155 Christy Dr · Richlands, NC 28518

$290,000

3 bd · 2.0 ba · 1,705 sqft · SingleFamily public records · 4 Days on market

Built 2011 0.38 ac lot Est $281k · at est.

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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).

• Cash flow +8.5/30.0
• Appreciation +6.9/10.0
• ARV discount +6.1/15.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.6/10.0

Listing remarks MLS

Come see this beautiful well maintained home nestled in the subdivision of Simpsons Crossing. A 3 bedroom , 2 bath split floor plan with a bonus! You will be welcomed into the an open living space with a gorgeous fireplace, high vaulted ceilings , and an open kitchen and dining where the whole family can gather together. To the left side of the home you will find the large master bedroom including the master bath with dual vanity sinks, garden tub and stand up shower. To the right you will find the other 2 bedrooms , a full bathroom, & laundry. And don't forget upstairs there is a large multi use bonus room! Schedule a showing today!

Key facts

• Master suite
• Soaking tub
• Open living area

Tags

• RECENT ROOF REPLACEMENT
• OPEN LIVING AREA
• HIGH VAULTED CEILINGS
• ABUNDANT NATURAL LIGHT
• MASTER SUITE
• SOAKING TUB

Property features AI

Exterior

• Parking: Attached 2-car garage; Paved parking
• Utilities: Public water; Septic tank sewer; Water connected
• Home design: Single-family residence; One and one-half levels (2 stories); Entry level: 1; Vinyl siding and frame construction; Zoning: RA
• Construction: Vinyl siding; Frame construction; Slab foundation; Shingle roof; Built with conventional framing
• Exterior features: Covered patio/porch; Deck; Front porch; Wood fencing in the backyard; Shingle roof; Has a view; Paved road access

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: Total rooms: 5
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Heat pump cooling
• Interior features: Walk-in closets; Ceiling fans; Furnished
• Laundry & utility: Washer hookup; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-255 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (34.5% below list).
• Recommended offer: $190k (34.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.0% in Richlands — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#151 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment 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: Richlands Elementary (math 44% / reading 40%, grade F, #633 of 1,410 statewide, top 48%, 642 students, 52% FRL); Trexler Middle (math 37% / reading 46%, grade F, #206 of 475 statewide, top 44%, 825 students, 45% FRL); Richlands High (math 52% / reading 67%, grade C+, #216 of 535 statewide, top 43%, 960 students, 40% FRL).
• Market conditions: 53 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,246 units permitted in Onslow County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($2k loan paydown + $11k appreciation (3.7% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 3y 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

• Climate carrying-cost: severe wind risk, 93% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,000 (34.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.66% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.77%
• DSCR: 0.83
• GRM: 12.7

CMA / ARV

• ARV (on-the-fly): $281,325
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
161 Christy Dr	0.05mi	3/2.0	1,707 (+0%)	3mo	$280,000	$164	95
306 Caleb Ct	0.11mi	3/2.0	1,695 (-1%)	9mo	$279,500	$165	86
158 Christy Dr	0.17mi	3/2.0	1,669 (-2%)	6mo	$290,500	$174	83
149 Christy Dr	0.07mi	3/2.0	1,705 (0%)	21mo	$265,000	$155	79
172 Christy Dr	0.15mi	3/2.0	1,682 (-1%)	15mo	$279,400	$166	78
105 Serena Mariah Ct	0.19mi	3/2.0	1,707 (+0%)	16mo	$280,000	$164	77
112 Christy Dr	0.32mi	3/2.0	1,753 (+3%)	6mo	$292,500	$167	75
168 Christy Dr	0.18mi	3/2.0	1,699 (-0%)	24mo	$280,000	$165	71

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.74% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.37×
• Total profit: $30,040
• Equity at exit: $142,599

10-year hold

• IRR: 8.7%
• Equity multiple: 2.43×
• Total profit: $115,821
• Equity at exit: $229,763

Cash invested: $81,200 (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 28518

• Home prices YoY: 1.5%
• Active inventory: 53
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$114 /mo · $1,373/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-255

Break-even live

Break-even rent $2,223

Max offer price $244,952

Occupancy floor —

Sensitivity live

Price	-10% $-91	-5% $-173	+0% $-255	+5% $-337	+10% $-419
Rent	-10% $-405	-5% $-330	+0% $-255	+5% $-180	+10% $-105
Rate	-1.0pp $-109	-0.5pp $-181	base $-255	+0.5pp $-330	+1.0pp $-407

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
186 Christy Dr Beulaville, NC	3.0	2.0	1215	$1,900	$1.56	14d	1	0.05mi

Listing history 8 events

1. 2026-05-11
   status Pending
2. 2026-05-07
   listed $290,000 Active
3. 2023-04-07
   soldstatus $255,900 Closed 648-char remark

   Show marketing remark (648 chars)

   Come see this beautiful well maintained home nestled in the subdivision of Simpsons Crossing. A 3 bedroom , 2 bath split floor plan with a bonus! You will be welcomed into the an open living space with a gorgeous fireplace, high vaulted ceilings , and an open kitchen and dining where the whole family can gather together. To the left side of the home you will find the large master bedroom including the master bath with dual vanity sinks, garden tub and stand up shower. To the right you will find the other 2 bedrooms , a full bathroom, & laundry. And don't forget upstairs there is a large multi use bonus room! Schedule a showing today!

4. 2023-04-06
   soldstatus $256,000
5. 2023-03-11
   status Pending 648-char remark

   Show marketing remark (648 chars)

   Come see this beautiful well maintained home nestled in the subdivision of Simpsons Crossing. A 3 bedroom , 2 bath split floor plan with a bonus! You will be welcomed into the an open living space with a gorgeous fireplace, high vaulted ceilings , and an open kitchen and dining where the whole family can gather together. To the left side of the home you will find the large master bedroom including the master bath with dual vanity sinks, garden tub and stand up shower. To the right you will find the other 2 bedrooms , a full bathroom, & laundry. And don't forget upstairs there is a large multi use bonus room! Schedule a showing today!

6. 2023-03-08
   listed $255,900 Active 648-char remark

   Show marketing remark (648 chars)

   Come see this beautiful well maintained home nestled in the subdivision of Simpsons Crossing. A 3 bedroom , 2 bath split floor plan with a bonus! You will be welcomed into the an open living space with a gorgeous fireplace, high vaulted ceilings , and an open kitchen and dining where the whole family can gather together. To the left side of the home you will find the large master bedroom including the master bath with dual vanity sinks, garden tub and stand up shower. To the right you will find the other 2 bedrooms , a full bathroom, & laundry. And don't forget upstairs there is a large multi use bonus room! Schedule a showing today!

7. 2018-05-11
   soldstatus $163,000
8. 2011-03-21
   soldstatus $84,000

ⓘ 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: $1,373 · $114/mo
• Projected year-2 tax: $2,378 · $198/mo
• Expected delta: +$1,005/yr (+$84/mo · 73.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 93% 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: $22,800
• − Mortgage interest: −$16,245
• − Property taxes: −$1,373
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$8,436
• Taxable loss: −$8,351
• Est. tax savings @ 24.0%: +$2,004
• After-tax cash flow: $-1,056/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 — Richlands

• Score: 69/100
• State rank: #151
• US rank: #8426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,990
• Population (ZIP): 8,065

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: Majority White (64%)
• Race & ethnicity: White 64% Hispanic / Latino 15% Black 15% Native American 3% Two or more races 2%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2%
• Common ancestry: Slovak 1% Serbian 1% Iranian 1%
• Foreign-born: 8% · Canada
• Languages at home: 86% English-only · Spanish 13%

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: ▲ 3.74%
• Current HPI: 257.5718
• 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

+245.2% since first listed

8 events — show timeline

• 2026-05-11 Pending — Hive MLS
• 2026-05-07 Listed $290,000 Hive MLS
• 2023-04-07 Sold (MLS) $255,900 Hive MLS
• 2023-04-06 Sold (Public Records) $256,000 Public Records
• 2023-03-11 Pending — Hive MLS
• 2023-03-08 Listed $255,900 Hive MLS
• 2018-05-11 Sold (Public Records) $163,000 Public Records
• 2011-03-21 Sold (Public Records) $84,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,373 · +0.0% YoY. Source: county tax records.