418 Decatur Rd · Jacksonville, NC 28540

$195,000

3 bd · 1.0 ba · 1,310 sqft · SingleFamily public records · 70 Days on market

Built 1959 0.29 ac lot Est $233k · 16% under

---

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).

• ARV discount +14.9/15.0
• Cash flow +13.2/30.0
• DSCR +4.0/10.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great starter home or the perfect investment property. This 3 bedroom, 1 full bathroom home is located in the city limits which makes easy to get around town. The kitchen appliances were replaced in 2023, they are included in the sale along with the washer & dryer are included in the sale. Seller has encapsulated the crawl space and had a new HVAC installed in 2021. Call today to schedule your VIP tour!

Key facts

• 0.29 acre lot
• Built 1959
• Listed 69 days

Property features AI

Exterior

• Parking: On-street parking available; On-site parking available
• Utilities: Public water; Public sewer; Water and sewer connected
• Home design: Single family residence; One story; Entry level on first floor
• Construction: Brick, vinyl siding and frame construction; Shingle roof; Crawl space foundation; Built as a residential single family home
• Exterior features: Chain link fencing; No patio or porch listed; Has a view

Interior

• Kitchen: Electric oven; Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Total of 5 rooms (bedrooms included)
• Flooring: Vinyl; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Ceiling fan(s); Window coverings
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $-2 ($-30/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (20.9% below list).
• Recommended offer: $154k (20.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.4% in Jacksonville — 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 71/100 on livability (#111 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime F, amenities 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: Northwoods Elementary (math 42% / reading 47%, grade F, #574 of 1,410 statewide, top 43%, 351 students, 69% FRL); Northwoods Park Middle (math 34% / reading 46%, grade F, #222 of 475 statewide, top 49%, 688 students, 52% FRL); Jacksonville High (math 52% / reading 66%, grade C+, #233 of 535 statewide, top 44%, 1,423 students, 44% FRL) — zoned schools average 55% FRL vs 37% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 380 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• It's been on market 70 days — a 6% lower offer ($183k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $195k implies a 255% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,209 (20.9% 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 70 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 6.28%
• Cash-on-cash: -0.05%
• DSCR: 1.00
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $233,180
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
400 Seminole Trl	0.02mi	3/2.0	1,193 (-9%)	2mo	$235,000	$197	79
308 Woodhaven Dr	0.43mi	3/1.0	1,335 (+2%)	3mo	$124,900	$94	74
13 Bosco Dr	0.17mi	3/1.5	1,188 (-9%)	3mo	$140,000	$118	72
412 Seminole Trl	0.13mi	3/1.0	1,150 (-12%)	3mo	$205,000	$178	71
408 Decatur Rd	0.11mi	3/2.0	1,150 (-12%)	2mo	$234,600	$204	69
505 Maple St	0.45mi	3/2.0	1,301 (-1%)	7mo	$218,000	$168	68
608 Maple St	0.28mi	3/1.0	1,158 (-12%)	2mo	$205,000	$177	66
721 Gardenview Dr	0.69mi	3/2.0	1,330 (+2%)	2mo	$238,000	$179	60
721 Vernon Dr	0.63mi	3/2.0	1,373 (+5%)	1mo	$219,900	$160	58
719 Page Dr	0.69mi	3/2.0	1,365 (+4%)	4mo	$240,000	$176	54
703 Christine Ave	0.74mi	3/2.0	1,182 (-10%)	0mo	$245,000	$207	45
801 Schoolfield Dr Lot 131	0.51mi	3/2.0	1,500 (+14%)	5mo	$339,582	$226	44

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 · 4.47% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.46×
• Total profit: $-29,497
• Equity at exit: $29,075

10-year hold

• IRR: -4.3%
• Equity multiple: 0.70×
• Total profit: $-16,327
• Equity at exit: $16,860

Cash invested: $54,600 (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 28540

• Home prices YoY: -21.5%
• Rents YoY: 4.5%
• Active inventory: 380
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,542 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$117 /mo · $1,403/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-2

Break-even live

Break-even rent $1,545

Max offer price $194,560

Occupancy floor 95%

Sensitivity live

Price	-10% $108	-5% $53	+0% $-2	+5% $-58	+10% $-113
Rent	-10% $-124	-5% $-63	+0% $-2	+5% $58	+10% $119
Rate	-1.0pp $96	-0.5pp $47	base $-2	+0.5pp $-53	+1.0pp $-104

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
508 Henderson Dr Jacksonville, NC	3.0	1.0	1050	$1,400	$1.33	22d	1	0.66mi
1030 Daniel Dr Jacksonville, NC	3.0	2.0	1872	$2,000	$1.07	22d	1	0.89mi
16 White Oak St Jacksonville, NC	3.0	2.0	1150	$1,650	$1.43	22d	1	1.04mi
113 N Shore Dr Jacksonville, NC	3.0	1.0	1126	$1,395	$1.24	22d	1	1.12mi
319 Bracken Pl Jacksonville, NC	2.0	3.0	992	$1,150	$1.16	22d	1	1.28mi
200 Carmen Ave Jacksonville, NC	1.0–2.0	1.0–1.5	871	$1,320	$1.52	14d	6	1.34mi
129 Sanders St Jacksonville, NC	3.0	2.0	1198	$1,450	$1.21	22d	1	1.43mi

Listing history 20 events

1. 2026-06-19
   days on market $195,000 Active 70 DOM
2. 2026-06-18
   days on market $195,000 Active 69 DOM
3. 2026-06-17
   price $195,000 Active 68 DOM
4. 2026-06-17
   days on market $205,000 Active 68 DOM
5. 2026-06-16
   days on market $205,000 Active 67 DOM
6. 2026-06-15
   days on market $205,000 Active 66 DOM
7. 2026-06-14
   days on market $205,000 Active 64 DOM
8. 2026-06-13
   days on market $205,000 Active 63 DOM
9. 2026-06-10
   days on market $205,000 Active 61 DOM
10. 2026-06-09
    days on market $205,000 Active 60 DOM
11. 2026-06-09
    days on market $205,000 Active 59 DOM
12. 2026-06-07
    days on market $205,000 Active 58 DOM
13. 2026-06-03
    days on market $205,000 Active 54 DOM
14. 2026-06-02
    days on market $205,000 Active 53 DOM
15. 2026-06-01
    days on market $205,000 Active 52 DOM
16. 2026-05-31
    days on market $205,000 Active 51 DOM
17. 2026-05-30
    days on market $205,000 Active 50 DOM
18. 2026-04-27
    price $205,000
19. 2026-04-10
    listed $215,000 Active
20. 2015-01-15
    soldstatus $55,000

ⓘ 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: $1,403 · $117/mo
• Projected year-2 tax: $1,599 · $133/mo
• Expected delta: +$196/yr (+$16/mo · 14.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 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: $18,505
• − Mortgage interest: −$10,923
• − Property taxes: −$1,403
• − Insurance: −$975
• − Repairs & maintenance: −$1,480
• − Management: −$1,480
• − Depreciation: −$5,673
• Taxable loss: −$3,429
• Est. tax savings @ 24.0%: +$823
• After-tax cash flow: $793/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 — Jacksonville

• Score: 71/100
• State rank: #111
• US rank: #6991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, NC
• County: Onslow County · 164,453 people
• City population: 96,397
• Metro: Jacksonville, NC
• Population (ZIP): 49,141
• Household income: $65,625
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 1304.0

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: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 62% Black 14% Hispanic / Latino 14% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6%
• Common ancestry: Italian 3% Serbian 2% Romanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 90% English-only · Spanish 7% Chinese 1% Other Asian/Pacific 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: ▼ -60.11%
• Current HPI: 219.5571
• Rent YoY: ▲ 4.47%
• 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

+272.7% since first listed

3 events — show timeline

• 2026-04-27 Price Changed $205,000 Hive MLS
• 2026-04-10 Listed $215,000 Hive MLS
• 2015-01-15 Sold (Public Records) $55,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,403 · +0.0% YoY. Source: county tax records.