496 Sand Ridge Rd · Swansboro, NC 28539

$240,000

3 bd · 2.0 ba · 1,281 sqft · SingleFamily public records · 6 Days on market

Built 1994 0.34 ac lot Est $275k · 13% 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).

• Cash flow +13.3/30.0
• ARV discount +13.3/15.0
• DSCR +4.0/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just 7.6 miles to Piney Green Gate/Camp Lejeune. The covered porch welcomes you into this home with new LVP flooring and fresh paint throughout. The large fenced back yard (approximately 80ft x 45 ft) is brimming with potential. No HOA. Schedule your showing today!

Key facts

• No city taxes
• No hoa
• Fenced backyard

Tags

• NO HOA
• NO CITY TAXES
• PROFESSIONALLY PAINTED WALLS
• WOOD-BURNING FIREPLACE
• STAINLESS STEEL APPLIANCES
• FENCED BACKYARD

Property features AI

Finance

• Other: Property type: Residential, single-family; Lot is approximately 0.34 acres (irregular); Zoning: R-15; Subdivision: Timber Ridge
• HOA & community: No association amenities

Exterior

• Parking: Attached 1-car garage; Off-street paved parking; Total 1 parking space
• Utilities: Public water; Water connected; Septic tank sewer
• Home design: Single-family residence; One story; Entry level: 1; Vinyl siding and frame construction
• Construction: Shingle roof; Slab foundation; Built with vinyl siding and frame
• Exterior features: Covered patio; Patio; Front porch; Chain link fencing; Has a view

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range
• Bedrooms: Rooms total: 6
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Master suite on the main level; Ceiling fan(s)
• Laundry & utility: Washer hookup in garage; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-2 ($-24/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (0.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (23.4% below list).
• Recommended offer: $184k (23.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $186k; 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 $183,940 (23.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.77% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.04%
• DSCR: 1.00
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $275,415
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Michel Ct	0.24mi	3/2.0	1,228 (-4%)	1mo	$265,000	$216	81
608 Calabash Dr	0.15mi	3/2.0	1,182 (-8%)	1mo	$249,000	$211	79
223 Lockwood Ct	0.43mi	3/2.0	1,291 (+1%)	1mo	$278,000	$215	78
142 Rosemary Ave	0.21mi	3/2.0	1,433 (+12%)	1mo	$270,000	$188	70
502 Waldorf Ct	0.32mi	3/2.0	1,139 (-11%)	3mo	$253,000	$222	64
105 Marina Leigh Dr	0.18mi	3/2.0	1,089 (-15%)	3mo	$249,000	$229	64
201 Michel Ct	0.27mi	3/2.0	1,103 (-14%)	0mo	$247,000	$224	64
314 Dayrell Dr	0.59mi	3/2.0	1,351 (+6%)	1mo	$275,000	$204	62
610 Parsley Dr	0.38mi	3/2.0	1,116 (-13%)	4mo	$249,000	$223	57
104 Crown Point Rd	0.39mi	3/2.0	1,089 (-15%)	2mo	$207,500	$191	55
165 Copeland Ct	0.63mi	3/1.5	1,425 (+11%)	1mo	$165,000	$116	49
306 Foxtrace Ln	0.64mi	3/2.0	1,450 (+13%)	3mo	$244,995	$169	46

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: $-39,832
• Equity at exit: $35,785

10-year hold

• IRR: -9.4%
• Equity multiple: 0.43×
• Total profit: $-38,170
• Equity at exit: $20,751

Cash invested: $67,200 (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: 10.9×

Monthly cashflow live

• Estimated rent: $1,839 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$97 /mo · $1,158/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-2

Break-even live

Break-even rent $1,842

Max offer price $239,651

Occupancy floor 95%

Sensitivity live

Price	-10% $134	-5% $66	+0% $-2	+5% $-70	+10% $-138
Rent	-10% $-147	-5% $-75	+0% $-2	+5% $71	+10% $143
Rate	-1.0pp $119	-0.5pp $59	base $-2	+0.5pp $-64	+1.0pp $-127

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: $60,000
• Closing costs: $7,200
• 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	0.25mi
212 W Volant St Hubert, NC	3.0	2.0	1223	$1,750	$1.43	21d	1	0.48mi
21 Crown Point Rd Hubert, NC	4.0	2.5	1290	$1,450	$1.12	21d	1	0.61mi
400 Dayrell Dr Hubert, NC	3.0	2.0	1267	$1,800	$1.42	21d	1	0.63mi
309 N Winchester Ln Hubert, NC	4.0	2.0	1456	$1,700	$1.17	21d	1	1.08mi
136 Byrum Run Hubert, NC	3.0	2.0	1164	$1,800	$1.55	21d	1	1.40mi

Listing history 6 events

1. 2026-06-18
   days on market $240,000 Active 6 DOM
2. 2026-06-17
   days on market $240,000 Active 5 DOM
3. 2026-06-16
   days on market $240,000 Active 4 DOM
4. 2026-06-15
   days on market $240,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $240,000 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: $1,158 · $97/mo
• Projected year-2 tax: $1,968 · $164/mo
• Expected delta: +$810/yr (+$67/mo · 69.9%)

ⓘ 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: $22,073
• − Mortgage interest: −$13,444
• − Property taxes: −$1,158
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$6,982
• Taxable loss: −$4,243
• Est. tax savings @ 24.0%: +$1,018
• After-tax cash flow: $995/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

+118.2% since first listed

6 events — show timeline

• 2026-06-12 Listed $240,000 Hive MLS
• 2022-05-27 Sold (Public Records) $185,500 Public Records
• 2022-05-27 Sold (MLS) $185,500 Hive MLS
• 2022-04-28 Pending — Hive MLS
• 2022-04-19 Listed $192,000 Hive MLS
• 2006-07-24 Sold (Public Records) $110,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,158 · +0.0% YoY. Source: county tax records.