2210 New River Inlet Rd Unit 353 · North Topsail Beach, NC
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
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- Hot days in 30 yrs
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Wind risk No data
- Chance of severe wind over 30 yrs
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Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
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Risk factors via First Street. Map © Google.
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).
- ARV discount +13.7/15.0
- 1% rule +6.0/10.0
- Schools +5.9/10.0
- Cash flow +4.0/30.0
- Rent growth +3.9/5.0
- Condition / age +3.8/5.0
- Livability +3.2/5.0
- DSCR +0.0/10.0
- Appreciation +0.0/10.0
$139,900
2210 New River Inlet Rd Unit 353 · North Topsail Beach, NC 28460
1 bd · 1.0 ba · 532 sqft · Condo
· 176 Days on market
Built 1981
$263/sqft
· 14% below area
Est $162k · 14% under
$647/mo HOA · 42% of rent
↓ 3% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
INVESTOR SPECIAL OR THE PERFECT SECOND HOME! Wake up to the sound of the ocean in this bright and airy 1-bedroom, 1-bath oceanfront condo featuring a private balcony with stunning water views and direct beach access. Offered fully furnished, this turnkey unit includes built-in bunk beds--perfect for hosting guests or maximizing rental potential. Recent updates include LVT flooring (2021) and a new water heater (June 2025), while the HOA has already completed major exterior improvements including new siding (approx. 5 years ago) and updated balconies & decks (approx. 3 years ago).
Key facts
- New siding
- Private balcony
- New water heater
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 1-bed/1.0-bath condo listed at $140k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-394 ($-5k/yr) — negative.
- To cash-flow at today's rent, offer at most $83k (40.7% below list).
- Meets the 1% rule at list price ($2k rent vs $140k).
- Recommended offer: $83k (40.7% below list) — sets the bar for cash-flow.
- Cap rate 2.9% vs local median 0.1% in North Topsail Beach — 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 63/100 on livability (#424 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+; Watch: health & safety 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: Coastal Elementary (822 students, 31% 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) — zoned schools at 34% FRL track the district average.
- Zoned-school proficiency averages 59% at this address vs 46% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Onslow County Schools average implies; a family-tenant draw the district grade alone would hide.
- Market conditions: Rents rising fast (+5.7%/yr); 687 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
Negotiation context
- It's been on market 176 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
Risks & watch-outs
- Watch-outs: HOA is 42% of rent.
Recommended offer
$82,947
(40.7% below list)
Questions for the listing agent
- 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?
- It's been on market 176 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.
Investment metrics
- 1% rule
- 1.10% ✓
- Cap rate
- 2.92%
- Cash-on-cash
- -12.06%
- DSCR
- 0.46
- GRM
- 7.5
CMA / ARV
- ARV (median comp)
- $162,383
- List price
- $139,900
- Delta
- -13.85%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 2224 New River Inlet Rd #136 | 0.03mi | 1/1.0 | 532 (0%) | 8mo | $115,000 | $216 | 92 |
| 2210 New River Inlet Rd #159 | 0.01mi | 1/1.0 | 550 (+3%) | 4mo | $135,000 | $245 | 90 |
| 2174 New River Inlet Rd Unit 384 | 0.10mi | 1/1.0 | 532 (0%) | 7mo | $128,000 | $241 | 90 |
| 2240 New River Inlet Rd Unit 325 | 0.07mi | 1/1.0 | 489 (-8%) | 6mo | $148,000 | $303 | 78 |
| 232 Sand Piper Dr | 0.39mi | 2/1.0 (+1) | 532 (0%) | 5mo | $300,000 | $564 | 72 |
| 206 Sand Piper Dr | 0.36mi | 1/1.5 | 570 (+7%) | 3mo | $286,000 | $502 | 67 |
| 239 Sandpiper Dr | 0.40mi | 2/1.5 (+1) | 568 (+7%) | 9mo | $310,000 | $546 | 55 |
| 1822 New River Inlet Rd Unit 1312a | 0.82mi | 1/1.0 | 560 (+5%) | 3mo | $283,000 | $505 | 54 |
| 230 Sand Piper Dr | 0.38mi | 1/1.0 | 421 (-21%) | 4mo | $249,000 | $591 | 54 |
| 1840 New River Inlet Rd #2310 | 0.80mi | 1/1.0 | 560 (+5%) | 4mo | $265,000 | $473 | 53 |
| 1822 New River Inlet Rd Unit 1102a | 0.82mi | 1/1.0 | 560 (+5%) | 6mo | $280,000 | $500 | 52 |
| 1840 New River Inlet Rd Unit 2210b | 0.78mi | 1/1.0 | 560 (+5%) | 7mo | $258,000 | $461 | 50 |
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 · 5.68% rent growth · sell at horizon
5-year hold
- IRR
- -32.3%
- Equity multiple
- -0.10×
- Total profit
- $-43,040
- Equity at exit
- $20,860
10-year hold
- IRR
- -19.6%
- Equity multiple
- -0.26×
- Total profit
- $-49,508
- Equity at exit
- $12,096
Cash invested: $39,172 (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.
Active competition Active MLS
- For sale now
- 0 active · 1 under contract
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 28460
- Rents YoY
- 5.7%
- Active inventory
- 687
- Price-to-rent
- 7.5×
Monthly cashflow live
↻
- Estimated rent
- $1,545 medium interval (Pro) →
- Mortgage (P&I)
- −$734
- Tax est. 1.5%
- −$175 /mo · $2,098/yr
- Insurance
- −$58
- HOA
- −$647
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$324
- Net cashflow
- $-394
Break-even live
Break-even rent
$2,043
Max offer price
$82,947
Occupancy floor
—
Sensitivity live
| Price | -10% $-297 | -5% $-345 | +0% $-394 | +5% $-442 | +10% $-490 |
|---|---|---|---|---|---|
| Rent | -10% $-516 | -5% $-455 | +0% $-394 | +5% $-333 | +10% $-272 |
| Rate | -1.0pp $-323 | -0.5pp $-358 | base $-394 | +0.5pp $-430 | +1.0pp $-467 |
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
- $34,975
- Closing costs
- $4,197
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 3 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 2210 # N Unit New River Inlet Rd unit Sneads Ferry, NC | 1.0 | 1.0 | 532 | $1,350 | $2.54 | 5d | 1 | 0.03mi |
| 2250 New River Inlet Rd N Topsail Beach, NC | 1.0 | 1.0 | 532 | $1,488 | $2.80 | 5d | 2 | 0.10mi |
| 2250 New River Inlet Rd N Topsail Beach, NC | 1.0 | 1.0 | 532 | $1,800 | $3.38 | 5d | 1 | 0.10mi |
Property features AI
Finance
- Other
- Property type: Residential condominium
- HOA & community
- Community association with annual fee (association services include barbecue, basketball court, beach access, grounds and structure maintenance, management, picnic area, tennis courts, trash service, water, and cable TV)
Exterior
- Parking
- On-site parking lotLighted parkingOff-street parking
- Utilities
- Public waterSewer connectedWater connected
- Home design
- CondominiumThree or more levelsEntry on level 3Oceanfront frontageHas a viewSubdivision: Topsail ReefRoads are paved; frontage on city street and state roadIrregular lot shapeZoned R-5
- Construction
- Wood siding/frame constructionPillar/post/pier foundation
- Exterior features
- BalconyFlat roof
Interior
- Kitchen
- Electric cooktopElectric rangeRefrigerator
- Bedrooms
- Total of 4 rooms (includes all living spaces)
- Flooring
- Tile
- Bathrooms
- 1 full bathroom
- Heating & cooling
- Electric forced-air heatingCentral air conditioning
- Interior features
- Ceiling fan(s)ShuttersFurnished
- Laundry & utility
- Electric water heater
HOA detail $647/mo · $7,764/yr condo
- Likely covers
- water
- Assessments
- None detected in remarks — confirm with the listing agent.
Listing history 50 events
-
2026-09-24days on market $139,900 Active 176 DOM
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2026-09-22days on market $139,900 Active 175 DOM
-
2026-09-20days on market $139,900 Active 173 DOM
-
2026-09-18days on market $139,900 Active 171 DOM
-
2026-09-17days on market $139,900 Active 170 DOM
-
2026-09-16days on market $139,900 Active 169 DOM
-
2026-09-15days on market $139,900 Active 168 DOM
-
2026-09-14days on market $139,900 Active 167 DOM
-
2026-09-13days on market $139,900 Active 166 DOM
-
2026-09-12days on market $139,900 Active 165 DOM
-
2026-09-11days on market $139,900 Active 164 DOM
-
2026-09-05price $139,900 Active 158 DOM
-
2026-09-05days on market $149,900 Active 158 DOM
-
2026-09-04days on market $149,900 Active 157 DOM
-
2026-09-03days on market $149,900 Active 156 DOM
-
2026-08-31days on market $149,900 Active 153 DOM
-
2026-08-30days on market $149,900 Active 152 DOM
-
2026-08-29days on market $149,900 Active 151 DOM
-
2026-08-28days on market $149,900 Active 150 DOM
-
2026-08-27days on market $149,900 Active 149 DOM
-
2026-08-26days on market $149,900 Active 148 DOM
-
2026-08-25days on market $149,900 Active 147 DOM
-
2026-08-24days on market $149,900 Active 146 DOM
-
2026-08-23days on market $149,900 Active 145 DOM
-
2026-08-22days on market $149,900 Active 144 DOM
-
2026-08-21days on market $149,900 Active 143 DOM
-
2026-08-20days on market $149,900 Active 142 DOM
-
2026-08-19days on market $149,900 Active 141 DOM
-
2026-08-18days on market $149,900 Active 140 DOM
-
2026-08-17days on market $149,900 Active 139 DOM
-
2026-08-16days on market $149,900 Active 138 DOM
-
2026-08-15days on market $149,900 Active 137 DOM
-
2026-08-14days on market $149,900 Active 136 DOM
-
2026-08-13days on market $149,900 Active 135 DOM
-
2026-08-12days on market $149,900 Active 134 DOM
-
2026-08-11days on market $149,900 Active 133 DOM
-
2026-08-10days on market $149,900 Active 132 DOM
-
2026-08-09days on market $149,900 Active 131 DOM
-
2026-08-08days on market $149,900 Active 130 DOM
-
2026-08-07days on market $149,900 Active 129 DOM
-
2026-08-06days on market $149,900 Active 128 DOM
-
2026-08-05days on market $149,900 Active 127 DOM
-
2026-08-04days on market $149,900 Active 126 DOM
-
2026-08-03days on market $149,900 Active 125 DOM
-
2026-07-31days on market $149,900 Active 122 DOM
-
2026-07-29days on market $149,900 Active 120 DOM
-
2026-07-27days on market $149,900 Active 118 DOM
-
2026-07-25days on market $149,900 Active 116 DOM
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2026-07-23days on market $149,900 Active 114 DOM
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2026-07-22days on market $149,900 Active 113 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $18,535
- − Mortgage interest
- −$7,837
- − Property taxes
- −$2,098
- − Insurance
- −$700
- − Repairs & maintenance
- −$1,483
- − Management
- −$1,483
- − HOA
- −$7,764
- − Depreciation
- −$4,070
- Taxable loss
- −$6,899
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$1,656
- After-tax cash flow
- $-3,067/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.
Condition & rehab AI · 14 photos
75/100
Cosmetic rehab
Est. rehab $2,660–$7,980 screening
This oceanfront condo is in good condition with recent updates and a great location. It has a good condition score and is ready for a fresh coat of paint and landscaping to further enhance its curb appeal and value.
Value-add opportunities
- Both Painting the exterior siding and updating the landscaping — Painting the exterior siding and updating the landscaping would enhance the curb appeal and increase the property's value for both resale and rental. ↑
- Resale Updating the kitchen appliances — Updating the kitchen appliances would make the property more appealing to potential buyers and increase its resale value. ↑
- Resale Updating the bathroom fixtures — Updating the bathroom fixtures would make the property more appealing to potential buyers and increase its resale value. ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
D
Composite school gradezoned avg 59/100
Zoned Schools
Elementary
Coastal Elementary
Middle
Dixon Middle
C
NC #106/475
Nat'l #3,276/14,009
High
Dixon High
B
NC #142/535
Nat'l #2,514/17,239
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
C
Composite livability gradescore 63/100
Livability — North Topsail Beach
- Score
- 63/100
- State rank
- #424
- US rank
- #15770
Category grades
Amenities F
Commute F
Cost of living C+
Crime A+
Employment C
Housing B-
Health & safety D
User ratings A+
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- North Topsail Beach, NC
- County
- Onslow County · 189,789 people
- Metro
- Jacksonville, NC
- Population (ZIP)
- 13,532
- Household income
- $88,908
- Rent vs Own
- Severe rent burden
- 2% of renters
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 (79%)
- Race & ethnicity
- White 79% Two or more races 13% Hispanic / Latino 9% Black 3% Asian 1%
- Hispanic origin (detail)
- Mexican 1% Puerto Rican 5% Dominican 2%
- Common ancestry
- Lithuanian 3% Romanian 2% Portuguese 2%
- Foreign-born
- 3% · South Korea, Canada
- Languages at home
- 93% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 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
- ▼ -162.21%
- Current HPI
- 176.3461
- Rent YoY
- ▲ 5.68%
- 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 |
|
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| Retail | 2 | $95B |
|
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| Industrial Conglomerate | 1 | $38B |
|
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| Metals / Steel | 1 | $35B |
|
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| Utilities | 1 | $30B |
|
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| Industrial Machinery | 1 | $19B |
|
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Price history
-3.3% since first listed2 events — show timeline
- 2026-04-22 Price Changed $149,900 Hive MLS
- 2026-03-31 Listed $155,000 Hive MLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…