435 Frances St · Jacksonville, NC 28546

$30,000

3 bd · 2.0 ba · 1,016 sqft · Other · 14 Days on market

Built 2014 Good condition

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.9/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Don& apos; t miss this move-in ready gem nestled on a desirable corner lot in the friendly Holiday City community! This 2014 Clayton Schult singlewide offers 1,216 square feet of well-appointed living space with 3 bedrooms and 2 bathrooms & acirc; & euro; & rdquo; all for just $30,000. The open feel of this home is complemented by a ceiling fan in the living room, keeping things cool and comfortable year-round. The kitchen is fully equipped with a mounted microwave, dishwasher, refrigerator, and electric range & acirc; & euro; & rdquo; everything you need from day one! Retreat to the spacious primary bedroom featuring a walk-in closet and a luxurious spa-style

Key facts

• Ceiling fan
• Electric range
• Dishwasher

Tags

• CORNER LOT
• CEILING FAN
• MOUNTED MICROWAVE
• DISHWASHER
• REFRIGERATOR
• ELECTRIC RANGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $30k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Cap rate 38.6% vs local median 4.4% in Jacksonville — 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 71/100 on livability (#111 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment D, crime 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.
• Market conditions: Rents rising (+3.9%/yr); 604 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,246 units permitted in Onslow County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 98% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,000

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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 4.28% ✓
• Cap rate: 38.56%
• Cash-on-cash: 115.23%
• DSCR: 6.13
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.86% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.17×
• Total profit: $43,461
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 13.32×
• Total profit: $103,469
• Equity at exit: $2,594

Cash invested: $8,400 (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 28546

• Home prices YoY: -19.3%
• Rents YoY: 3.9%
• Active inventory: 604
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,283 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $740

Break-even live

Break-even rent $347

Max offer price $30,000

Occupancy floor 37%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
553 Corbin St Lot A-633 Jacksonville, NC	3.0	2.0	1216	$48,000	$39.47	21d	1	0.04mi
553 Corbin St Lot A-255 Jacksonville, NC	2.0	2.0	896	$18,000	$20.09	21d	1	0.04mi
553 Corbin St Unit B-505D4 Jacksonville, NC	2.0	1.0	750	$1,045	$1.39	21d	1	0.04mi
553 Corbin St Lot A-620 Jacksonville, NC	3.0	2.0	980	$20,000	$20.41	21d	1	0.20mi
553 Corbin St Lot A-334 Jacksonville, NC	3.0	2.0	952	$15,000	$15.76	21d	1	0.20mi
553 Corbin St Lot A-634 Jacksonville, NC	3.0	2.0	952	$12,000	$12.61	21d	1	0.20mi
553 Corbin St Jacksonville, NC	2.0	1.0	750	$1,045	$1.39	13d	1	0.21mi
131 Cornerstone Pl Jacksonville, NC	2.0	2.5	928	$1,100	$1.19	21d	1	0.46mi
104 Spring Meadows Cir Jacksonville, NC	2.0	2.5	992	$1,100	$1.11	13d	1	0.59mi
301 Village Dr Jacksonville, NC	1.0–2.0	1.0	725	$1,095	$1.51	13d	2	0.71mi
106 Pinegrove Ct Jacksonville, NC	2.0	2.5	992	$1,200	$1.21	13d	1	0.75mi
148 Corey Cir Unit 148 Jacksonville, NC	2.0	1.0	868	$1,200	$1.38	21d	1	0.85mi
507 Birchwood Ct Jacksonville, NC	3.0	2.0	1314	$1,525	$1.16	13d	1	0.85mi
120 Palace Cir Jacksonville, NC	3.0	2.5	1378	$1,400	$1.02	21d	1	0.94mi
236 White Oak Blvd Jacksonville, NC	3.0	2.0	1275	$1,650	$1.29	21d	1	0.94mi
209 Mesa Ln Jacksonville, NC	2.0	2.5	992	$1,350	$1.36	21d	1	0.99mi
110 Sycamore Dr Jacksonville, NC	3.0	2.0	1433	$1,750	$1.22	21d	1	1.11mi
977 W Pueblo Dr Jacksonville, NC	2.0	2.5	992	$1,195	$1.20	21d	1	1.13mi
981 W Pueblo Dr Jacksonville, NC	2.0	2.0	882	$1,250	$1.42	21d	1	1.13mi
1110 Pueblo Dr Jacksonville, NC	2.0	2.5	992	$1,250	$1.26	21d	1	1.26mi
821 Shadowridge Rd Jacksonville, NC	3.0	2.0	1488	$750	$0.50	21d	1	1.26mi
2033 Brandymill Ln Jacksonville, NC	2.0	2.5	992	$1,300	$1.31	21d	1	1.27mi

Listing history 1 events

1. 2026-05-12
   listed $30,000 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,402
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$948
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$873
• Taxable income: $8,987
• Est. tax owed @ 24.0%: −$2,157
• After-tax cash flow: $6,725/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 · 1 photo

Good 75/100 Cosmetic rehab

This move-in ready singlewide is in good condition with no visible repairs needed. It offers a good return on investment with updates that can significantly increase its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics, attracting more buyers/renters.
• Both New window treatments — Enhances curb appeal and interior aesthetics, attracting more buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics, attracting more buyers/renters. ↑
• Both New window treatments — Enhances curb appeal and interior aesthetics, attracting more buyers/renters. ↑

ⓘ 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: 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 — Jacksonville

• Score: 71/100
• State rank: #111
• US rank: #6991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, NC
• County: Onslow County · 164,453 people
• City population: 96,397
• Metro: Jacksonville, NC
• Population (ZIP): 47,256
• Household income: $63,561
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1830.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Black 18% Hispanic / Latino 16% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 1% Serbian 1% Slovak 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 8% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -50.75%
• Current HPI: 211.9993
• Rent YoY: ▲ 3.86%
• 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 event — show timeline

• 2026-05-12 Listed $30,000 FSBO.com