403 Oregon Trl · Swansboro, NC 28539

$170,000

3 bd · 2.0 ba · 1,425 sqft · SingleFamily public records · 3 Days on market

Built 1970 0.47 ac lot Est $247k · 31% under

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Why this score? — see what drove the B- 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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +5.9/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this completely renovated 4 bedroom, 2 bathroom home located in the heart of Hubert! Upon entry you are greeted with NEW flooring (NO carpets!), FRESH paint, UPDATED fixtures and lots of natural light creating a crisp, clean and inviting feel throughout this home! Preparing meals and entertaining is a pleasure in this kitchen offering granite counter tops and NEW stainless steel appliances. Master suite offers a private bath, walk through closet, new windows & FRESH paint along with super easy access to the laundry room. Perfectly sized 2nd, 3rd & 4th bedrooms provide ample closet space, NEW flooring and FRESH paint! A second, full bath is conveniently located in the hallway, Outdoor entertaining and activities will be a blast in this LARGE yard with open deck & easy access to the backyard with a BRAND NEW sliding glass door! This home is priced to sell and will go FAST- schedule your personal tour today!

Key facts

• Fenced in backyard
• 0.47 acre lot
• Built 1970

Tags

• FENCED IN BACKYARD
• TIMBER RIDGE SUBDIVISION

Property features AI

Finance

• Other: Zoning: R-15; Lot is irregularly shaped and about 0.47 acres; Subdivision: Timber Ridge
• HOA & community: No association amenities

Exterior

• Parking: Paved parking
• Security: Smoke detector(s)
• Utilities: Public water; Septic tank
• Home design: Single-family residence; One-story; Entry level: 1
• Construction: Brick and stone construction; Shingle roof; Crawl space foundation; Built using materials noted in remarks
• Exterior features: Deck; Back yard fencing (chain link and wood); Has a view; Paved road access

Interior

• Kitchen: Electric cooktop; Refrigerator; Dishwasher; Microwave
• Bedrooms: 6 total rooms (includes bedrooms and living areas)
• Flooring: Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric heating; Heat pump
• Interior features: Walk-in closet(s); Accessible full bath; Smoke detector(s)
• Laundry & utility: Laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $412 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 9.2% 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: Sand Ridge Elementary (math 57% / reading 54%, grade C, #293 of 1,410 statewide, top 21%, 581 students, 58% FRL); Swansboro Middle (math 52% / reading 55%, grade C+, #87 of 475 statewide, top 19%, 967 students, 43% FRL); Swansboro High (math 77% / reading 68%, grade B+, #104 of 535 statewide, top 19%, 1,115 students, 38% FRL).
• Zoned-school proficiency averages 60% at this address vs 46% district-wide (+15 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 (+2.6%/yr); 322 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 9y 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 $132k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,000

Questions for the listing agent

1. Built in 1970 — 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. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.40%
• DSCR: 1.46
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $246,525
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 Rosemary Ave	0.29mi	3/2.0	1,433 (+1%)	1mo	$270,000	$188	85
205 Michel Ct	0.14mi	3/2.0	1,228 (-14%)	1mo	$265,000	$216	69
56 Riegel Dr	0.54mi	3/1.5	1,428 (+0%)	5mo	$70,000	$49	68
165 Copeland Ct	0.66mi	3/1.5	1,425 (0%)	1mo	$165,000	$116	66
223 Lockwood Ct	0.42mi	3/2.0	1,291 (-9%)	1mo	$278,000	$215	64
402 Crown Point Rd	0.54mi	3/2.0	1,376 (-3%)	7mo	$215,000	$156	63
306 Foxtrace Ln	0.75mi	3/2.0	1,450 (+2%)	3mo	$244,995	$169	60
403 E Volant St	0.61mi	3/2.0	1,356 (-5%)	6mo	$234,900	$173	59
314 Dayrell Dr	0.69mi	3/2.0	1,351 (-5%)	1mo	$275,000	$204	58
625 Parsley Dr	0.40mi	3/2.5	1,589 (+12%)	5mo	$310,000	$195	56
146 Ash Ct	0.65mi	3/1.5	1,302 (-9%)	7mo	$195,000	$150	48
87 Crown Point Rd	0.71mi	3/1.5	1,274 (-11%)	6mo	$185,000	$145	42

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 · 2.61% rent growth · sell at horizon

5-year hold

• IRR: -1.1%
• Equity multiple: 0.96×
• Total profit: $-2,058
• Equity at exit: $25,348

10-year hold

• IRR: 8.1%
• Equity multiple: 1.61×
• Total profit: $28,880
• Equity at exit: $14,698

Cash invested: $47,600 (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 28539

• Home prices YoY: -23.9%
• Rents YoY: 2.6%
• Active inventory: 322
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,849 high
• Mortgage (P&I): −$891
• Tax from tax record: −$86 /mo · $1,030/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $412

Break-even live

Break-even rent $1,327

Max offer price $170,000

Occupancy floor 73%

Sensitivity live

Price	-10% $509	-5% $460	+0% $412	+5% $364	+10% $316
Rent	-10% $266	-5% $339	+0% $412	+5% $485	+10% $558
Rate	-1.0pp $498	-0.5pp $456	base $412	+0.5pp $368	+1.0pp $323

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Rosemary Ave Hubert, NC	3.0	2.5	1610	$2,100	$1.30	21d	1	0.27mi
212 W Volant St Hubert, NC	3.0	2.0	1223	$1,750	$1.43	21d	1	0.54mi
21 Crown Point Rd Hubert, NC	4.0	2.5	1290	$1,450	$1.12	21d	1	0.62mi
400 Dayrell Dr Hubert, NC	3.0	2.0	1267	$1,800	$1.42	21d	1	0.67mi
309 N Winchester Ln Hubert, NC	4.0	2.0	1456	$1,700	$1.17	21d	1	1.07mi
136 Byrum Run Hubert, NC	3.0	2.0	1164	$1,800	$1.55	21d	1	1.47mi

Listing history 4 events

1. 2026-06-19
   days on market $170,000 Active 3 DOM
2. 2026-06-18
   days on market $170,000 Active 2 DOM
3. 2026-06-17
   remarks 228-char remark
4. 2026-06-17
   listed $170,000 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: $1,030 · $86/mo
• Projected year-2 tax: $1,394 · $116/mo
• Expected delta: +$364/yr (+$30/mo · 35.4%)

ⓘ 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 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 20 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: $22,185
• − Mortgage interest: −$9,523
• − Property taxes: −$1,030
• − Insurance: −$850
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$4,945
• Taxable income: $2,287
• Est. tax owed @ 24.0%: −$549
• After-tax cash flow: $4,399/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

• County: Onslow County · 164,453 people
• Metro: Jacksonville, NC
• Population (ZIP): 18,351
• Household income: $66,976
• Rent vs Own: 23.8% rent · 76.2% own
• Severe rent burden: 602.0

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 (82%)
• Race & ethnicity: White 82% Two or more races 7% Hispanic / Latino 6% Black 6% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Asian/Pacific 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: ▼ -58.68%
• Current HPI: 186.871
• Rent YoY: ▲ 2.61%
• 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

+174.2% since first listed

7 events — show timeline

• 2026-06-17 Listed $170,000 Hive MLS
• 2020-03-31 Sold (Public Records) $131,500 Public Records
• 2020-03-31 Sold (MLS) $131,500 Hive MLS
• 2019-09-09 Listed $133,000 Hive MLS
• 2018-02-16 Sold (Public Records) $45,000 Public Records
• 2018-02-15 Sold (MLS) $45,000 Hive MLS
• 2017-11-13 Listed $62,000 Hive MLS

Property tax history

+3.5%/yr

Latest (2025): $1,030 · +0.0% YoY. Source: county tax records.