113 Charlton Rd · Swansboro, NC 28539

$187,500

2 bd · 2.0 ba · 1,024 sqft · Townhouse public records · 6 Days on market

Built 2000 5,663 sqft lot Est $164k · 14% over

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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 +19.2/30.0
• DSCR +6.1/10.0
• 1% rule +3.9/10.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

113/115 Charlton duplex being sold together

Key facts

• En-suite bathroom
• Modern kitchen
• Open-concept layout

Tags

• OPEN-CONCEPT LAYOUT
• MODERN KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• PRIVATE PRIMARY SUITE
• EN-SUITE BATHROOM
• LOW-MAINTENANCE PROPERTY

Property features AI

Finance

• Other: Subdivision: Foxtrace Point; Directions: Sandridge Road to Crown Point to Charlton.

Exterior

• Parking: Attached front-facing garage; 2 garage spaces (total 2 parking spaces); Paved driveway
• Security: Smoke detector(s)
• Utilities: Public water; Water available
• Home design: Duplex; Townhouse (residential); Single-story (one level), entry level 1
• Construction: Vinyl siding with frame construction; Shingle roof; Slab foundation; Built as a duplex
• Exterior features: Patio; Back yard fencing; Paved road access

Interior

• Kitchen: Electric oven; Electric cooktop; Refrigerator; Dishwasher; Microwave
• Bedrooms: 6 total rooms (bedrooms not specifically itemized)
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Electric heating; Heat pump
• Interior features: Unfurnished; Smoke detector(s); Has view
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $188k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/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 $168k (10.7% below list).
• Recommended offer: $168k (10.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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; 5 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 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 $6k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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; 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 $167,505 (10.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.89% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.67%
• DSCR: 1.21
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $163,840
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Charlton Rd	0.05mi	2/2.0	1,024 (0%)	7mo	$158,900	$155	92
139 Charlton Rd	0.10mi	2/2.0	1,026 (+0%)	11mo	$170,000	$166	86
141 Charlton Rd	0.11mi	2/2.0	1,056 (+3%)	5mo	$179,000	$170	85
212 Faison Ln	0.07mi	2/2.0	1,024 (0%)	14mo	$151,500	$148	85
130 Charlton Rd	0.07mi	2/2.0	1,083 (+6%)	3mo	$170,000	$157	85
210 Faison Ln	0.07mi	2/2.0	1,024 (0%)	23mo	$177,400	$173	78
132 Charlton Rd	0.08mi	2/2.0	1,144 (+12%)	11mo	$183,500	$160	67

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-18,120
• Equity at exit: $27,957

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,043
• Equity at exit: $16,212

Cash invested: $52,500 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,675 high
• Mortgage (P&I): −$983
• Tax from tax record: −$58 /mo · $693/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $204

Break-even live

Break-even rent $1,417

Max offer price $187,500

Occupancy floor 83%

Sensitivity live

Price	-10% $310	-5% $257	+0% $204	+5% $151	+10% $98
Rent	-10% $72	-5% $138	+0% $204	+5% $270	+10% $336
Rate	-1.0pp $299	-0.5pp $252	base $204	+0.5pp $156	+1.0pp $106

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: $46,875
• Closing costs: $5,625
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
400 Dayrell Dr Hubert, NC	3.0	2.0	1267	$1,800	$1.42	22d	1	0.22mi
212 W Volant St Hubert, NC	3.0	2.0	1223	$1,750	$1.43	22d	1	0.33mi
136 Byrum Run Hubert, NC	3.0	2.0	1164	$1,800	$1.55	22d	1	1.32mi
104 Parrot Landing Dr Hubert, NC	2.0	2.5	1300	$1,650	$1.27	22d	1	1.35mi
104 Parrot Landing Dr Unit 104 Hubert, NC	2.0	2.5	1300	$1,650	$1.27	22d	1	1.35mi

Listing history 7 events

1. 2026-06-19
   days on market $187,500 Active 6 DOM
2. 2026-06-18
   days on market $187,500 Active 5 DOM
3. 2026-06-17
   days on market $187,500 Active 4 DOM
4. 2026-06-16
   days on market $187,500 Active 3 DOM
5. 2026-06-15
   days on market $187,500 Active 2 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $187,500 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: $693 · $58/mo
• Projected year-2 tax: $1,538 · $128/mo
• Expected delta: +$844/yr (+$70/mo · 121.8%)

ⓘ 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: $20,101
• − Mortgage interest: −$10,503
• − Property taxes: −$693
• − Insurance: −$938
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$5,455
• Taxable loss: −$704
• Est. tax savings @ 24.0%: +$169
• After-tax cash flow: $2,618/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

+120.6% since first listed

9 events — show timeline

• 2026-06-13 Listed $187,500 Hive MLS
• 2026-04-17 Sold (Public Records) $251,167 Public Records
• 2021-05-12 Sold (Public Records) $209,000 Public Records
• 2021-05-12 Sold (MLS) $209,000 Hive MLS
• 2021-02-04 Listed $209,000 Hive MLS
• 2019-12-30 Sold (MLS) $75,000 Hive MLS
• 2019-12-12 Listed $79,500 Hive MLS
• 2006-12-08 Sold (Public Records) $85,000 Public Records
• 2006-12-08 Sold (Public Records) $85,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $693 · +0.0% YoY. Source: county tax records.