2000 New River Inlet Rd Unit 3110 · North Topsail Beach, NC 28460

$299,888

2 bd · 2.0 ba · 1,010 sqft · Condo · 206 Days on market

Built 1986 Good condition $297/sqft · 9% below area Est $328k · 9% under $1182/mo HOA · 61% of rent

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Why this score? — see what drove the F 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).

• ARV discount +11.4/15.0
• Schools +6.1/10.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• 1% rule +1.5/10.0
• Cash flow +0.0/30.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Experience coastal living in this beautifully maintained 2-bedroom, 2-bathroom condo at the St. Regis. This inviting residence offers a bright, open layout designed to maximize natural light and showcase stunning ocean and sound views. The well-appointed kitchen features modern appliances, ample cabinetry, and a functional layout that flows seamlessly into the dining and living areas--ideal for everyday living or entertaining. The primary suite includes a private bath and generous closet space, while the second bedroom and full bath provide flexibility for guests, a home office, or additional living needs.

Key facts

• Private balcony
• Open layout
• Ocean views

Tags

• OPEN LAYOUT
• PRIVATE BALCONY
• OCEAN VIEWS
• DIRECT BEACH ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-2k ($-26k/yr) — negative.
• Rent doesn't cover operating costs at any purchase price — skip.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (35.3% below list).
• Recommended offer: $194k (35.3% below list) — sets the bar for 1% rule.
• Cap rate -0.6% vs local median 0.2% in North Topsail Beach — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 63/100 on livability (#424 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+; Watch: health & safety D, 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: Dixon Elementary (math 63% / reading 66%, grade B, #147 of 1,410 statewide, top 11%, 736 students, 30% FRL); Dixon Middle (math 49% / reading 53%, grade C, #106 of 475 statewide, top 22%, 948 students, 39% FRL); Dixon High (math 62% / reading 72%, grade B, #142 of 535 statewide, top 28%, 1,149 students, 33% FRL) — zoned schools at 34% FRL track the district average.
• Zoned-school proficiency averages 61% 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 fast (+5.7%/yr); 734 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 13y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 61% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $193,889 (35.3% 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. It's been on market 206 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.65% ✗
• Cap rate: -0.60%
• Cash-on-cash: -24.62%
• DSCR: -0.10
• GRM: 12.9

CMA / ARV

• ARV (median comp): $328,481
• List price: $299,888
• Delta: -8.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2000 New River Inlet Rd Unit 3105	0.00mi	2/2.0	1,010 (0%)	5mo	$225,000	$223	96
2000 New River Inlet Rd Unit 1305	0.01mi	2/2.0	1,010 (0%)	5mo	$217,000	$215	96
2000 New River Inlet Road 1404 Unit 1404	0.07mi	2/2.0	1,010 (0%)	5mo	$280,000	$277	92
1983 New River Inlet Rd	0.09mi	2/1.5	1,014 (+0%)	2mo	$385,000	$380	92
2000 New River Inlet Rd Unit 2309	0.01mi	3/2.0 (+1)	1,169 (+16%)	2mo	$345,000	$295	68
1866 New River Inlet Rd Unit 3108c	0.31mi	2/2.0	904 (-10%)	3mo	$295,000	$326	65
1896 New River Inlet Inlt #1413	0.21mi	2/2.0	1,229 (+22%)	1mo	$370,000	$301	64
1896 New River Inlet Inlt #1412	0.23mi	2/2.0	1,229 (+22%)	2mo	$416,000	$338	63
1840 New River Inlet Rd #2308	0.39mi	2/2.0	904 (-10%)	4mo	$375,000	$415	61
1436 New River Inlet Rd	1.31mi	2/2.0	1,012 (+0%)	6mo	$460,000	$455	60
2210 New River Inlet Rd Unit 251	0.40mi	2/2.0	840 (-17%)	3mo	$160,000	$190	54
2264 New River Inlet Rd Unit 110	0.54mi	2/1.0	768 (-24%)	1mo	$120,000	$156	45

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 · 5.68% rent growth · sell at horizon

5-year hold

• IRR: -82.0%
• Equity multiple: -1.13×
• Total profit: $-179,097
• Equity at exit: $44,714

10-year hold

• IRR: —
• Equity multiple: -2.63×
• Total profit: $-304,813
• Equity at exit: $25,929

Cash invested: $83,969 (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 →

Active competition Active MLS

• For sale now: 1 active · 2 under contract
• Median asking: $338,000 ($335/sqft)
• Median days on market: 84 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -2.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 28460

• Rents YoY: 5.7%
• Active inventory: 734
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,939 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$1,182
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-2,149

Break-even live

Break-even rent $4,659

Max offer price —

Occupancy floor —

Sensitivity live

Price	-10% $-1,942	-5% $-2,046	+0% $-2,149	+5% $-2,253	+10% $-2,357
Rent	-10% $-2,302	-5% $-2,226	+0% $-2,149	+5% $-2,073	+10% $-1,996
Rate	-1.0pp $-1,998	-0.5pp $-2,073	base $-2,149	+0.5pp $-2,227	+1.0pp $-2,306

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: $74,972
• Closing costs: $8,997
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2000 New River Inlet Rd Unit 1511 North Topsail Beach, NC	2.0	2.0	1010	$1,600	$1.58	51d	1	0.01mi
2000 New River Inlet Rd Unit 2207 North Topsail Beach, NC	3.0	2.0	1169	$2,100	$1.80	44d	1	0.01mi
2000 New River Inlet Rd #3105 N Topsail Beach, NC	2.0	2.0	1010	$1,695	$1.68	22d	1	0.01mi
202 Bayview Dr N Topsail Beach, NC	2.0	1.5	960	$2,200	$2.29	51d	1	0.08mi
1973 New River Inlet Rd N Topsail Beach, NC	3.0	2.0	1028	$2,200	$2.14	26d	1	0.11mi
2210 New River Inlet Rd #161 North Topsail Beach, NC	2.0	2.0	840	$2,000	$2.38	10d	1	0.40mi
177 Sea Gull Ln N Topsail Beach, NC	3.0	2.0	1012	$2,300	$2.27	162d	1	0.47mi

Property features AI

Finance

• Other: Community features include pool, sidewalks and street lights
• HOA & community: Homeowners associationAssociation amenities include barbecue, basketball court, beach access and beach rights, cabana, elevators, fitness center, game room, indoor pool, grounds and structure maintenance, management, meeting/party rooms, picnic area, playground, sauna, security, storage, trash service, water, cable TV and sport courtAnnual association fee (listed annually)

Exterior

• Parking: Shared drivewayParking lot with 2 spaces in lotCovered and lighted parkingAdditional on-site paved off-street parking (concrete)
• Security: Smoke detectors
• Utilities: Public waterSewer availableWater available
• Home design: Residential condominiumOne story / entry level 1Oceanfront with a viewLocated in R-5 zoning
• Construction: Concrete, stucco and frame constructionMembrane and shingle roofPillar/post/pier foundation (other)
• Exterior features: BalconyCovered patio/porch

Interior

• Kitchen: Electric cooktopFreezerRefrigeratorDishwasherMicrowave
• Bedrooms: Total of 5 rooms (includes living spaces and bedrooms)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with heat pumpCentral air conditioning
• Interior features: Master bedroom on the downstairs levelElevatorFurnished
• Laundry & utility: Washer and dryerLaundry closet

HOA detail $1,182/mo · $14,184/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $299,888 Active 206 DOM
2. 2026-11-07
   days on market $299,888 Active 205 DOM
3. 2026-11-06
   days on market $299,888 Active 204 DOM
4. 2026-11-05
   days on market $299,888 Active 203 DOM
5. 2026-11-04
   days on market $299,888 Active 202 DOM
6. 2026-11-02
   days on market $299,888 Active 200 DOM
7. 2026-11-01
   days on market $299,888 Active 199 DOM
8. 2026-10-31
   days on market $299,888 Active 198 DOM
9. 2026-10-30
   days on market $299,888 Active 197 DOM
10. 2026-10-29
    days on market $299,888 Active 196 DOM
11. 2026-10-28
    days on market $299,888 Active 195 DOM
12. 2026-10-27
    days on market $299,888 Active 194 DOM
13. 2026-10-26
    days on market $299,888 Active 193 DOM
14. 2026-10-25
    days on market $299,888 Active 192 DOM
15. 2026-10-24
    days on market $299,888 Active 191 DOM
16. 2026-10-23
    days on market $299,888 Active 190 DOM
17. 2026-10-22
    days on market $299,888 Active 189 DOM
18. 2026-10-21
    days on market $299,888 Active 188 DOM
19. 2026-10-20
    days on market $299,888 Active 187 DOM
20. 2026-10-19
    days on market $299,888 Active 186 DOM
21. 2026-10-18
    days on market $299,888 Active 185 DOM
22. 2026-10-17
    days on market $299,888 Active 184 DOM
23. 2026-10-16
    days on market $299,888 Active 183 DOM
24. 2026-10-15
    days on market $299,888 Active 182 DOM
25. 2026-10-14
    days on market $299,888 Active 181 DOM
26. 2026-10-13
    days on market $299,888 Active 180 DOM
27. 2026-10-12
    days on market $299,888 Active 179 DOM
28. 2026-10-11
    days on market $299,888 Active 178 DOM
29. 2026-10-10
    days on market $299,888 Active 177 DOM
30. 2026-10-09
    days on market $299,888 Active 176 DOM
31. 2026-10-08
    days on market $299,888 Active 175 DOM
32. 2026-10-07
    days on market $299,888 Active 174 DOM
33. 2026-10-06
    days on market $299,888 Active 173 DOM
34. 2026-10-05
    days on market $299,888 Active 172 DOM
35. 2026-10-04
    days on market $299,888 Active 171 DOM
36. 2026-10-04
    days on market $299,888 Active 170 DOM
37. 2026-10-02
    days on market $299,888 Active 169 DOM
38. 2026-10-01
    days on market $299,888 Active 168 DOM
39. 2026-09-29
    days on market $299,888 Active 166 DOM
40. 2026-09-28
    days on market $299,888 Active 165 DOM
41. 2026-09-27
    days on market $299,888 Active 164 DOM
42. 2026-09-26
    days on market $299,888 Active 163 DOM
43. 2026-09-25
    days on market $299,888 Active 162 DOM
44. 2026-09-24
    days on market $299,888 Active 161 DOM
45. 2026-09-24
    days on market $299,888 Active 160 DOM
46. 2026-09-22
    days on market $299,888 Active 159 DOM
47. 2026-09-20
    days on market $299,888 Active 157 DOM
48. 2026-09-18
    days on market $299,888 Active 155 DOM
49. 2026-09-17
    days on market $299,888 Active 154 DOM
50. 2026-09-16
    days on market $299,888 Active 153 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $23,267
• − Mortgage interest: −$16,798
• − Property taxes: −$4,498
• − Insurance: −$6,618
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − HOA: −$14,184
• − Depreciation: −$8,724
• Taxable loss: −$31,279
• Est. tax savings @ 24.0%: +$7,507
• After-tax cash flow: $-18,284/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $5,050–$15,150 screening

This well-maintained 2-bedroom, 2-bathroom condo at the St. Regis offers a bright, open layout with modern amenities and stunning ocean views. Minor updates to the exterior and common areas would significantly enhance its curb appeal and resale value.

Value-add opportunities

• Both Paint exterior and common areas — Enhances curb appeal and resale value. ↑
• Both Replace carpet in bedrooms — Improves comfort and aesthetics. ↑
• Both Service HVAC system — Ensures comfort and energy efficiency. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

C Composite school gradezoned avg 61/100

Zoned Schools

Elementary Dixon Elementary B NC #147/1,410 Nat'l #5,189/41,679 Middle Dixon Middle C NC #106/475 Nat'l #3,276/14,009 High Dixon High B NC #142/535 Nat'l #2,514/17,239

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

C Composite livability gradescore 63/100

Livability — North Topsail Beach

• Score: 63/100
• State rank: #424
• US rank: #15770

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Topsail Beach, NC
• County: Onslow County · 189,789 people
• Metro: Jacksonville, NC
• Population (ZIP): 13,532
• Household income: $88,908
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 2% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 13% Hispanic / Latino 9% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Dominican 2%
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 1%

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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: ▼ -162.21%
• Current HPI: 176.3461
• Rent YoY: ▲ 5.68%
• Metro: Jacksonville, NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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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

Property features AI

Finance

• Other: Community features include pool, sidewalks and street lights
• HOA & community: Homeowners associationAssociation amenities include barbecue, basketball court, beach access and beach rights, cabana, elevators, fitness center, game room, indoor pool, grounds and structure maintenance, management, meeting/party rooms, picnic area, playground, sauna, security, storage, trash service, water, cable TV and sport courtAnnual association fee (listed annually)

Exterior

• Parking: Shared drivewayParking lot with 2 spaces in lotCovered and lighted parkingAdditional on-site paved off-street parking (concrete)
• Security: Smoke detectors
• Utilities: Public waterSewer availableWater available
• Home design: Residential condominiumOne story / entry level 1Oceanfront with a viewLocated in R-5 zoning
• Construction: Concrete, stucco and frame constructionMembrane and shingle roofPillar/post/pier foundation (other)
• Exterior features: BalconyCovered patio/porch

Interior

• Kitchen: Electric cooktopFreezerRefrigeratorDishwasherMicrowave
• Bedrooms: Total of 5 rooms (includes living spaces and bedrooms)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with heat pumpCentral air conditioning
• Interior features: Master bedroom on the downstairs levelElevatorFurnished
• Laundry & utility: Washer and dryerLaundry closet

Price history

+126.3% since first listed

21 events — show timeline

• 2026-04-16 Listed $299,888 Hive MLS
• 2026-03-24 Listing Removed — Hive MLS
• 2025-11-24 Price Changed $318,250 Hive MLS
• 2025-06-30 Price Changed $335,000 Hive MLS
• 2025-04-03 Listed $350,000 Hive MLS
• 2025-03-03 Listing Removed — Hive MLS
• 2025-01-21 Price Changed $355,000 Hive MLS
• 2025-01-21 Relisted — Hive MLS
• 2025-01-20 Listing Removed — Hive MLS
• 2024-10-19 Listed $360,000 Hive MLS
• 2023-04-11 Sold (MLS) $338,000 Hive MLS
• 2023-03-27 Pending — Hive MLS
• 2023-03-16 Listed $350,000 Hive MLS
• 2018-07-23 Sold (MLS) $163,900 Hive MLS
• 2018-05-22 Listed $164,900 Hive MLS
• 2018-01-30 Sold (MLS) $150,000 Hive MLS
• 2017-09-18 Listed $159,900 Hive MLS
• 2016-03-21 Sold (MLS) $129,000 Hive MLS
• 2014-11-01 Listed $134,900 Hive MLS
• 2014-04-30 Listing Removed — Hive MLS
• 2013-04-05 Listed $132,500 Hive MLS