346 Revolution Rd · Broad Creek, NC 28570

$479,756

5 bd · 3.0 ba · 3,315 sqft · SingleFamily · 4 Days on market

Built 2026 Good condition 10,019 sqft lot Est $603k · 20% under $27/mo HOA

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRE SALE! The Clayton is a two-story home with five bedrooms and three baths. This home features a large open great room, formal dining room, guest suite and study downstairs. The kitchen with bar top seating at the island is open to the great room for a perfect entertaining space. The upstairs Owner's Suite, includes a private bath, sitting area, and large walk-in closet. Three secondary bedrooms are also located upstairs along with the spacious loft and laundry room. Options for this home may include a fireplace in the family room, ''drop zone'' near the garage entrance, garage service door, tray ceilings, and even a luxury owner's bathroom. Brought to you by the sought after JC Jackson H

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 2026

Property features AI

Finance

• Other: Subdivision: Heritage Pointe; Paved road access; Lot dimensions approximately 135 x 75
• HOA & community: Homeowners association with annual fee of $325 (about $27.08/month); Association provides management and handles taxes

Exterior

• Parking: Attached garage with 2 parking spaces; Garage faces front; Concrete driveway; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas connected; Water connected; Sewer connected; Electric service (standard)
• Home design: Single-family residence; Two stories; Entry on level 1; New construction
• Construction: Vinyl siding with stone veneer and frame construction; Shingle roof; Slab foundation; Built recently (new construction)
• Exterior features: Front porch and patio; Porch; Patio; Street lights in the community; Has a view; No fencing

Interior

• Kitchen: Gas oven; Gas cooktop; Dishwasher; Disposal; Vented exhaust fan; Tankless water heater
• Bedrooms: Bedrooms information not specified
• Flooring: Carpet; Tile
• Bathrooms: 3 full bathrooms; Accessible full bath
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Zoned cooling; Programmable thermostat
• Interior features: Walk-in closets; Tray ceilings; Kitchen island; Ceiling fans; Pantry; Insulated windows; Gas log fireplace
• Laundry & utility: Laundry room with washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $480k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $10k ($116k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $480k).
• Cap rate 30.5% vs local median 22.6% in Broad Creek — 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 64/100 on livability (#340 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Carteret County Public Schools (rural): math 59% / reading 61% proficiency, ranked #31 of 178 in NC (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Newport Elementary (math 48% / reading 45%, grade D-, #542 of 1,410 statewide, top 39%, 645 students, 100% FRL); Newport Middle (math 39% / reading 56%, grade C-, #140 of 475 statewide, top 30%, 378 students, 98% FRL); West Carteret High (math 82% / reading 71%, grade A-, #89 of 535 statewide, top 16%, 1,146 students, 40% FRL) — zoned schools average 79% FRL vs 39% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 216 active listings in the ZIP; 935 units permitted in Carteret County in 2024 (360 in 5+ unit buildings).
• At $16,500/mo this rent would consume 282% of the median local household income ($70k/yr) (locally 461% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• Carteret County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $134k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $479,756

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 3.44% ✓
• Cap rate: 30.54%
• Cash-on-cash: 86.59%
• DSCR: 4.85
• GRM: 2.4

CMA / ARV

• ARV (on-the-fly): $603,330
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Ballantine Grove Ln	0.52mi	4/3.0 (-1)	3,295 (-1%)	4mo	$600,000	$182	66

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: 87.1%
• Equity multiple: 5.02×
• Total profit: $539,868
• Equity at exit: $71,533

10-year hold

• IRR: 90.2%
• Equity multiple: 10.43×
• Total profit: $1,266,115
• Equity at exit: $41,481

Cash invested: $134,332 (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 28570

• Home prices YoY: -16.2%
• Active inventory: 216
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $16,500 medium
• Mortgage (P&I): −$2,516
• Tax est. 1.5%: −$600 /mo · $7,196/yr
• Insurance: −$200
• HOA: −$27
• Vacancy / Maint / Mgmt: −$3,465
• Net cashflow: $9,693

Break-even live

Break-even rent $4,231

Max offer price $479,756

Occupancy floor 36%

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: $119,939
• Closing costs: $14,393
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 2 events

1. 2026-05-08
   status Pending
2. 2026-05-04
   listed $479,756 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥102°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $198,005
• − Mortgage interest: −$26,874
• − Property taxes: −$7,196
• − Insurance: −$2,399
• − Repairs & maintenance: −$15,840
• − Management: −$15,840
• − HOA: −$324
• − Depreciation: −$13,957
• Taxable income: $115,575
• Est. tax owed @ 24.0%: −$27,738
• After-tax cash flow: $88,576/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 · 2 photos

Good 80/100 Cosmetic rehab

This two-story home with five bedrooms and three baths is in good condition with a good exterior and landscaping. It has potential for both resale and rental value with updates to the exterior, interior, and systems.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and the home's overall appearance.
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value.
• Resale Interior updates (paint, fixtures) — Fresh paint and updated fixtures can make the interior more appealing to potential buyers.
• Resale Kitchen and bathroom updates — Modernizing the kitchen and bathrooms can significantly increase the home's value for resale.
• Resale Addition of a fireplace — A fireplace can be a desirable feature for many buyers, especially in a two-story home with five bedrooms.
• Rental Garage service door — A service door can be convenient for tenants and increase rental appeal.
• Resale Tray ceilings — Tray ceilings can add architectural interest and elevate the home's aesthetic appeal.
• Resale Luxury owner's bathroom — A luxurious owner's bathroom can be a selling point for potential buyers, especially in a home with five bedrooms.
• Rental Drop zone near the garage entrance — A drop zone can be practical for tenants and improve the home's rental appeal.
• Both Garage condensers — Upgrading the HVAC condensers can improve energy efficiency and comfort, benefiting both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and the home's overall appearance. ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value. ↑
• Resale Interior updates (paint, fixtures) — Fresh paint and updated fixtures can make the interior more appealing to potential buyers. ↑
• Resale Kitchen and bathroom updates — Modernizing the kitchen and bathrooms can significantly increase the home's value for resale. ↑
• Resale Addition of a fireplace — A fireplace can be a desirable feature for many buyers, especially in a two-story home with five bedrooms. ↑
• Rental Garage service door — A service door can be convenient for tenants and increase rental appeal. ↑
• Resale Tray ceilings — Tray ceilings can add architectural interest and elevate the home's aesthetic appeal. ↑
• Resale Luxury owner's bathroom — A luxurious owner's bathroom can be a selling point for potential buyers, especially in a home with five bedrooms. ↑
• Rental Drop zone near the garage entrance — A drop zone can be practical for tenants and improve the home's rental appeal. ↑
• Both Garage condensers — Upgrading the HVAC condensers can improve energy efficiency and comfort, benefiting both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Carteret County Public Schools
• NCES district ID: 3700630
• Math proficiency: 59% ▲ 5.00%
• Reading proficiency: 61% ▲ 2.00%
• Median HH income: $48,330
• Composite: 50.92/100
• National rank: #1786
• State rank: #31 of 178 in NC

Livability — Broad Creek

• Score: 64/100
• State rank: #340
• US rank: #13718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Broad Creek, NC
• County: Carteret County · 52,389 people
• City population: 22,197
• Metro: Morehead City, NC
• Population (ZIP): 22,197
• Household income: $70,229
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 461.0

Population outlook (Carteret County) Hauer SSP2

• Today (2025): 73,443 people
• By 2030: 75,344 · +2.6%
• By 2040: 78,142 · +6.4%
• By 2050: 80,091 · +9.1%
• By 2075: 86,120 · +17.3%
• By 2100: 89,408 · +21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 6% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 2%
• Foreign-born: 5% · Canada, Dominican Republic
• Languages at home: 92% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · Carteret

• 2024 margin: Solid R (+43.1) · D 28.0% · R 71.1%
• 2008→2024 swing: -8.4pp toward R · 2008: -34.7pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+42.0 2016: R+44.5 2012: R+41.0 2008: R+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.54%
• Current HPI: 276.6589
• Rent YoY: —
• Metro: Morehead City, 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

2 events — show timeline

• 2026-05-08 Pending — Hive MLS
• 2026-05-04 Listed $479,756 Hive MLS