisher Blvd N	0.65mi	4/3.0 (+1)	2,176 (+2%)	2mo	$880,000	$404	58
516 N Fifth Ave N	0.15mi	3/2.0	1,901 (-11%)	16mo	$650,000	$342	55
414 Fort Fisher Blvd S	0.54mi	4/3.5 (+1)	2,048 (-4%)	9mo	$720,000	$352	55
730 Settlers Ln	0.62mi	3/2.0	2,100 (-2%)	9mo	$675,000	$321	55
753 Sailor Ct	0.68mi	4/3.0 (+1)	2,048 (-4%)	3mo	$760,000	$371	52
765 Sloop Pointe Ln	0.70mi	3/2.5	1,996 (-7%)	2mo	$749,900	$376	50
212 Seawatch Way	0.39mi	4/3.5 (+1)	2,393 (+12%)	15mo	$900,000	$376	45
124 Dow Ave	0.74mi	4/3.0 (+1)	2,083 (-3%)	15mo	$850,000	$408	41

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: 82.0%
• Equity multiple: 4.76×
• Total profit: $789,109
• Equity at exit: $111,813

10-year hold

• IRR: 85.3%
• Equity multiple: 9.86×
• Total profit: $1,859,837
• Equity at exit: $64,838

Cash invested: $209,972 (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 28449

• Active inventory: 94
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $24,000 medium
• Mortgage (P&I): −$3,933
• Tax from tax record: −$212 /mo · $2,544/yr
• Insurance: −$312
• HOA: −$206
• Vacancy / Maint / Mgmt: −$5,040
• Net cashflow: $14,297

Break-even live

Break-even rent $5,903

Max offer price $749,900

Occupancy floor 35%

Sensitivity live

Price	-10% $14,721	-5% $14,509	+0% $14,297	+5% $14,085	+10% $13,872
Rent	-10% $12,401	-5% $13,349	+0% $14,297	+5% $15,245	+10% $16,193
Rate	-1.0pp $14,675	-0.5pp $14,488	base $14,297	+0.5pp $14,103	+1.0pp $13,905

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: $187,475
• Closing costs: $22,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1622 Swordfish Ln #1 Carolina Beach, NC	4.0	3.5	2476	$24,000	$9.69	22d	1	0.99mi

HOA detail

• Monthly dues: $206 · $2,472/yr
• Likely covers: pool

Listing history 17 events

1. 2026-06-05
   statusdays on market $749,900 Pending 105 DOM
2. 2026-06-03
   days on market $749,900 Active 104 DOM
3. 2026-06-03
   days on market $749,900 Active 103 DOM
4. 2026-05-31
   days on market $749,900 Active 101 DOM
5. 2026-05-30
   days on market $749,900 Active 100 DOM
6. 2026-05-20
   status Active
7. 2026-05-01
   historical Active Under Contract
8. 2026-03-24
   price $749,900
9. 2026-03-09
   price $774,900
10. 2026-02-19
    listed $799,900 Active
11. 2021-11-08
    soldstatus $510,000 376-char remark

    Show marketing remark (376 chars)

    Want to take a swim in the ocean or pool? Maybe see what's going on at the pier?They are all close by this low maintenance home. It features vaulted ceiling, split floor plan, and a full bath in each bedroom. There is room to expand with a framed room above the garage. Working systems of the home have been regularly maintained; it's ready for you to add your personal brand.

12. 2021-09-10
    listed $540,000 376-char remark

    Show marketing remark (376 chars)

    Want to take a swim in the ocean or pool? Maybe see what's going on at the pier?They are all close by this low maintenance home. It features vaulted ceiling, split floor plan, and a full bath in each bedroom. There is room to expand with a framed room above the garage. Working systems of the home have been regularly maintained; it's ready for you to add your personal brand.

13. 2002-02-28
    soldstatus $199,900 164-char remark

    Show marketing remark (164 chars)

    OPEN SPLIT FLOOR PLAN/IMMACULATE USED A AS 2ND HOME/BATH IN EVERY BR/GAS LOGS/FENCE PRIVATE DECK/IRRIGATION SYSTEM/HURRICANE SHUTTERS/OVERSIZED GARAGE/EASY TO SHOW.

14. 2002-02-01
    soldstatus $200,000
15. 2001-11-07
    listed $199,900 164-char remark

    Show marketing remark (164 chars)

    OPEN SPLIT FLOOR PLAN/IMMACULATE USED A AS 2ND HOME/BATH IN EVERY BR/GAS LOGS/FENCE PRIVATE DECK/IRRIGATION SYSTEM/HURRICANE SHUTTERS/OVERSIZED GARAGE/EASY TO SHOW.

16. 2001-05-18
    soldstatus $192,000
17. 2000-10-29
    listed $199,900

ⓘ 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: $2,544 · $212/mo
• Projected year-2 tax: $6,149 · $512/mo
• Expected delta: +$3,605/yr (+$300/mo · 141.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 54% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $288,000
• − Mortgage interest: −$42,006
• − Property taxes: −$2,544
• − Insurance: −$3,750
• − Repairs & maintenance: −$23,040
• − Management: −$23,040
• − HOA: −$2,472
• − Depreciation: −$21,815
• Taxable income: $169,333
• Est. tax owed @ 24.0%: −$40,640
• After-tax cash flow: $130,924/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: New Hanover County Schools
• NCES district ID: 3703330
• Math proficiency: 48% ▼ -3.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $49,406
• Composite: 43.13/100
• National rank: #3081
• State rank: #61 of 178 in NC

Livability — Kure Beach

• Score: 65/100
• State rank: #303
• US rank: #12563

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kure Beach, NC
• Population (ZIP): 2,017

Population outlook (New Hanover County) Hauer SSP2

• Today (2025): 259,517 people
• By 2030: 279,586 · +7.7%
• By 2040: 318,223 · +22.6%
• By 2050: 354,831 · +36.7%
• By 2075: 437,158 · +68.5%
• By 2100: 486,769 · +87.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Romanian 6% Serbian 5% Lithuanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · New Hanover

• 2024 margin: Toss-up / Even · D 49.8% · R 49.1% · Other 1.1%
• 2008→2024 swing: +2.0pp toward D · 2008: -1.4pp · 2024: 0.6pp
• All cycles: 2024: D+0.6 2020: D+2.1 2016: R+4.1 2012: R+4.7 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -197.31%
• Current HPI: 246.571
• Rent YoY: —
• Metro: —
• 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

+275.1% since first listed

12 events — show timeline

• 2026-05-20 Relisted — Hive MLS
• 2026-05-01 Contingent — Hive MLS
• 2026-03-24 Price Changed $749,900 Hive MLS
• 2026-03-09 Price Changed $774,900 Hive MLS
• 2026-02-19 Listed $799,900 Hive MLS
• 2021-11-08 Sold (MLS) $510,000 Hive MLS
• 2021-09-10 Listed $540,000 Hive MLS
• 2002-02-28 Sold (MLS) $199,900 Hive MLS
• 2002-02-01 Sold (Public Records) $200,000 Public Records
• 2001-11-07 Listed $199,900 Hive MLS
• 2001-05-18 Sold (MLS) $192,000 Hive MLS
• 2000-10-29 Listed $199,900 Hive MLS

Property tax history

+0.2%/yr

Latest (2025): $2,544 · -21.0% YoY. Source: county tax records.