873 Huffmantown Rd · Richlands, NC 28574

$210,000

4 bd · 1.0 ba · 1,664 sqft · SingleFamily public records · 23 Days on market

Built 1961 0.48 ac lot

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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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Schools +3.9/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to the perfect blend of classic durability and serene country living. This charming 3-bedroom, 2-bathroom brick home offers a peaceful escape from the hustle and bustle, while providing all the comfort and character you've been searching for. Imagine sipping your morning coffee on the front stoop, feeling the gentle country breeze and gathering your thoughts. This isn't just a house, it's a lifestyle.

Key facts

• 0.48 acre lot
• Built 1961
• Listed 23 days

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Water connected
• Home design: Single-family residence; One-story (entry level on 1)
• Construction: Brick veneer and frame construction; Brick/mortar permanent foundation
• Exterior features: Shingle roof; Shed on the property; Paved road access; Has a view; No patio or porch; No fencing

Interior

• Bedrooms: Total rooms: 5
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating with heat pump
• Interior features: Master suite on the main level; Ceiling fans; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/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 $184k (12.3% below list).
• Recommended offer: $184k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 4.0% in Richlands — 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 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: 204 active listings in the ZIP; 1,246 units permitted in Onslow County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($67k/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 23 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $127k; list at $210k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $184,079 (12.3% below list)

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.88% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.34%
• DSCR: 1.19
• GRM: 9.5

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: -9.6%
• Equity multiple: 0.65×
• Total profit: $-20,579
• Equity at exit: $31,312

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-881
• Equity at exit: $18,157

Cash invested: $58,800 (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 28574

• Home prices YoY: -8.9%
• Active inventory: 204
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,841 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$53 /mo · $632/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $213

Break-even live

Break-even rent $1,571

Max offer price $210,000

Occupancy floor 83%

Sensitivity live

Price	-10% $332	-5% $272	+0% $213	+5% $153	+10% $94
Rent	-10% $67	-5% $140	+0% $213	+5% $285	+10% $358
Rate	-1.0pp $319	-0.5pp $266	base $213	+0.5pp $158	+1.0pp $103

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $210,000 Active 23 DOM
2. 2026-06-19
   days on market $210,000 Active 21 DOM
3. 2026-06-18
   days on market $210,000 Active 20 DOM
4. 2026-06-17
   days on market $210,000 Active 19 DOM
5. 2026-06-16
   days on market $210,000 Active 18 DOM
6. 2026-06-15
   days on market $210,000 Active 17 DOM
7. 2026-06-14
   days on market $210,000 Active 15 DOM
8. 2026-06-13
   days on market $210,000 Active 14 DOM
9. 2026-06-10
   days on market $210,000 Active 12 DOM
10. 2026-06-09
    days on market $210,000 Active 11 DOM
11. 2026-06-09
    days on market $210,000 Active 10 DOM
12. 2026-06-07
    days on market $210,000 Active 9 DOM
13. 2026-06-03
    days on market $210,000 Active 5 DOM
14. 2026-06-02
    days on market $210,000 Active 4 DOM
15. 2026-06-01
    days on market $210,000 Active 3 DOM
16. 2026-05-31
    days on market $210,000 Active 2 DOM
17. 2026-05-30
    remarks 417-char remark
18. 2026-05-30
    listed $210,000 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: $632 · $53/mo
• Projected year-2 tax: $1,722 · $144/mo
• Expected delta: +$1,090/yr (+$91/mo · 172.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,089
• − Mortgage interest: −$11,763
• − Property taxes: −$632
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − Depreciation: −$6,109
• Taxable loss: −$999
• Est. tax savings @ 24.0%: +$240
• After-tax cash flow: $2,793/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 — 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

• County: Onslow County · 164,453 people
• City population: 20,990
• Metro: Jacksonville, NC
• Population (ZIP): 20,990
• Household income: $67,416
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 287.0

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: Predominantly White (74%)
• Race & ethnicity: White 74% Two or more races 13% Hispanic / Latino 8% Black 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -21.07%
• Current HPI: 215.4574
• Rent YoY: —
• 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

+65.4% since first listed

8 events — show timeline

• 2026-05-29 Listed $210,000 Hive MLS
• 2024-04-15 Listing Removed — Hive MLS
• 2023-10-05 Price Changed $210,000 Hive MLS
• 2023-09-30 Relisted — Hive MLS
• 2023-09-20 Listing Removed — Hive MLS
• 2023-08-29 Price Changed $220,000 Hive MLS
• 2023-08-02 Listed $230,000 Hive MLS
• 2006-08-23 Sold (Public Records) $127,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $632 · +0.0% YoY. Source: county tax records.