93 Riegel Dr · Swansboro, NC 28539

$234,900

3 bd · 2.0 ba · 1,300 sqft · SingleFamily public records · 18 Days on market

Built 1968 0.63 ac lot Est $278k · 16% under

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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 +14.5/15.0
• Cash flow +13.2/30.0
• DSCR +4.0/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED BELOW APPRAISED VALUE! FEATURING QUALITY RENOVATIONS THROUGHOUT ENTIRE HOME!MOTIVATED SELLER MAY CONTRIBUTE TO CLOSING COSTS WITH ACCEPTED OFFER. WDIR,INSPECTION AND VA APPRAISAL ON FILE.New carpet/laminate floors, ceramic tile floors in kitchen and baths. Office has closet. Washer/dryer in laundry room w/utility sink and separate walk-in pantry. New ceramic top range. New 12x24 deck off kitchen in fenced-in back yard. Covered front porch.Call CSS or Donna for showin

Key facts

• New vapor barrier
• Private corner lot
• New hvac system

Tags

• PRIVATE CORNER LOT
• RECENTLY REPLACED ROOF
• NEW HVAC SYSTEM
• SEPTIC SYSTEM REPLACED
• NEWLY LINED CRAWLSPACE
• NEW VAPOR BARRIER

Property features AI

Finance

• Other: Zoned R-10
• HOA & community: No association amenities

Exterior

• Parking: On-street parking; On-site parking; No garage
• Utilities: Public water; Septic tank sewer; Water service available
• Home design: Single-family residence; One story; Entry level on first floor
• Construction: Vinyl siding and frame construction; Brick/mortar foundation; Composition shingle roof; Built as a residential single-family home
• Exterior features: Covered rear porch; Deck; Chain link fencing around the backyard; Corner lot; Has a view

Interior

• Kitchen: Electric oven; Refrigerator; Dishwasher; Vented exhaust fan; Electric water heater
• Bedrooms: Master downstairs
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Ceiling fans
• Interior features: Master suite on the main level; Accessible full bathroom; Unfurnished
• Laundry & utility: Laundry room; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-2 ($-27/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $177k (24.5% below list).
• Recommended offer: $177k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.4% 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); 333 active listings in the ZIP; 8 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 32% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $124k; list at $235k implies a 90% gain — meaningful room to come down on a strong offer.

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 $177,375 (24.5% 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. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.76% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $278,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 Lockwood Ct	0.35mi	3/2.0	1,291 (-1%)	1mo	$278,000	$215	82
314 Dayrell Dr	0.33mi	3/2.0	1,351 (+4%)	1mo	$275,000	$204	77
164 Parnell Rd	0.48mi	3/2.0	1,294 (-0%)	4mo	$227,500	$176	74
142 Rosemary Ave	0.25mi	3/2.0	1,433 (+10%)	1mo	$270,000	$188	71
165 Copeland Ct	0.31mi	3/1.5	1,425 (+10%)	1mo	$165,000	$116	67
502 Waldorf Ct	0.25mi	3/2.0	1,139 (-12%)	3mo	$253,000	$222	66
608 Calabash Dr	0.50mi	3/2.0	1,182 (-9%)	1mo	$249,000	$211	61
205 Michel Ct	0.63mi	3/2.0	1,228 (-6%)	1mo	$265,000	$216	60
306 Foxtrace Ln	0.44mi	3/2.0	1,450 (+12%)	3mo	$244,995	$169	58
203 Inman Ct	0.43mi	3/2.0	1,138 (-12%)	3mo	$243,000	$214	56
503 Amber Ave	0.74mi	3/2.0	1,201 (-8%)	1mo	$275,000	$229	52
601 Cannon Ct	0.73mi	3/2.0	1,184 (-9%)	2mo	$257,000	$217	49

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-39,010
• Equity at exit: $35,024

10-year hold

• IRR: -9.4%
• Equity multiple: 0.43×
• Total profit: $-37,418
• Equity at exit: $20,310

Cash invested: $65,772 (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: 333
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,774 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $-2

Break-even live

Break-even rent $1,777

Max offer price $234,500

Occupancy floor 95%

Sensitivity live

Price	-10% $131	-5% $64	+0% $-2	+5% $-69	+10% $-135
Rent	-10% $-142	-5% $-72	+0% $-2	+5% $68	+10% $138
Rate	-1.0pp $116	-0.5pp $57	base $-2	+0.5pp $-63	+1.0pp $-125

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Crown Point Rd Hubert, NC	4.0	2.5	1290	$1,450	$1.12	22d	1	0.17mi
135 Rosemary Ave Hubert, NC	3.0	2.5	1610	$2,100	$1.30	22d	1	0.21mi
400 Dayrell Dr Hubert, NC	3.0	2.0	1267	$1,800	$1.42	22d	1	0.30mi
212 W Volant St Hubert, NC	3.0	2.0	1223	$1,750	$1.43	22d	1	0.35mi
309 N Winchester Ln Hubert, NC	4.0	2.0	1456	$1,700	$1.17	22d	1	0.65mi
136 Byrum Run Hubert, NC	3.0	2.0	1164	$1,800	$1.55	22d	1	1.37mi
104 Parrot Landing Dr Hubert, NC	2.0	2.5	1300	$1,650	$1.27	22d	1	1.44mi
104 Parrot Landing Dr Unit 104 Hubert, NC	2.0	2.5	1300	$1,650	$1.27	22d	1	1.44mi

Listing history 14 events

1. 2026-06-07
   status $234,900 Pending 18 DOM
2. 2026-06-03
   days on market $234,900 Active 18 DOM
3. 2026-06-02
   days on market $234,900 Active 17 DOM
4. 2026-06-01
   days on market $234,900 Active 16 DOM
5. 2026-06-01
   price $234,900 Active 15 DOM
6. 2026-05-31
   days on market $237,495 Active 15 DOM
7. 2026-05-30
   days on market $237,495 Active 14 DOM
8. 2026-05-15
   listed $239,900 Active
9. 2017-10-18
   historical
10. 2017-07-27
    listed $80,000
11. 2011-09-07
    soldstatus $123,500 485-char remark

    Show marketing remark (485 chars)

    PRICE REDUCED BELOW APPRAISED VALUE! FEATURING QUALITY RENOVATIONS THROUGHOUT ENTIRE HOME!MOTIVATED SELLER MAY CONTRIBUTE TO CLOSING COSTS WITH ACCEPTED OFFER. WDIR,INSPECTION AND VA APPRAISAL ON FILE.New carpet/laminate floors, ceramic tile floors in kitchen and baths. Office has closet. Washer/dryer in laundry room w/utility sink and separate walk-in pantry. New ceramic top range. New 12x24 deck off kitchen in fenced-in back yard. Covered front porch.Call CSS or Donna for showin

12. 2011-09-07
    soldstatus $123,500

    Show marketing remark (485 chars)

    PRICE REDUCED BELOW APPRAISED VALUE! FEATURING QUALITY RENOVATIONS THROUGHOUT ENTIRE HOME!MOTIVATED SELLER MAY CONTRIBUTE TO CLOSING COSTS WITH ACCEPTED OFFER. WDIR,INSPECTION AND VA APPRAISAL ON FILE.New carpet/laminate floors, ceramic tile floors in kitchen and baths. Office has closet. Washer/dryer in laundry room w/utility sink and separate walk-in pantry. New ceramic top range. New 12x24 deck off kitchen in fenced-in back yard. Covered front porch.Call CSS or Donna for showin

13. 2011-01-14
    listed $124,500 485-char remark

    Show marketing remark (485 chars)

    PRICE REDUCED BELOW APPRAISED VALUE! FEATURING QUALITY RENOVATIONS THROUGHOUT ENTIRE HOME!MOTIVATED SELLER MAY CONTRIBUTE TO CLOSING COSTS WITH ACCEPTED OFFER. WDIR,INSPECTION AND VA APPRAISAL ON FILE.New carpet/laminate floors, ceramic tile floors in kitchen and baths. Office has closet. Washer/dryer in laundry room w/utility sink and separate walk-in pantry. New ceramic top range. New 12x24 deck off kitchen in fenced-in back yard. Covered front porch.Call CSS or Donna for showin

14. 2010-12-02
    soldstatus $91,000

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $1,926 · $161/mo
• Expected delta: +$1,040/yr (+$87/mo · 117.5%)

ⓘ 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 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: $21,285
• − Mortgage interest: −$13,158
• − Property taxes: −$886
• − Insurance: −$1,174
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$6,833
• Taxable loss: −$4,172
• Est. tax savings @ 24.0%: +$1,001
• After-tax cash flow: $974/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

+163.6% since first listed

7 events — show timeline

• 2026-05-15 Listed $239,900 Hive MLS
• 2017-10-18 Listing Removed — Hive MLS
• 2017-07-27 Listed $80,000 Hive MLS
• 2011-09-07 Sold (Public Records) $123,500 Public Records
• 2011-09-07 Sold (MLS) $123,500 Hive MLS
• 2011-01-14 Listed $124,500 Hive MLS
• 2010-12-02 Sold (Public Records) $91,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $886 · +0.0% YoY. Source: county tax records.