915 Sunset Blvd · Brandywine Bay, NC 28570

$419,000

3 bd · 2.0 ba · 1,879 sqft · Other public records · 28 Days on market

Built 1986 0.49 ac lot $50/mo HOA

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A rare opportunity for boating enthusiasts to enjoy life near the water without a large price tag! Welcome to 915 Sunset Blvd in Newport - a perfectly sized home offering 3 bedrooms, 2 bathrooms, plus a versatile bonus room across 1,937 square feet, located in a golf cart-friendly neighborhood. Situated on a generous half-acre lot, this property combines comfortable living with coastal convenience just minutes from shopping, dining, boating, and the beautiful beaches of Carteret County's Crystal Coast. Inside, you'll find a warm and inviting layout featuring a cozy fireplace, functional living spaces, and room to spread out. The fenced backyard provides privacy and plenty of space for

Key facts

• 0.49 acre lot
• 2 garage spots
• Built 1986

Property features AI

Finance

• Other: Property type: Residential - Single Family Residence; Zoning: residential; Lot dimensions: 100 x 215 x 100 x 216 (0.49 acres)
• HOA & community: Homeowners association with $600 annual fee (about $50/month)

Exterior

• Parking: Attached 2-car garage; Paved parking
• Utilities: Public and private water sources listed; Sewer: Septic tank; Sewer connected; Water available/connected; Cable available
• Home design: Single family residence; One and one-half story (2 total stories); Entry level: 1
• Construction: Built with vinyl siding and frame construction; Shingle roof; Crawl space (no finished basement)
• Exterior features: Deck; Front porch; Back yard fencing; Has view

Interior

• Kitchen: Range; Refrigerator; Microwave; Electric water heater
• Bedrooms: Master downstairs
• Flooring: Carpet; Laminate; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Wall/window unit(s); Ceiling fan(s) (also listed under interior)
• Interior features: Master bedroom on the main level; Walk-in closet(s); Ceiling fan(s); Gas log fireplace; Unfurnished
• Laundry & utility: Washer; Dryer; Washer hookup in hall; Water softener

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $419k.

Deal economics

• At list price, monthly cash flow is $7k ($87k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $419k).
• Recommended offer: $413k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Carteret County Public Schools (rural): math 59% / reading 61% proficiency, ranked #31 of 178 in NC (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bogue Sound Elementary (math 63% / reading 63%, grade B, #168 of 1,410 statewide, top 12%, 467 students, 99% FRL); Broad Creek Middle (math 63% / reading 68%, grade A-, #28 of 475 statewide, top 6%, 710 students, 100% FRL); Croatan High (math 82% / reading 78%, grade A, #73 of 535 statewide, top 13%, 974 students, 26% FRL) — zoned schools average 75% FRL vs 39% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 216 active listings in the ZIP; 935 units permitted in Carteret County in 2024 (360 in 5+ unit buildings).
• At $12,409/mo this rent would consume 212% of the median local household income ($70k/yr) (locally 461% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Carteret County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $117k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($413k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.

Risks & watch-outs

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

Recommended offer $412,715 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.96% ✓
• Cap rate: 27.10%
• Cash-on-cash: 74.33%
• DSCR: 4.31
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 74.1%
• Equity multiple: 4.37×
• Total profit: $394,891
• Equity at exit: $62,474

10-year hold

• IRR: 77.9%
• Equity multiple: 9.01×
• Total profit: $939,684
• Equity at exit: $36,227

Cash invested: $117,320 (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 28570

• Home prices YoY: -16.2%
• Active inventory: 216
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $12,409 medium
• Mortgage (P&I): −$2,197
• Tax from tax record: −$115 /mo · $1,378/yr
• Insurance: −$175
• HOA: −$50
• Vacancy / Maint / Mgmt: −$2,606
• Net cashflow: $7,267

Break-even live

Break-even rent $3,211

Max offer price $419,000

Occupancy floor 36%

Sensitivity live

Price	-10% $7,504	-5% $7,385	+0% $7,267	+5% $7,148	+10% $7,030
Rent	-10% $6,286	-5% $6,777	+0% $7,267	+5% $7,757	+10% $8,247
Rate	-1.0pp $7,478	-0.5pp $7,373	base $7,267	+0.5pp $7,158	+1.0pp $7,048

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: $104,750
• Closing costs: $12,570
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: water

Listing history 21 events

1. 2026-06-19
   days on market $419,000 Active 28 DOM
2. 2026-06-18
   days on market $419,000 Active 27 DOM
3. 2026-06-17
   days on market $419,000 Active 26 DOM
4. 2026-06-16
   days on market $419,000 Active 25 DOM
5. 2026-06-15
   days on market $419,000 Active 24 DOM
6. 2026-06-14
   days on market $419,000 Active 22 DOM
7. 2026-06-12
   pricedays on market $419,000 Active 21 DOM
8. 2026-06-09
   days on market $429,000 Active 18 DOM
9. 2026-06-08
   days on market $429,000 Active 17 DOM
10. 2026-06-07
    days on market $429,000 Active 16 DOM
11. 2026-06-05
    days on market $429,000 Active 13 DOM
12. 2026-06-03
    days on market $429,000 Active 12 DOM
13. 2026-06-02
    days on market $429,000 Active 11 DOM
14. 2026-06-01
    days on market $429,000 Active 10 DOM
15. 2026-05-31
    days on market $429,000 Active 9 DOM
16. 2026-05-30
    days on market $429,000 Active 8 DOM
17. 2026-05-22
    listed $429,000 Active
18. 2020-09-08
    historical
19. 2019-06-05
    listed $295,000
20. 2019-03-12
    historical
21. 2018-07-01
    listed $269,900

ⓘ 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: $1,378 · $115/mo
• Projected year-2 tax: $3,436 · $286/mo
• Expected delta: +$2,058/yr (+$171/mo · 149.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥102°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $148,912
• − Mortgage interest: −$23,471
• − Property taxes: −$1,378
• − Insurance: −$2,095
• − Repairs & maintenance: −$11,913
• − Management: −$11,913
• − HOA: −$600
• − Depreciation: −$12,189
• Taxable income: $85,354
• Est. tax owed @ 24.0%: −$20,485
• After-tax cash flow: $66,716/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: Carteret County Public Schools
• NCES district ID: 3700630
• Math proficiency: 59% ▲ 5.00%
• Reading proficiency: 61% ▲ 2.00%
• Median HH income: $48,330
• Composite: 50.92/100
• National rank: #1786
• State rank: #31 of 178 in NC

Livability — Brandywine Bay

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Carteret County · 52,389 people
• Metro: Morehead City, NC
• Population (ZIP): 22,197
• Household income: $70,229
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 461.0

Population outlook (Carteret County) Hauer SSP2

• Today (2025): 73,443 people
• By 2030: 75,344 · +2.6%
• By 2040: 78,142 · +6.4%
• By 2050: 80,091 · +9.1%
• By 2075: 86,120 · +17.3%
• By 2100: 89,408 · +21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 6% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 2%
• Foreign-born: 5% · Canada, Dominican Republic
• Languages at home: 92% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · Carteret

• 2024 margin: Solid R (+43.1) · D 28.0% · R 71.1%
• 2008→2024 swing: -8.4pp toward R · 2008: -34.7pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+42.0 2016: R+44.5 2012: R+41.0 2008: R+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.54%
• Current HPI: 276.6589
• Rent YoY: —
• Metro: Morehead City, 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

+58.9% since first listed

5 events — show timeline

• 2026-05-22 Listed $429,000 Hive MLS
• 2020-09-08 Listing Removed — Hive MLS
• 2019-06-05 Listed $295,000 Hive MLS
• 2019-03-12 Listing Removed — Hive MLS
• 2018-07-01 Listed $269,900 Hive MLS

Property tax history

+5.4%/yr

Latest (2025): $1,378 · +10.2% YoY. Source: county tax records.