1004 Springdale Dr · Jacksonville, NC 28540

$229,999

4 bd · 2.0 ba · 1,708 sqft · SingleFamily public records · 189 Days on market

Built 1986 0.29 ac lot Est $268k · 14% 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 +13.9/15.0
• Cash flow +13.7/30.0
• DSCR +4.1/10.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the cozy Springdale Acres subdivision. Schedule to see this beautiful four bedroom and two full bath home which was renovated only a year ago! Enjoy those hot summer days with your very own in-ground pool with fence surrounding it for that added security for children. This open floor plan is perfect for entertaining. The living room has laminate flooring and cozy fireplace, while the family room has carpet and leads to your backyard. The kitchen has granite countertops, stainless steel appliances and laminate floors as well. All four bedrooms have carpet and adequate size and closet.

Key facts

• Covered front porch
• In-ground pool
• Flex room

Tags

• WOOD-BURNING FIREPLACE
• FLEX ROOM
• IN-GROUND POOL
• COVERED FRONT PORCH
• REAR PATIO
• FULLY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $16 ($192/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (22.6% below list).
• Recommended offer: $178k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: employment D, crime F, amenities 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: Blue Creek Elementary (math 42% / reading 47%, grade F, #574 of 1,410 statewide, top 43%, 490 students, 66% FRL); Southwest Middle (math 22% / reading 42%, grade F, #317 of 475 statewide, top 68%, 527 students, 64% FRL); Southwest High (math 52% / reading 47%, grade D, #311 of 535 statewide, top 60%, 702 students, 54% FRL) — zoned schools average 61% FRL vs 37% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 386 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 ($66k/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 189 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $35k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; 48% 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; 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 $178,118 (22.6% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 6.38%
• Cash-on-cash: 0.30%
• DSCR: 1.01
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $268,156
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Pegasus Pl S	0.26mi	3/2.5 (-1)	1,682 (-2%)	3mo	$329,000	$196	76
1100 Shroyer Cir	0.17mi	3/2.0 (-1)	1,536 (-10%)	1mo	$240,000	$156	70
1111 Shroyer Cir	0.23mi	4/2.0	1,623 (-5%)	16mo	$217,000	$134	68
305 Forbes Ln	0.63mi	4/2.0	1,768 (+4%)	6mo	$295,000	$167	59
76 Vandergrift Dr	0.49mi	3/2.0 (-1)	1,755 (+3%)	12mo	$259,900	$148	58
1324 Sofia Ct	0.15mi	3/2.0 (-1)	1,901 (+11%)	16mo	$305,000	$160	56
106 Lindsey Dr	0.58mi	3/2.5 (-1)	1,805 (+6%)	3mo	$245,000	$136	54
1060 Furia Dr	0.34mi	4/2.0	1,939 (+14%)	15mo	$305,000	$157	49
1244 Old Maplehurst Rd	0.47mi	3/2.5 (-1)	1,495 (-12%)	3mo	$325,000	$217	48
42 Heritage Dr	0.74mi	3/2.0 (-1)	1,813 (+6%)	4mo	$250,000	$138	47
1260 Old Maplehurst Rd	0.43mi	3/2.5 (-1)	1,495 (-12%)	11mo	$325,000	$217	43
219 Pollard Dr	0.74mi	3/2.0 (-1)	1,855 (+9%)	11mo	$285,000	$154	37

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 · 4.47% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-33,671
• Equity at exit: $34,294

10-year hold

• IRR: -3.8%
• Equity multiple: 0.73×
• Total profit: $-17,090
• Equity at exit: $19,886

Cash invested: $64,400 (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 28540

• Home prices YoY: -21.5%
• Rents YoY: 4.5%
• Active inventory: 386
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,781 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$89 /mo · $1,070/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $16

Break-even live

Break-even rent $1,761

Max offer price $229,999

Occupancy floor 94%

Sensitivity live

Price	-10% $146	-5% $81	+0% $16	+5% $-49	+10% $-114
Rent	-10% $-125	-5% $-54	+0% $16	+5% $86	+10% $157
Rate	-1.0pp $132	-0.5pp $75	base $16	+0.5pp $-44	+1.0pp $-104

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1162 Shroyer Cir Jacksonville, NC	3.0	2.0	1294	$1,700	$1.31	15d	1	0.32mi
94 Vandergrift Dr Jacksonville, NC	4.0	2.0	1456	$1,600	$1.10	15d	1	0.68mi
34 Heritage Ct Jacksonville, NC	3.0	2.0	1553	$1,750	$1.13	23d	1	0.69mi
184 Justice Rd Jacksonville, NC	3.0	2.0	1270	$1,900	$1.50	23d	1	1.47mi

Listing history 30 events

1. 2026-06-21
   days on market $229,999 Active 189 DOM
2. 2026-06-19
   days on market $229,999 Active 187 DOM
3. 2026-06-18
   days on market $229,999 Active 186 DOM
4. 2026-06-17
   days on market $229,999 Active 185 DOM
5. 2026-06-16
   days on market $229,999 Active 184 DOM
6. 2026-06-15
   days on market $229,999 Active 183 DOM
7. 2026-06-14
   days on market $229,999 Active 181 DOM
8. 2026-06-13
   days on market $229,999 Active 180 DOM
9. 2026-06-10
   days on market $229,999 Active 178 DOM
10. 2026-06-09
    days on market $229,999 Active 177 DOM
11. 2026-06-09
    days on market $229,999 Active 176 DOM
12. 2026-06-07
    days on market $229,999 Active 175 DOM
13. 2026-06-03
    days on market $229,999 Active 171 DOM
14. 2026-06-02
    days on market $229,999 Active 170 DOM
15. 2026-06-01
    days on market $229,999 Active 169 DOM
16. 2026-05-31
    days on market $229,999 Active 168 DOM
17. 2026-05-30
    days on market $229,999 Active 167 DOM
18. 2026-03-09
    price $229,999
19. 2026-02-11
    price $242,000
20. 2025-12-14
    listed $265,000 Active
21. 2017-09-06
    soldstatus $155,000 601-char remark

    Show marketing remark (601 chars)

    Welcome to the cozy Springdale Acres subdivision. Schedule to see this beautiful four bedroom and two full bath home which was renovated only a year ago! Enjoy those hot summer days with your very own in-ground pool with fence surrounding it for that added security for children. This open floor plan is perfect for entertaining. The living room has laminate flooring and cozy fireplace, while the family room has carpet and leads to your backyard. The kitchen has granite countertops, stainless steel appliances and laminate floors as well. All four bedrooms have carpet and adequate size and closet.

22. 2017-09-06
    soldstatus $155,000

    Show marketing remark (601 chars)

    Welcome to the cozy Springdale Acres subdivision. Schedule to see this beautiful four bedroom and two full bath home which was renovated only a year ago! Enjoy those hot summer days with your very own in-ground pool with fence surrounding it for that added security for children. This open floor plan is perfect for entertaining. The living room has laminate flooring and cozy fireplace, while the family room has carpet and leads to your backyard. The kitchen has granite countertops, stainless steel appliances and laminate floors as well. All four bedrooms have carpet and adequate size and closet.

23. 2017-01-16
    listed $154,950 601-char remark

    Show marketing remark (601 chars)

    Welcome to the cozy Springdale Acres subdivision. Schedule to see this beautiful four bedroom and two full bath home which was renovated only a year ago! Enjoy those hot summer days with your very own in-ground pool with fence surrounding it for that added security for children. This open floor plan is perfect for entertaining. The living room has laminate flooring and cozy fireplace, while the family room has carpet and leads to your backyard. The kitchen has granite countertops, stainless steel appliances and laminate floors as well. All four bedrooms have carpet and adequate size and closet.

24. 2017-01-14
    historical
25. 2016-10-11
    listed $155,000
26. 2015-05-09
    soldstatus $142,500
27. 2014-12-24
    listed $145,000
28. 2014-06-18
    soldstatus $60,229
29. 2014-05-26
    listed $55,000
30. 1993-10-01
    soldstatus $75,000

ⓘ 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: $1,070 · $89/mo
• Projected year-2 tax: $1,886 · $157/mo
• Expected delta: +$816/yr (+$68/mo · 76.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,374
• − Mortgage interest: −$12,884
• − Property taxes: −$1,070
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,710
• − Management: −$1,710
• − Depreciation: −$6,691
• Taxable loss: −$3,840
• Est. tax savings @ 24.0%: +$922
• After-tax cash flow: $1,114/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 — 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

• County: Onslow County · 164,453 people
• City population: 96,397
• Metro: Jacksonville, NC
• Population (ZIP): 49,141
• Household income: $65,625
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 1304.0

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 0.58)
• Race & ethnicity: White 62% Black 14% Hispanic / Latino 14% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6%
• Common ancestry: Italian 3% Serbian 2% Romanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 90% English-only · Spanish 7% Chinese 1% Other Asian/Pacific 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: ▼ -60.11%
• Current HPI: 219.5571
• Rent YoY: ▲ 4.47%
• 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

+206.7% since first listed

13 events — show timeline

• 2026-03-09 Price Changed $229,999 Hive MLS
• 2026-02-11 Price Changed $242,000 Hive MLS
• 2025-12-14 Listed $265,000 Hive MLS
• 2017-09-06 Sold (Public Records) $155,000 Public Records
• 2017-09-06 Sold (MLS) $155,000 Hive MLS
• 2017-01-16 Listed $154,950 Hive MLS
• 2017-01-14 Listing Removed — Hive MLS
• 2016-10-11 Listed $155,000 Hive MLS
• 2015-05-09 Sold (MLS) $142,500 Hive MLS
• 2014-12-24 Listed $145,000 Hive MLS
• 2014-06-18 Sold (MLS) $60,229 Hive MLS
• 2014-05-26 Listed $55,000 Hive MLS
• 1993-10-01 Sold (Public Records) $75,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,070 · -21.6% YoY. Source: county tax records.