124 Sawmill Landing Rd · Bath, NC 27808

$269,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily · 26 Days on market

Built 2026 Good condition 1.20 ac lot Est $262k · 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 +20.5/30.0
• DSCR +6.5/10.0
• ARV discount +6.3/15.0
• 1% rule +5.4/10.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautiful new construction property located just outside of historic Bath in the desirable Bath school district. Offering 3 bedrooms, 2 bathrooms, and approximately 1,456 square feet, this thoughtfully designed home combines modern finishes, functional living spaces, and peaceful surroundings on a spacious 1.2 acre lot. From the moment you arrive, you'll appreciate the curb appeal featuring a paved driveway, parking pad, and welcoming covered front porch. Step inside to an open and airy floor plan filled with natural light throughout. The large living area flows seamlessly into the kitchen, creating the perfect space for entertaining family and friends. The kitchen is s

Key facts

• Covered front porch
• Large center island
• Paved driveway

Tags

• NEW CONSTRUCTION PROPERTY
• PAVED DRIVEWAY
• COVERED FRONT PORCH
• OPEN AND AIRY FLOOR PLAN
• LARGE CENTER ISLAND
• LVP FLOORING

Property features AI

Finance

• Other: Zoned residential; Lot irregularity on approximately 1.2 acres

Exterior

• Parking: On-site concrete parking
• Utilities: Public water; Septic tank; Sewer connected; Water connected
• Home design: Single-family residence; One-story; Entry level: 1
• Construction: Vinyl siding with frame construction; Shingle roof; Raised and slab foundation; New construction
• Exterior features: Covered patio and porch; Open, level lot; Private road frontage; Has a view; No fencing

Interior

• Kitchen: Electric oven; Dishwasher; Kitchen island
• Bedrooms: Master bedroom located downstairs
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump with forced air and electric backup; Central air; Ceiling fans
• Interior features: Master suite on the main level; Walk-in closets; High ceilings; Kitchen island; Ceiling fans throughout
• Laundry & utility: Laundry room with washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $269k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $287 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $265k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 1.8% in Bath — 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 66/100 on livability (#287 in NC) — a middle-class / working-renter tenant base. Strengths: crime A, housing B; Watch: cost of living C-, health & safety C-, amenities F.
• Beaufort County Schools (rural): math 39% / reading 42% proficiency, ranked #112 of 178 in NC (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bath Elementary (math 58% / reading 55%, grade C+, #280 of 1,410 statewide, top 20%, 528 students, 99% FRL); Northside High (math 54% / reading 52%, grade C-, #280 of 535 statewide, top 52%, 376 students, 99% FRL) — zoned schools average 99% FRL vs 67% district-wide (32 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 55% at this address vs 40% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Beaufort County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 77 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 216 units permitted in Beaufort County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Beaufort County population projected at -10% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($265k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $264,965 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.04% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.62%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $262,080
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
46 Sawmill Landing Rd	0.06mi	3/2.0	1,250 (-14%)	3mo	$225,000	$180	71
22 Sawmill Landing Rd	0.07mi	3/2.0	1,250 (-14%)	4mo	$251,500	$201	70
325 Sawmill Landing Rd	0.16mi	3/2.0	1,570 (+8%)	12mo	$272,500	$174	70
Lot 7 Sawmill Landing Rd	0.08mi	3/2.0	1,608 (+10%)	13mo	$267,500	$166	68

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: -9.1%
• Equity multiple: 0.66×
• Total profit: $-25,256
• Equity at exit: $40,109

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,845
• Equity at exit: $23,258

Cash invested: $75,320 (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 27808

• Home prices YoY: -18.5%
• Active inventory: 77
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $287

Break-even live

Break-even rent $2,437

Max offer price $269,000

Occupancy floor 85%

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: $67,250
• Closing costs: $8,070
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
841 Treasure Point Rd Bath, NC	4.0	2.0	1860	$2,800	$1.51	13d	1	0.16mi

Listing history 17 events

1. 2026-06-19
   days on market $269,000 Active 26 DOM
2. 2026-06-18
   days on market $269,000 Active 25 DOM
3. 2026-06-17
   days on market $269,000 Active 24 DOM
4. 2026-06-16
   days on market $269,000 Active 23 DOM
5. 2026-06-15
   days on market $269,000 Active 22 DOM
6. 2026-06-14
   days on market $269,000 Active 20 DOM
7. 2026-06-13
   days on market $269,000 Active 19 DOM
8. 2026-06-10
   days on market $269,000 Active 17 DOM
9. 2026-06-09
   days on market $269,000 Active 16 DOM
10. 2026-06-08
    days on market $269,000 Active 15 DOM
11. 2026-06-07
    days on market $269,000 Active 14 DOM
12. 2026-06-03
    days on market $269,000 Active 10 DOM
13. 2026-06-02
    days on market $269,000 Active 9 DOM
14. 2026-06-01
    days on market $269,000 Active 8 DOM
15. 2026-05-31
    days on market $269,000 Active 7 DOM
16. 2026-05-30
    days on market $269,000 Active 6 DOM
17. 2026-05-24
    listed $269,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,600
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$2,142
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$7,825
• Taxable loss: −$847
• Est. tax savings @ 24.0%: +$203
• After-tax cash flow: $3,642/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 · 4 photos

Good 80/100 Cosmetic rehab

This new construction home in Bath, NC, offers a good condition with a well-maintained exterior and interior. It's ready for a fresh coat of paint and landscaping to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Resale Kitchen backsplash — Modernizes the kitchen and adds value
• Resale Bathroom fixtures — Modernizes the bathrooms and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Resale Kitchen backsplash — Modernizes the kitchen and adds value ↑
• Resale Bathroom fixtures — Modernizes the bathrooms and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Beaufort County Schools
• NCES district ID: 3700330
• Math proficiency: 39% ▬ 0.00%
• Reading proficiency: 42% ▲ 3.00%
• Median HH income: $40,486
• Composite: 33.99/100
• National rank: #5320
• State rank: #112 of 178 in NC

Livability — Bath

• Score: 66/100
• State rank: #287
• US rank: #12274

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,976

Population outlook (Beaufort County) Hauer SSP2

• Today (2025): 47,069 people
• By 2030: 46,417 · -1.4%
• By 2040: 44,455 · -5.6%
• By 2050: 42,239 · -10.3%
• By 2075: 37,349 · -20.7%
• By 2100: 32,434 · -31.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Black 2%
• Common ancestry: Lithuanian 5% Serbian 2% Romanian 2%
• Foreign-born: 0%
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Beaufort

• 2024 margin: Solid R (+31.1) · D 34.1% · R 65.2%
• 2008→2024 swing: -13.7pp toward R · 2008: -17.4pp · 2024: -31.1pp
• All cycles: 2024: R+31.1 2020: R+25.9 2016: R+24.5 2012: R+19.3 2008: R+17.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.63%
• Current HPI: 214.0355
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-05-24 Listed $269,000 Hive MLS