326 Starfish Ln · Sneads Ferry, NC 28460

$295,000

3 bd · 3.5 ba · 1,780 sqft · SingleFamily public records · 108 Days on market

Built 2023 871 sqft lot Est $367k · 20% under $100/mo HOA · 4% of rent ↓ 2% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +12.5/30.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• DSCR +3.7/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained END unit offering the perfect blend of comfort, style, and convenience. Featuring three spacious bedrooms and three and a half baths, this home is designed to impress. Inside, you'll find elegant granite countertops, stainless steel appliances, and thoughtfully designed layout ideal for both everyday living and entertaining. The refrigerator, washer, and dryer all convey, adding even more value. Enjoy access to a community pool, and take advantage of a prime location just a few miles from the beach and minutes away from all the restaurants. Don't miss your chance to own this stylish and low-maintenance coastal retreat! For information about our preferr

Key facts

• Community pool
• Granite countertops
• Prime location

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• COMMUNITY POOL
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-45 ($-538/yr) — negative.
• To cash-flow at today's rent, offer at most $287k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (20.6% below list).
• Recommended offer: $234k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.2% in Sneads Ferry — 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 (#398 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living 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); 570 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,246 units permitted in Onslow County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($89k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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.

Recommended offer $234,163 (20.6% 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. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 6.11%
• Cash-on-cash: -0.65%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $366,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
424 Bald Cypress Ln	0.27mi	3/2.5	1,920 (+8%)	1mo	$360,000	$188	70
311 Long Pond Dr	0.42mi	3/2.5	1,680 (-6%)	2mo	$361,000	$215	65
403 Pebble Shore Dr	0.36mi	3/2.5	1,881 (+6%)	8mo	$349,000	$186	63
212 Pastoral Ct	0.58mi	3/2.0	1,740 (-2%)	2mo	$365,000	$210	61
335 Long Pond Dr	0.56mi	3/2.0	1,867 (+5%)	1mo	$390,000	$209	59
112 Emerson Ln	0.48mi	3/2.0	1,886 (+6%)	10mo	$364,000	$193	54
307 Pebble Shore Dr	0.29mi	3/2.0	1,531 (-14%)	7mo	$324,500	$212	51
707 Crystal Cove Ct	0.50mi	4/2.5 (+1)	1,950 (+10%)	5mo	$360,000	$185	48
266 Breakwater Dr	0.65mi	4/2.0 (+1)	1,874 (+5%)	10mo	$360,000	$192	41
113 Windy Pt	0.70mi	3/2.0	1,530 (-14%)	2mo	$345,000	$225	36
700 Ellabond St	0.69mi	3/2.5	1,991 (+12%)	11mo	$366,000	$184	35
710 Ellabond St	0.75mi	3/2.0	1,583 (-11%)	10mo	$326,000	$206	32

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: -14.6%
• Equity multiple: 0.46×
• Total profit: $-44,227
• Equity at exit: $43,985

10-year hold

• IRR: -2.3%
• Equity multiple: 0.83×
• Total profit: $-14,296
• Equity at exit: $25,506

Cash invested: $82,600 (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 28460

• Rents YoY: 5.7%
• Active inventory: 570
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,342 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$125 /mo · $1,497/yr
• Insurance: −$123
• HOA: −$100
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-45

Break-even live

Break-even rent $2,398

Max offer price $287,083

Occupancy floor 97%

Sensitivity live

Price	-10% $122	-5% $39	+0% $-45	+5% $-128	+10% $-212
Rent	-10% $-230	-5% $-137	+0% $-45	+5% $48	+10% $140
Rate	-1.0pp $104	-0.5pp $30	base $-45	+0.5pp $-121	+1.0pp $-199

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
251 Breakwater Dr Sneads Ferry, NC	3.0	2.0	1916	$2,200	$1.15	15d	1	0.55mi
246 Sailor St Sneads Ferry, NC	4.0	2.5	2192	$2,450	$1.12	23d	1	1.09mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: pool

Listing history 30 events

1. 2026-06-21
   days on market $295,000 Active 108 DOM
2. 2026-06-19
   days on market $295,000 Active 106 DOM
3. 2026-06-18
   days on market $295,000 Active 105 DOM
4. 2026-06-17
   days on market $295,000 Active 104 DOM
5. 2026-06-16
   days on market $295,000 Active 103 DOM
6. 2026-06-15
   days on market $295,000 Active 102 DOM
7. 2026-06-14
   days on market $295,000 Active 100 DOM
8. 2026-06-13
   days on market $295,000 Active 99 DOM
9. 2026-06-10
   days on market $295,000 Active 97 DOM
10. 2026-06-09
    days on market $295,000 Active 96 DOM
11. 2026-06-09
    days on market $295,000 Active 95 DOM
12. 2026-06-07
    days on market $295,000 Active 94 DOM
13. 2026-06-03
    days on market $295,000 Active 90 DOM
14. 2026-06-02
    days on market $295,000 Active 89 DOM
15. 2026-06-01
    days on market $295,000 Active 88 DOM
16. 2026-05-31
    days on market $295,000 Active 87 DOM
17. 2026-05-30
    days on market $295,000 Active 86 DOM
18. 2026-05-07
    price $295,000
19. 2026-03-05
    listed $299,000 Active
20. 2025-12-31
    historical
21. 2025-11-13
    price $306,000
22. 2025-08-05
    price $309,000
23. 2025-06-13
    price $309,326
24. 2025-05-06
    listed $312,000 Active
25. 2025-03-19
    listed $312,000
26. 2025-03-19
    historical
27. 2023-03-31
    soldstatus $299,500 Closed
28. 2023-03-31
    soldstatus $299,500
29. 2022-06-03
    status Pending
30. 2022-06-02
    listed $299,500 Active

ⓘ 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: $1,497 · $125/mo
• Projected year-2 tax: $2,419 · $202/mo
• Expected delta: +$922/yr (+$77/mo · 61.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,100
• − Mortgage interest: −$16,525
• − Property taxes: −$1,497
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − HOA: −$1,200
• − Depreciation: −$8,582
• Taxable loss: −$5,675
• Est. tax savings @ 24.0%: +$1,362
• After-tax cash flow: $824/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 — Sneads Ferry

• Score: 63/100
• State rank: #398
• US rank: #15272

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Onslow County · 164,453 people
• City population: 13,532
• Metro: Jacksonville, NC
• Population (ZIP): 13,532
• Household income: $88,908
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 349.0

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 (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
▸Retail	2	$95B
▸Industrial Conglomerate	1	$38B
▸Metals / Steel	1	$35B
▸Utilities	1	$30B
▸Industrial Machinery	1	$19B

Price history

-1.5% since first listed

13 events — show timeline

• 2026-05-07 Price Changed $295,000 Hive MLS
• 2026-03-05 Listed $299,000 Hive MLS
• 2025-12-31 Listing Removed — Hive MLS
• 2025-11-13 Price Changed $306,000 Hive MLS
• 2025-08-05 Price Changed $309,000 Hive MLS
• 2025-06-13 Price Changed $309,326 Hive MLS
• 2025-05-06 Listed $312,000 Hive MLS
• 2025-03-19 Listed $312,000 Hive MLS
• 2025-03-19 Listing Removed — Hive MLS
• 2023-03-31 Sold (Public Records) $299,500 Public Records
• 2023-03-31 Sold (MLS) $299,500 Hive MLS
• 2022-06-03 Pending — Hive MLS
• 2022-06-02 Listed $299,500 Hive MLS

Property tax history

+49.6%/yr

Latest (2025): $1,497 · +0.0% YoY. Source: county tax records.