245 Barrington Rdg · Bogue, NC 28570

$499,000

3 bd · 2.0 ba · 1,492 sqft · Other public records · 15 Days on market

Built 1995 0.49 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully renovated one-story ranch nestled in a quiet, family-friendly neighborhood within the highly sought-after Croatan School District. Offering 3 bedrooms and 2 baths, this move-in-ready gem has been thoughtfully updated and is truly one of a kind. Step inside to discover gorgeous LVP flooring throughout, elegant quartz countertops, and a spacious kitchen complete with stainless steel appliances that all convey. Every detail has been carefully considered, creating a warm and inviting space that is both stylish and functional. Outside, you'll find even more to love. The large fenced backyard provides plenty of room for children, pets, gardening, and entertaining.

Key facts

• Quartz countertops
• Spacious kitchen
• Lvp flooring

Tags

• RENOVATED ONE STORY RANCH
• LVP FLOORING
• QUARTZ COUNTERTOPS
• SPACIOUS KITCHEN
• STAINLESS STEEL APPLIANCES
• LARGE FENCED BACKYARD

Property features AI

Finance

• Other: Zoned residential; Subdivision: Lake Arthur Estates
• HOA & community: No association amenities

Exterior

• Parking: Attached garage; Carport (1 space); Paved parking
• Utilities: Public water and well available; Water connected; Septic tank
• Home design: Single-family residence; One story; Entry level: 1; Vinyl siding and frame construction
• Construction: Shingle/composition roof; Slab foundation; Built with vinyl siding and frame
• Exterior features: Covered front porch; Backyard fencing; Landscaped lot; Greenhouse; Shed(s); Storage; Workshop; Has a view

Interior

• Kitchen: Gas cooktop; Dishwasher; Microwave; Refrigerator
• Bedrooms: Master located downstairs
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Electric heating; Heat pump
• Interior features: Master suite on the main level; Ceiling fans; Eat-in kitchen; Accessible full bathroom; Total of 8 rooms; No basement
• Laundry & utility: Washer; Dryer; Washer hookup in hall; Water softener; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $499k.

Deal economics

• At list price, monthly cash flow is $7k ($84k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $499k).
• Recommended offer: $492k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#311 in NC) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living 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: White Oak Elementary (math 76% / reading 65%, grade A-, #88 of 1,410 statewide, top 6%, 772 students, 100% FRL); Broad Creek Middle (math 63% / reading 68%, grade A-, #28 of 475 statewide, top 6%, 710 students, 100% FRL); Croatan High (math 82% / reading 78%, grade A, #73 of 535 statewide, top 13%, 974 students, 26% FRL) — zoned schools average 75% FRL vs 39% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 72% at this address vs 60% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Carteret County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 216 active listings in the ZIP; 935 units permitted in Carteret County in 2024 (360 in 5+ unit buildings).
• At $12,608/mo this rent would consume 215% 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 $15k 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 $140k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($492k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $163k; list at $499k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $491,515 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 2.53% ✓
• Cap rate: 23.21%
• Cash-on-cash: 60.41%
• DSCR: 3.69
• GRM: 3.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.2%
• Equity multiple: 3.63×
• Total profit: $366,962
• Equity at exit: $74,403

10-year hold

• IRR: 63.9%
• Equity multiple: 7.41×
• Total profit: $895,825
• Equity at exit: $43,144

Cash invested: $139,720 (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: 3.3×

Monthly cashflow live

• Estimated rent: $12,608 medium
• Mortgage (P&I): −$2,617
• Tax from tax record: −$102 /mo · $1,225/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,648
• Net cashflow: $7,033

Break-even live

Break-even rent $3,705

Max offer price $499,000

Occupancy floor 39%

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: $124,750
• Closing costs: $14,970
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $499,000 Active 15 DOM
2. 2026-06-18
   days on market $499,000 Active 14 DOM
3. 2026-06-17
   days on market $499,000 Active 13 DOM
4. 2026-06-16
   days on market $499,000 Active 12 DOM
5. 2026-06-15
   days on market $499,000 Active 11 DOM
6. 2026-06-14
   days on market $499,000 Active 9 DOM
7. 2026-06-12
   days on market $499,000 Active 8 DOM
8. 2026-06-09
   days on market $499,000 Active 5 DOM
9. 2026-06-08
   days on market $499,000 Active 4 DOM
10. 2026-06-07
    days on market $499,000 Active 3 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $499,000 Active 1 DOM

ⓘ 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: $1,225 · $102/mo
• Projected year-2 tax: $4,092 · $341/mo
• Expected delta: +$2,867/yr (+$239/mo · 234.1%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥103°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $151,292
• − Mortgage interest: −$27,952
• − Property taxes: −$1,225
• − Insurance: −$2,495
• − Repairs & maintenance: −$12,103
• − Management: −$12,103
• − Depreciation: −$14,516
• Taxable income: $80,897
• Est. tax owed @ 24.0%: −$19,415
• After-tax cash flow: $64,984/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: 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 — Bogue

• Score: 65/100
• State rank: #311
• US rank: #13024

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bogue, NC
• County: Carteret County · 52,389 people
• 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

+206.1% since first listed

2 events — show timeline

• 2026-06-04 Listed $499,000 Hive MLS
• 2014-09-19 Sold (Public Records) $163,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,225 · +54.4% YoY. Source: county tax records.