746 Kinston Hwy · Richlands, NC 28574

$159,000

3 bd · 1.0 ba · 1,305 sqft · SingleFamily public records · 24 Days on market

Built 1972 0.46 ac lot Est $277k · 43% under

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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 +26.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.8/10.0
• 1% rule +5.8/10.0
• Schools +3.9/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This brick home outside of city limits offers a great opportunity for someone looking for space, value, and potential. Situated on just under half an acre, this property features a spacious yard, a 14 x 16 outbuilding in the backyard, an additional living space, a laundry room, a newer metal roof already in place, and all of the peace and tranquility that goes along with this location. Inside, the home offers 3 bedrooms and 1 bathroom with baseboard electric heating. The house will need some work; however, the price reflects the condition of this aforementioned house, making it a solid option for investors, renovators, or buyers ready to add their own touch. If you're looking for a property

Key facts

• Spacious yard
• 14 x 16 outbuilding
• Laundry room

Tags

• SPACIOUS YARD
• 14 X 16 OUTBUILDING
• ADDITIONAL LIVING SPACE
• LAUNDRY ROOM
• NEWER METAL ROOF

Property features AI

Finance

• Other: Zoned R-8M; Road frontage on city street and state road; Lot is approximately 0.46 acres

Exterior

• Parking: On-site gravel parking
• Utilities: Water available; Septic tank
• Home design: Single-family residence, one story; Entry level is at grade
• Construction: Concrete, brick, vinyl siding and frame construction; Brick/mortar foundation; Metal roof; Built in 2026
• Exterior features: Front porch; Shed(s); Property has a view

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (electric); No central cooling
• Interior features: Ceiling fan(s); Window coverings

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $157k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.0% in Richlands — 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 69/100 on livability (#151 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, 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: Heritage Elementary School (math 45% / reading 47%, grade D-, #551 of 1,410 statewide, top 40%, 541 students, 53% FRL); Trexler Middle (math 37% / reading 46%, grade F, #206 of 475 statewide, top 44%, 825 students, 45% FRL); Richlands High (math 52% / reading 67%, grade C+, #216 of 535 statewide, top 43%, 960 students, 40% FRL).
• Market conditions: 200 active listings in the ZIP; 1,246 units permitted in Onslow County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $156,615 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.08% ✓
• Cap rate: 9.29%
• Cash-on-cash: 10.72%
• DSCR: 1.48
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $276,660
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
871 Kinston Hwy	0.29mi	3/2.0	1,306 (+0%)	18mo	$191,000	$146	67
226 Beulaville Hwy	0.67mi	3/2.0	1,331 (+2%)	6mo	$243,200	$183	56
749 Greenwich Pl	0.54mi	3/2.0	1,434 (+10%)	7mo	$304,000	$212	49
710 Greenwich Pl	0.75mi	3/2.0	1,434 (+10%)	14mo	$304,900	$213	33
734 Greenwich Pl	0.63mi	3/2.0	1,434 (+10%)	22mo	$304,400	$212	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-498
• Equity at exit: $23,707

10-year hold

• IRR: 9.3%
• Equity multiple: 1.72×
• Total profit: $31,929
• Equity at exit: $13,747

Cash invested: $44,520 (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 28574

• Home prices YoY: -8.9%
• Active inventory: 200
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,713 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$56 /mo · $668/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $398

Break-even live

Break-even rent $1,210

Max offer price $159,000

Occupancy floor 72%

Sensitivity live

Price	-10% $488	-5% $443	+0% $398	+5% $353	+10% $308
Rent	-10% $262	-5% $330	+0% $398	+5% $465	+10% $533
Rate	-1.0pp $478	-0.5pp $438	base $398	+0.5pp $356	+1.0pp $315

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $159,000 Active 24 DOM
2. 2026-06-18
   days on market $159,000 Active 23 DOM
3. 2026-06-17
   days on market $159,000 Active 22 DOM
4. 2026-06-16
   days on market $159,000 Active 21 DOM
5. 2026-06-15
   days on market $159,000 Active 20 DOM
6. 2026-06-14
   days on market $159,000 Active 18 DOM
7. 2026-06-13
   pricedays on market $159,000 Active 17 DOM
8. 2026-06-10
   days on market $181,000 Active 15 DOM
9. 2026-06-09
   days on market $181,000 Active 14 DOM
10. 2026-06-09
    days on market $181,000 Active 13 DOM
11. 2026-06-07
    days on market $181,000 Active 12 DOM
12. 2026-06-03
    days on market $181,000 Active 8 DOM
13. 2026-06-02
    days on market $181,000 Active 7 DOM
14. 2026-06-01
    days on market $181,000 Active 6 DOM
15. 2026-05-31
    days on market $181,000 Active 5 DOM
16. 2026-05-30
    days on market $181,000 Active 4 DOM
17. 2026-05-26
    listed $181,000 Active

ⓘ 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: $668 · $56/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$636/yr (+$53/mo · 95.2%)

ⓘ 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 8/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,558
• − Mortgage interest: −$8,906
• − Property taxes: −$668
• − Insurance: −$795
• − Repairs & maintenance: −$1,645
• − Management: −$1,645
• − Depreciation: −$4,625
• Taxable income: $2,274
• Est. tax owed @ 24.0%: −$546
• After-tax cash flow: $4,226/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 — Richlands

• Score: 69/100
• State rank: #151
• US rank: #8426

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Onslow County · 164,453 people
• City population: 20,990
• Metro: Jacksonville, NC
• Population (ZIP): 20,990
• Household income: $67,416
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 287.0

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 (74%)
• Race & ethnicity: White 74% Two or more races 13% Hispanic / Latino 8% Black 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Slovak 3% Romanian 2% Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -21.07%
• Current HPI: 215.4574
• Rent YoY: —
• 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

• 2026-05-26 Listed $181,000 Hive MLS

Property tax history

+2.0%/yr

Latest (2025): $668 · +0.0% YoY. Source: county tax records.