163 Brenda Dr · Jacksonville, NC 28546

$165,000

2 bd · 2.0 ba · 882 sqft · Townhouse public records · 53 Days on market

Built 1995 6,665 sqft lot Est $146k · 13% over

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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 +13.7/30.0
• DSCR +4.2/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming 2-bedroom, 2-bath townhome conveniently located in the heart of Jacksonville! Enjoy easy access to shopping, dining, schools, and nearby military bases. This well-maintained home features a functional layout perfect for comfortable living. Major updates include a new roof (2025) and HVAC system (2023), offering peace of mind for years to come. Whether you're a first-time buyer, investor, or looking to downsize, this property is a fantastic opportunity in a prime location!

Key facts

• Functional layout
• Built 1995
• Listed 53 days

Tags

• HEART OF JACKSONVILLE
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO SCHOOLS
• EASY ACCESS TO MILITARY BASES
• FUNCTIONAL LAYOUT

Property features AI

Finance

• Other: Zoning: RMF-LD; Paved roads with city street and state road frontage; Lot is approximately 0.15 acres (irregular)
• HOA & community: No association amenities

Exterior

• Parking: On-site parking
• Security: Smoke detector(s)
• Utilities: Public water; Sewer connected; Water connected
• Home design: Duplex; Townhouse (residential); One level; Entry on level 1
• Construction: Brick veneer, vinyl siding, and frame construction; Slab foundation; Built with shingle roof
• Exterior features: Patio; Back yard fencing; Some areas without fencing; Shingle roof; Has view

Interior

• Kitchen: Electric oven; Refrigerator; Dishwasher
• Bedrooms: Total rooms: 4
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Has cooling
• Interior features: High ceilings; Eat-in kitchen; Window coverings; Vented exhaust fan
• Laundry & utility: Washer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $13 ($156/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 $131k (20.6% below list).
• Recommended offer: $131k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: Parkwood Elementary (math 62% / reading 62%, grade B, #179 of 1,410 statewide, top 14%, 503 students, 52% 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 (+3.9%/yr); 612 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $84k; list at $165k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 98% 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 $130,984 (20.6% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.79% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $146,412
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Creekview Dr	0.42mi	2/2.0	916 (+4%)	4mo	$165,000	$180	71
115 Creekview Dr	0.39mi	2/2.0	937 (+6%)	8mo	$164,900	$176	65
100 Brenda Dr	0.18mi	2/1.0	983 (+12%)	11mo	$149,900	$152	59
100 Pisgah Ct	0.44mi	2/2.5	980 (+11%)	2mo	$159,000	$162	58
27 E Doris Ave #111	0.59mi	2/1.5	992 (+12%)	2mo	$164,900	$166	48
113 Highland Ct	0.62mi	2/2.0	944 (+7%)	17mo	$145,000	$154	45
27 E Doris Ave #207	0.58mi	2/1.5	992 (+12%)	7mo	$168,000	$169	44
338 Bracken Pl	0.63mi	2/1.5	992 (+12%)	4mo	$155,000	$156	44
120 Croatan Ct	0.48mi	2/2.5	1,008 (+14%)	14mo	$165,000	$164	40
27 E Doris Ave #205	0.58mi	2/1.5	992 (+12%)	13mo	$168,000	$169	40
27 E Doris Ave #201	0.58mi	2/1.5	993 (+13%)	15mo	$167,000	$168	37
319 Bracken Pl	0.66mi	2/2.5	992 (+12%)	21mo	$150,000	$151	29

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.46×
• Total profit: $-24,817
• Equity at exit: $24,602

10-year hold

• IRR: -5.1%
• Equity multiple: 0.65×
• Total profit: $-15,983
• Equity at exit: $14,266

Cash invested: $46,200 (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 28546

• Home prices YoY: -19.3%
• Rents YoY: 3.9%
• Active inventory: 612
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,310 high
• Mortgage (P&I): −$865
• Tax from tax record: −$88 /mo · $1,053/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $13

Break-even live

Break-even rent $1,293

Max offer price $165,000

Occupancy floor 94%

Sensitivity live

Price	-10% $106	-5% $60	+0% $13	+5% $-34	+10% $-80
Rent	-10% $-90	-5% $-39	+0% $13	+5% $65	+10% $117
Rate	-1.0pp $96	-0.5pp $55	base $13	+0.5pp $-30	+1.0pp $-73

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Brenda Dr Jacksonville, NC	2.0	1.0	983	$1,300	$1.32	23d	1	0.14mi
1 S Onsville Pl Jacksonville, NC	2.0	1.5	992	$1,395	$1.41	23d	1	0.21mi
200 Carmen Ave Jacksonville, NC	1.0–2.0	1.0–1.5	871	$1,320	$1.52	15d	6	0.40mi
319 Bracken Pl Jacksonville, NC	2.0	3.0	992	$1,150	$1.16	23d	1	0.63mi
2318 Indian Dr Unit B-7 Jacksonville, NC	2.0	1.0	1120	$995	$0.89	23d	1	0.66mi
2322 Indian Dr Unit A-3 Jacksonville, NC	2.0	1.0	1120	$1,150	$1.03	15d	1	0.67mi
231A Lakewood Dr Jacksonville, NC	2.0	1.0	880	$1,095	$1.24	23d	1	0.94mi
100 Windsor Cir Jacksonville, NC	3.0	1.0–2.5	1033	$1,469	$1.42	15d	11	1.14mi
5049 Western Blvd Jacksonville, NC	1.0–3.0	1.0–2.0	1118	$1,419	$1.27	15d	1	1.17mi
1025 Kensington Dr Jacksonville, NC	1.0–3.0	1.0–2.0	1150	$1,430	$1.24	23d	1	1.22mi
1025 Kensington Dr Jacksonville, NC	1.0–3.0	1.0–2.0	1150	$1,435	$1.25	15d	8	1.22mi
1004 Banister Loop Jacksonville, NC	2.0	2.5	1024	$1,250	$1.22	23d	1	1.23mi
2005 Banister Loop Jacksonville, NC	2.0	2.5	1098	$1,150	$1.05	23d	1	1.25mi
5001 Grandeur Ave Jacksonville, NC	2.0	2.5	1024	$1,350	$1.32	23d	1	1.25mi
508 Henderson Dr Jacksonville, NC	3.0	1.0	1050	$1,400	$1.33	23d	1	1.26mi
100 Delaney Dr Jacksonville, NC	1.0–3.0	1.0–2.0	1150	$1,440	$1.25	15d	11	1.36mi
2015 Gum Branch Rd Jacksonville, NC	1.0–3.0	1.0–2.0	1194	$1,535	$1.29	15d	17	1.44mi

Listing history 21 events

1. 2026-06-21
   days on market $165,000 Active 53 DOM
2. 2026-06-19
   days on market $165,000 Active 51 DOM
3. 2026-06-18
   days on market $165,000 Active 50 DOM
4. 2026-06-17
   days on market $165,000 Active 49 DOM
5. 2026-06-16
   days on market $165,000 Active 48 DOM
6. 2026-06-15
   days on market $165,000 Active 47 DOM
7. 2026-06-14
   days on market $165,000 Active 45 DOM
8. 2026-06-13
   days on market $165,000 Active 44 DOM
9. 2026-06-10
   days on market $165,000 Active 42 DOM
10. 2026-06-09
    days on market $165,000 Active 41 DOM
11. 2026-06-09
    days on market $165,000 Active 40 DOM
12. 2026-06-07
    days on market $165,000 Active 39 DOM
13. 2026-06-03
    days on market $165,000 Active 35 DOM
14. 2026-06-02
    days on market $165,000 Active 34 DOM
15. 2026-06-01
    days on market $165,000 Active 33 DOM
16. 2026-05-31
    days on market $165,000 Active 32 DOM
17. 2026-05-30
    days on market $165,000 Active 31 DOM
18. 2026-04-29
    listed $165,000 Active
19. 2023-07-04
    historical
20. 2010-12-21
    soldstatus $84,000
21. 2004-03-19
    soldstatus $51,500

ⓘ 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: $1,053 · $88/mo
• Projected year-2 tax: $1,353 · $113/mo
• Expected delta: +$300/yr (+$25/mo · 28.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% 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: $15,718
• − Mortgage interest: −$9,243
• − Property taxes: −$1,053
• − Insurance: −$825
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$4,800
• Taxable loss: −$2,717
• Est. tax savings @ 24.0%: +$652
• After-tax cash flow: $808/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): 47,256
• Household income: $63,561
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1830.0

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 0.62)
• Race & ethnicity: White 57% Black 18% Hispanic / Latino 16% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 1% Serbian 1% Slovak 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 8% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -50.75%
• Current HPI: 211.9993
• Rent YoY: ▲ 3.86%
• 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

+220.4% since first listed

4 events — show timeline

• 2026-04-29 Listed $165,000 Hive MLS
• 2023-07-04 Rental Removed — APPFOLIO
• 2010-12-21 Sold (Public Records) $84,000 Public Records
• 2004-03-19 Sold (Public Records) $51,500 Public Records

Property tax history

+0.2%/yr

Latest (2025): $1,053 · +0.0% YoY. Source: county tax records.