126 Rainmaker Dr · Half Moon, NC 28540

$209,000

3 bd · 2.0 ba · 1,674 sqft · Manufactured public records · 93 Days on market

Built 2003 0.42 ac lot Est $218k · at est.

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Why this score? — see what drove the C- 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 +18.4/30.0
• ARV discount +9.3/15.0
• DSCR +5.8/10.0
• Schools +3.9/10.0
• 1% rule +3.7/10.0
• Rent growth +3.6/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This lovely manufactured home is situated on a spacious cul-de-sac lot, offering plenty of room to enjoy. The interior features both a living room and a family room, providing ample space for relaxation and entertaining. The large kitchen boasts plenty of counter space, perfect for meal prep and hosting gatherings. You'll also find a convenient separate laundry/mud room. The primary bedroom is generously sized, and the en-suite bathroom includes both a tub and a shower. Outside, the backyard features a large deck and a storage shed, offering additional space for your needs.

Key facts

• Welcoming kitchen
• Open floor plan
• Cul-de-sac

Tags

• CUL-DE-SAC
• OPEN FLOOR PLAN
• WELCOMING KITCHEN
• CENTER ISLAND
• DEEP SOAKING TUB
• REAR DECK

Property features AI

Finance

• Other: Zoning: R-8M
• Financial info: Annual tax amount listed (see agent for details)

Exterior

• Parking: Concrete and paved parking areas
• Utilities: Public water; Septic tank; Water connected
• Home design: Manufactured home; Single-story
• Construction: Vinyl siding; Frame construction; Shingle roof
• Exterior features: Deck; Front porch; Shed(s); Located on a cul-de-sac; Has view; Paved roads

Interior

• Kitchen: Electric oven; Electric cooktop; Refrigerator; Dishwasher; Microwave
• Bedrooms: Total rooms: 6
• Flooring: Carpet; See remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating (electric); Central air conditioning
• Interior features: Walk-in closets; Ceiling fans; Window coverings; Crawl space
• Laundry & utility: Washer hookup; Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $209k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (12.8% below list).
• Recommended offer: $182k (12.8% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.4% in Half Moon — 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 59/100 on livability (#552 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D, 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: Stateside Elementary (math 43% / reading 46%, grade F, #574 of 1,410 statewide, top 43%, 564 students, 41% 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).
• Market conditions: Rents rising fast (+4.5%/yr); 386 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,246 units permitted in Onslow County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 93 days — a 9% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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, 99% chance of damaging wind over 30y; major 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 $182,170 (12.8% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $217,620
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Rainmaker Dr	0.05mi	3/2.0	1,512 (-10%)	10mo	$197,000	$130	74
484 Briarneck Rd	0.54mi	3/2.0	1,674 (0%)	3mo	$235,000	$140	72
302 Hybrid Ct	0.17mi	3/2.0	1,620 (-3%)	20mo	$189,900	$117	70
201 Treetop Ct	0.43mi	3/2.0	1,725 (+3%)	14mo	$195,000	$113	63
108 Kayla Ct	0.38mi	3/2.0	1,728 (+3%)	22mo	$205,000	$119	59
125 Magnolia Gardens Dr	0.47mi	3/2.0	1,512 (-10%)	8mo	$205,000	$136	56
306 Windy Branch Way	0.38mi	3/2.0	1,512 (-10%)	21mo	$204,900	$136	48
121 Old Beechtree Ln	0.70mi	3/2.0	1,568 (-6%)	23mo	$189,900	$121	38

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: -8.6%
• Equity multiple: 0.68×
• Total profit: $-18,690
• Equity at exit: $31,163

10-year hold

• IRR: 2.5%
• Equity multiple: 1.19×
• Total profit: $11,039
• Equity at exit: $18,071

Cash invested: $58,520 (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: 386
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,822 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$59 /mo · $710/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $197

Break-even live

Break-even rent $1,572

Max offer price $209,000

Occupancy floor 84%

Sensitivity live

Price	-10% $315	-5% $256	+0% $197	+5% $138	+10% $79
Rent	-10% $53	-5% $125	+0% $197	+5% $269	+10% $341
Rate	-1.0pp $302	-0.5pp $250	base $197	+0.5pp $143	+1.0pp $88

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Saw Briar Ct Jacksonville, NC	4.0	2.0	2004	$2,100	$1.05	14d	1	0.69mi
138 Briar Hollow Dr Jacksonville, NC	3.0	2.5	1785	$1,895	$1.06	22d	1	0.81mi

Listing history 33 events

1. 2026-06-21
   days on market $209,000 Active 93 DOM
2. 2026-06-19
   days on market $209,000 Active 91 DOM
3. 2026-06-18
   days on market $209,000 Active 90 DOM
4. 2026-06-17
   days on market $209,000 Active 89 DOM
5. 2026-06-16
   days on market $209,000 Active 88 DOM
6. 2026-06-15
   days on market $209,000 Active 87 DOM
7. 2026-06-14
   days on market $209,000 Active 85 DOM
8. 2026-06-13
   pricedays on market $209,000 Active 84 DOM
9. 2026-06-10
   days on market $214,900 Active 82 DOM
10. 2026-06-09
    days on market $214,900 Active 81 DOM
11. 2026-06-09
    days on market $214,900 Active 80 DOM
12. 2026-06-07
    days on market $214,900 Active 79 DOM
13. 2026-06-03
    days on market $214,900 Active 75 DOM
14. 2026-06-02
    days on market $214,900 Active 74 DOM
15. 2026-06-01
    days on market $214,900 Active 73 DOM
16. 2026-05-31
    days on market $214,900 Active 72 DOM
17. 2026-05-30
    days on market $214,900 Active 71 DOM
18. 2026-03-20
    listed $214,900 Active
19. 2024-11-14
    soldstatus $194,000 Closed 580-char remark

    Show marketing remark (580 chars)

    This lovely manufactured home is situated on a spacious cul-de-sac lot, offering plenty of room to enjoy. The interior features both a living room and a family room, providing ample space for relaxation and entertaining. The large kitchen boasts plenty of counter space, perfect for meal prep and hosting gatherings. You'll also find a convenient separate laundry/mud room. The primary bedroom is generously sized, and the en-suite bathroom includes both a tub and a shower. Outside, the backyard features a large deck and a storage shed, offering additional space for your needs.

20. 2024-11-14
    soldstatus $194,000

    Show marketing remark (580 chars)

    This lovely manufactured home is situated on a spacious cul-de-sac lot, offering plenty of room to enjoy. The interior features both a living room and a family room, providing ample space for relaxation and entertaining. The large kitchen boasts plenty of counter space, perfect for meal prep and hosting gatherings. You'll also find a convenient separate laundry/mud room. The primary bedroom is generously sized, and the en-suite bathroom includes both a tub and a shower. Outside, the backyard features a large deck and a storage shed, offering additional space for your needs.

21. 2024-10-20
    status Pending 580-char remark

    Show marketing remark (580 chars)

    This lovely manufactured home is situated on a spacious cul-de-sac lot, offering plenty of room to enjoy. The interior features both a living room and a family room, providing ample space for relaxation and entertaining. The large kitchen boasts plenty of counter space, perfect for meal prep and hosting gatherings. You'll also find a convenient separate laundry/mud room. The primary bedroom is generously sized, and the en-suite bathroom includes both a tub and a shower. Outside, the backyard features a large deck and a storage shed, offering additional space for your needs.

22. 2024-10-15
    price $188,000 580-char remark

    Show marketing remark (580 chars)

    This lovely manufactured home is situated on a spacious cul-de-sac lot, offering plenty of room to enjoy. The interior features both a living room and a family room, providing ample space for relaxation and entertaining. The large kitchen boasts plenty of counter space, perfect for meal prep and hosting gatherings. You'll also find a convenient separate laundry/mud room. The primary bedroom is generously sized, and the en-suite bathroom includes both a tub and a shower. Outside, the backyard features a large deck and a storage shed, offering additional space for your needs.

23. 2024-10-07
    price $192,000 580-char remark

    Show marketing remark (580 chars)

    This lovely manufactured home is situated on a spacious cul-de-sac lot, offering plenty of room to enjoy. The interior features both a living room and a family room, providing ample space for relaxation and entertaining. The large kitchen boasts plenty of counter space, perfect for meal prep and hosting gatherings. You'll also find a convenient separate laundry/mud room. The primary bedroom is generously sized, and the en-suite bathroom includes both a tub and a shower. Outside, the backyard features a large deck and a storage shed, offering additional space for your needs.

24. 2024-09-19
    price $193,000 580-char remark

    Show marketing remark (580 chars)

    This lovely manufactured home is situated on a spacious cul-de-sac lot, offering plenty of room to enjoy. The interior features both a living room and a family room, providing ample space for relaxation and entertaining. The large kitchen boasts plenty of counter space, perfect for meal prep and hosting gatherings. You'll also find a convenient separate laundry/mud room. The primary bedroom is generously sized, and the en-suite bathroom includes both a tub and a shower. Outside, the backyard features a large deck and a storage shed, offering additional space for your needs.

25. 2024-08-30
    status Active 580-char remark

    Show marketing remark (580 chars)

    This lovely manufactured home is situated on a spacious cul-de-sac lot, offering plenty of room to enjoy. The interior features both a living room and a family room, providing ample space for relaxation and entertaining. The large kitchen boasts plenty of counter space, perfect for meal prep and hosting gatherings. You'll also find a convenient separate laundry/mud room. The primary bedroom is generously sized, and the en-suite bathroom includes both a tub and a shower. Outside, the backyard features a large deck and a storage shed, offering additional space for your needs.

26. 2024-08-07
    status Pending 580-char remark

    Show marketing remark (580 chars)

    This lovely manufactured home is situated on a spacious cul-de-sac lot, offering plenty of room to enjoy. The interior features both a living room and a family room, providing ample space for relaxation and entertaining. The large kitchen boasts plenty of counter space, perfect for meal prep and hosting gatherings. You'll also find a convenient separate laundry/mud room. The primary bedroom is generously sized, and the en-suite bathroom includes both a tub and a shower. Outside, the backyard features a large deck and a storage shed, offering additional space for your needs.

27. 2024-08-03
    listed $193,550 Active 580-char remark

    Show marketing remark (580 chars)

    This lovely manufactured home is situated on a spacious cul-de-sac lot, offering plenty of room to enjoy. The interior features both a living room and a family room, providing ample space for relaxation and entertaining. The large kitchen boasts plenty of counter space, perfect for meal prep and hosting gatherings. You'll also find a convenient separate laundry/mud room. The primary bedroom is generously sized, and the en-suite bathroom includes both a tub and a shower. Outside, the backyard features a large deck and a storage shed, offering additional space for your needs.

28. 2021-11-29
    soldstatus $129,000 128-char remark

    Show marketing remark (128 chars)

    This beautiful 3 bedroom 2 bath home is looking for someone to give it a little love. Come view this home to make make it yours.

29. 2021-09-15
    listed $135,000 128-char remark

    Show marketing remark (128 chars)

    This beautiful 3 bedroom 2 bath home is looking for someone to give it a little love. Come view this home to make make it yours.

30. 2016-06-16
    soldstatus $53,500
31. 2016-02-25
    listed $53,500
32. 2011-07-11
    soldstatus $115,500
33. 2003-04-01
    soldstatus $87,500

ⓘ 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: $710 · $59/mo
• Projected year-2 tax: $1,714 · $143/mo
• Expected delta: +$1,004/yr (+$84/mo · 141.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°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 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,860
• − Mortgage interest: −$11,707
• − Property taxes: −$710
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$6,080
• Taxable loss: −$1,179
• Est. tax savings @ 24.0%: +$283
• After-tax cash flow: $2,646/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 — Half Moon

• Score: 59/100
• State rank: #552
• US rank: #20341

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Onslow County · 164,453 people
• 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

+145.6% since first listed

16 events — show timeline

• 2026-03-20 Listed $214,900 Hive MLS
• 2024-11-14 Sold (Public Records) $194,000 Public Records
• 2024-11-14 Sold (MLS) $194,000 Hive MLS
• 2024-10-20 Pending — Hive MLS
• 2024-10-15 Price Changed $188,000 Hive MLS
• 2024-10-07 Price Changed $192,000 Hive MLS
• 2024-09-19 Price Changed $193,000 Hive MLS
• 2024-08-30 Relisted — Hive MLS
• 2024-08-07 Pending — Hive MLS
• 2024-08-03 Listed $193,550 Hive MLS
• 2021-11-29 Sold (MLS) $129,000 Hive MLS
• 2021-09-15 Listed $135,000 Hive MLS
• 2016-06-16 Sold (MLS) $53,500 Hive MLS
• 2016-02-25 Listed $53,500 Hive MLS
• 2011-07-11 Sold (Public Records) $115,500 Public Records
• 2003-04-01 Sold (Public Records) $87,500 Public Records

Property tax history

-0.2%/yr

Latest (2025): $710 · +0.0% YoY. Source: county tax records.