83 Crush Ct · Swansboro, NC 28584

$199,000

2 bd · 2.5 ba · 1,080 sqft · Townhouse public records · 19 Days on market

Built 1999 1,742 sqft lot Est $177k · 12% over $72/mo HOA · 5% of rent

---

Why this score? — see what drove the F 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 +12.5/30.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this fantastic opportunity to own a charming townhome that perfectly combines modern comforts with a prime location. SELLERS ARE OFFERING $5,000 USE AS YOU CHOOSE!!! This delightful townhome features two spacious bedrooms and two full bathrooms, along with an additional half bathroom for your guests' convenience. You'll love the recently updated bathrooms, which add a touch of elegance to your daily routine. Step inside to discover brand new flooring that flows seamlessly throughout the home, creating a fresh and inviting atmosphere. One of the standout features is the whole house water filtration system, ensuring that your living space is not only beautiful but also healthy and enjoyable. This property presents an excellent investment opportunity, as it allows for both short-term and long-term rentals. Imagine the potential income this townhome could generate, especially in a beach town located just 15 miles from the sandy shores! Additionally, the roof was recently updated, giving you peace of mind for years to come. Whether you're looking for a cozy home or an investment property that can generate income, this townhome checks all the boxes. Don't miss your chance to make it yours!

Key facts

• Updated bathrooms
• Lvp flooring
• Storage unit

Tags

• PIRATES COVE COMMUNITY
• LVP FLOORING
• OPEN-CONCEPT LAYOUT
• UPDATED BATHROOMS
• STACKABLE WASHER AND DRYER
• STORAGE UNIT

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $864 (approximately $72/month); Community clubhouse; Community pool

Exterior

• Parking: On-street parking
• Utilities: Public water; Sewer available; Water service available
• Home design: Townhouse; Two stories; Entry level: 1
• Construction: Vinyl siding and frame construction; Composition roof; Slab foundation; Built as residential townhouse
• Exterior features: Patio; Paved road access; Has a view

Interior

• Kitchen: Electric oven; Dishwasher; Refrigerator
• Bedrooms: 4 total rooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric heating; Heat pump
• Interior features: Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $-30 ($-357/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (2.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $159k (20.2% below list).
• Recommended offer: $159k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.5% in Swansboro — 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 77/100 on livability (#32 in NC, #3,124 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: 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: Bell Fork Elementary (math 47% / reading 37%, grade F, #633 of 1,410 statewide, top 48%, 553 students, 71% FRL); Dixon Middle (math 49% / reading 53%, grade C, #106 of 475 statewide, top 22%, 948 students, 39% FRL); Dixon High (math 62% / reading 72%, grade B, #142 of 535 statewide, top 28%, 1,149 students, 33% FRL).
• Market conditions: 201 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 19 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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; 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 $158,736 (20.2% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.80% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.64%
• DSCR: 0.97
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $177,120
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Pirates Cove Dr	0.09mi	2/2.5	1,080 (0%)	21mo	$183,000	$169	78
84 Crush Ct	0.00mi	3/2.5 (+1)	1,240 (+15%)	2mo	$203,000	$164	68
44 Pirates Cove Dr	0.10mi	3/2.5 (+1)	1,240 (+15%)	6mo	$195,000	$157	61
40 Pirates Cove Dr	0.12mi	3/2.5 (+1)	1,240 (+15%)	8mo	$195,000	$157	58
26 Schooner Dr	0.74mi	2/2.5	1,232 (+14%)	21mo	$254,000	$206	24

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.39×
• Total profit: $-34,174
• Equity at exit: $29,672

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-32,329
• Equity at exit: $17,206

Cash invested: $55,720 (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 28584

• Home prices YoY: -4.0%
• Active inventory: 201
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,587 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$85 /mo · $1,023/yr
• Insurance: −$83
• HOA: −$72
• Vacancy / Maint / Mgmt: −$333
• Net cashflow: $-30

Break-even live

Break-even rent $1,625

Max offer price $193,744

Occupancy floor 97%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Pirates Cove Dr Swansboro, NC	3.0	2.5	1240	$1,500	$1.21	21d	1	0.02mi
69 Outrigger Dr Swansboro, NC	2.0	2.5	1120	$1,700	$1.52	21d	1	0.74mi
312 Queens Rd Hubert, NC	2.0	2.0	1000	$1,200	$1.20	13d	1	1.48mi

HOA detail

• Monthly dues: $72 · $864/yr
• Likely covers: water

Listing history 12 events

1. 2026-05-07
   status Pending
2. 2026-04-18
   listed $199,000 Active
3. 2025-06-23
   soldstatus $190,000 Closed 1218-char remark

   Show marketing remark (1218 chars)

   Welcome to this fantastic opportunity to own a charming townhome that perfectly combines modern comforts with a prime location. SELLERS ARE OFFERING $5,000 USE AS YOU CHOOSE!!! This delightful townhome features two spacious bedrooms and two full bathrooms, along with an additional half bathroom for your guests' convenience. You'll love the recently updated bathrooms, which add a touch of elegance to your daily routine. Step inside to discover brand new flooring that flows seamlessly throughout the home, creating a fresh and inviting atmosphere. One of the standout features is the whole house water filtration system, ensuring that your living space is not only beautiful but also healthy and enjoyable. This property presents an excellent investment opportunity, as it allows for both short-term and long-term rentals. Imagine the potential income this townhome could generate, especially in a beach town located just 15 miles from the sandy shores! Additionally, the roof was recently updated, giving you peace of mind for years to come. Whether you're looking for a cozy home or an investment property that can generate income, this townhome checks all the boxes. Don't miss your chance to make it yours!

4. 2025-06-23
   soldstatus $190,000

   Show marketing remark (1218 chars)

   Welcome to this fantastic opportunity to own a charming townhome that perfectly combines modern comforts with a prime location. SELLERS ARE OFFERING $5,000 USE AS YOU CHOOSE!!! This delightful townhome features two spacious bedrooms and two full bathrooms, along with an additional half bathroom for your guests' convenience. You'll love the recently updated bathrooms, which add a touch of elegance to your daily routine. Step inside to discover brand new flooring that flows seamlessly throughout the home, creating a fresh and inviting atmosphere. One of the standout features is the whole house water filtration system, ensuring that your living space is not only beautiful but also healthy and enjoyable. This property presents an excellent investment opportunity, as it allows for both short-term and long-term rentals. Imagine the potential income this townhome could generate, especially in a beach town located just 15 miles from the sandy shores! Additionally, the roof was recently updated, giving you peace of mind for years to come. Whether you're looking for a cozy home or an investment property that can generate income, this townhome checks all the boxes. Don't miss your chance to make it yours!

5. 2025-05-03
   status Pending 1218-char remark

   Show marketing remark (1218 chars)

   Welcome to this fantastic opportunity to own a charming townhome that perfectly combines modern comforts with a prime location. SELLERS ARE OFFERING $5,000 USE AS YOU CHOOSE!!! This delightful townhome features two spacious bedrooms and two full bathrooms, along with an additional half bathroom for your guests' convenience. You'll love the recently updated bathrooms, which add a touch of elegance to your daily routine. Step inside to discover brand new flooring that flows seamlessly throughout the home, creating a fresh and inviting atmosphere. One of the standout features is the whole house water filtration system, ensuring that your living space is not only beautiful but also healthy and enjoyable. This property presents an excellent investment opportunity, as it allows for both short-term and long-term rentals. Imagine the potential income this townhome could generate, especially in a beach town located just 15 miles from the sandy shores! Additionally, the roof was recently updated, giving you peace of mind for years to come. Whether you're looking for a cozy home or an investment property that can generate income, this townhome checks all the boxes. Don't miss your chance to make it yours!

6. 2025-03-29
   listed $205,000 Active 1218-char remark

   Show marketing remark (1218 chars)

   Welcome to this fantastic opportunity to own a charming townhome that perfectly combines modern comforts with a prime location. SELLERS ARE OFFERING $5,000 USE AS YOU CHOOSE!!! This delightful townhome features two spacious bedrooms and two full bathrooms, along with an additional half bathroom for your guests' convenience. You'll love the recently updated bathrooms, which add a touch of elegance to your daily routine. Step inside to discover brand new flooring that flows seamlessly throughout the home, creating a fresh and inviting atmosphere. One of the standout features is the whole house water filtration system, ensuring that your living space is not only beautiful but also healthy and enjoyable. This property presents an excellent investment opportunity, as it allows for both short-term and long-term rentals. Imagine the potential income this townhome could generate, especially in a beach town located just 15 miles from the sandy shores! Additionally, the roof was recently updated, giving you peace of mind for years to come. Whether you're looking for a cozy home or an investment property that can generate income, this townhome checks all the boxes. Don't miss your chance to make it yours!

7. 2025-03-21
   historical $205,000 1218-char remark

   Show marketing remark (1218 chars)

   Welcome to this fantastic opportunity to own a charming townhome that perfectly combines modern comforts with a prime location. SELLERS ARE OFFERING $5,000 USE AS YOU CHOOSE!!! This delightful townhome features two spacious bedrooms and two full bathrooms, along with an additional half bathroom for your guests' convenience. You'll love the recently updated bathrooms, which add a touch of elegance to your daily routine. Step inside to discover brand new flooring that flows seamlessly throughout the home, creating a fresh and inviting atmosphere. One of the standout features is the whole house water filtration system, ensuring that your living space is not only beautiful but also healthy and enjoyable. This property presents an excellent investment opportunity, as it allows for both short-term and long-term rentals. Imagine the potential income this townhome could generate, especially in a beach town located just 15 miles from the sandy shores! Additionally, the roof was recently updated, giving you peace of mind for years to come. Whether you're looking for a cozy home or an investment property that can generate income, this townhome checks all the boxes. Don't miss your chance to make it yours!

8. 2020-06-12
   soldstatus $95,500 193-char remark

   Show marketing remark (193 chars)

   Nice townhome with new roof, updated bathroom upstairs and new floor in kitchen-close to shopping & schools-community pool-short drive to beach-great investment property or permanent home

9. 2020-06-12
   soldstatus $95,500

   Show marketing remark (193 chars)

   Nice townhome with new roof, updated bathroom upstairs and new floor in kitchen-close to shopping & schools-community pool-short drive to beach-great investment property or permanent home

10. 2019-11-17
    listed $98,500 193-char remark

    Show marketing remark (193 chars)

    Nice townhome with new roof, updated bathroom upstairs and new floor in kitchen-close to shopping & schools-community pool-short drive to beach-great investment property or permanent home

11. 2008-06-12
    soldstatus $112,500
12. 2004-04-23
    soldstatus $73,900

ⓘ 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: $1,023 · $85/mo
• Projected year-2 tax: $1,632 · $136/mo
• Expected delta: +$609/yr (+$51/mo · 59.5%)

ⓘ 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 9/10 Extreme 7 d/yr ≥105°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 0 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,048
• − Mortgage interest: −$11,147
• − Property taxes: −$1,023
• − Insurance: −$995
• − Repairs & maintenance: −$1,524
• − Management: −$1,524
• − HOA: −$864
• − Depreciation: −$5,789
• Taxable loss: −$3,818
• Est. tax savings @ 24.0%: +$916
• After-tax cash flow: $559/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 — Swansboro

• Score: 77/100
• State rank: #32
• US rank: #3124

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swansboro, NC
• County: Carteret County · 52,389 people
• Metro: Morehead City, NC
• Population (ZIP): 14,939
• Household income: $87,414
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 256.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 2%
• Common ancestry: Lithuanian 4% Slovak 3% Italian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 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: ▼ -15.35%
• Current HPI: 370.67
• 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

+169.3% since first listed

12 events — show timeline

• 2026-05-07 Pending — Hive MLS
• 2026-04-18 Listed $199,000 Hive MLS
• 2025-06-23 Sold (Public Records) $190,000 Public Records
• 2025-06-23 Sold (MLS) $190,000 Hive MLS
• 2025-05-03 Pending — Hive MLS
• 2025-03-29 Listed $205,000 Hive MLS
• 2025-03-21 Coming Soon $205,000 Hive MLS
• 2020-06-12 Sold (Public Records) $95,500 Public Records
• 2020-06-12 Sold (MLS) $95,500 Hive MLS
• 2019-11-17 Listed $98,500 Hive MLS
• 2008-06-12 Sold (Public Records) $112,500 Public Records
• 2004-04-23 Sold (Public Records) $73,900 Public Records

Property tax history

+2.2%/yr

Latest (2025): $1,023 · +0.0% YoY. Source: county tax records.