314 K Ave · Kure Beach, NC 28449

$1,155,000

5 bd · 3.5 ba · 3,124 sqft · SingleFamily public records · 38 Days on market

Built 1981 4,792 sqft lot Est $1393k · 17% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

NEW PRICE * * NEW PRICE * * NEW PRICE * * PREFERRED LENDER IS OFFERING LENDER PAID ONE-YEAR, 1% RATE BUYDOWN * * Turnkey, fully furnished, multiple-occupancy home with ocean views, just 3 blocks from the beach, boardwalk and Kure Beach Pier. Each floor is a separate unit with private entrance and separately metered utilities, ideal for investors, house-hackers or multi-generational living. Downstairs is approx. 959 sq ft with 2BR/1BA, kitchen and living area; upstairs is approx. 1,792 sq ft with 3BR/2BA, full kitchen and large open living area. Oversized 2-car garage (approx. 833 sq ft) with half bath and 18' x 8' flex space, plus additional driveway parking and an 816 sq ft parking pad. Outdoor features include a 353 sq ft patio with pergola and fire pit and 665 sq ft of rebuilt upper decks with ocean views. Corner 50' x 100' lot, no HOA, not in a flood zone, and RA-2 zoning for flexible short, mid, and long-term rental use. Strong rental history and numerous recent updates: fortified roof (2022), new windows (2025), flooring, interior/exterior paint, upstairs primary bath renovation and cleaned/sanitized ductwork. Ready for immediate use as an income property or beach home with rental income. * NOTE: Although the two units are separate with their own private entrances, they are NOT legally separate units and cannot be sold individually. *

Key facts

• 353 sq ft patio
• Private entrance
• Fire pit

Tags

• PRIVATE ENTRANCE
• SEPARATELY METERED UTILITIES
• 353 SQ FT PATIO
• FIRE PIT
• 665 SQ FT UPPER DECKS
• CORNER LOT

Property features AI

Finance

• Other: Zoned RA-2
• HOA & community: No association amenities

Exterior

• Parking: Two total parking spaces; Two-car attached garage; Garage faces side; Off-street paved parking; On-site parking; Parking pad
• Utilities: Public water; Sewer connected; Water connected; Electric service
• Home design: Single family residence; Two stories; Entry level is 1st floor; Residential property
• Construction: Brick, vinyl siding, and wood siding with frame construction; Shingle roof; Brick/mortar and slab foundation; Built as a multi-level (two-level) home
• Exterior features: Outdoor shower; Gas grill; Deck; Patio; Pergola; Shed(s); Corner lot; Has view

Interior

• Kitchen: Electric cooktop; Built-in electric oven; Dishwasher; Microwave; Disposal; Refrigerator; Electric water heater; Humidifier
• Flooring: Carpet; Tile; Hardwood
• Bathrooms: Three full bathrooms; One half bathroom; Accessible full bathroom
• Heating & cooling: Heat pump; Electric heating; Forced air; Central air conditioning
• Interior features: Ceiling fans; Storm windows; Window coverings; Furnished
• Laundry & utility: Washer; Dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $1.16M.

Deal economics

• At list price, monthly cash flow is $12k ($147k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($24k rent vs $1.16M).
• Recommended offer: $1.12M (3.0% below list) — sets the bar for market timing.
• Cap rate 19.0% vs local median 2.1% in Kure Beach — 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 65/100 on livability (#303 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: health & safety D, amenities F, commute F.
• New Hanover County Schools (urban): math 48% / reading 53% proficiency, ranked #61 of 178 in NC (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Carolina Beach Elementary (math 55% / reading 59%, grade C+, #249 of 1,410 statewide, top 20%, 431 students, 32% FRL); Charles P Murray Middle (math 59% / reading 59%, grade B, #54 of 475 statewide, top 12%, 882 students, 34% FRL); Eugene Ashley High (math 48% / reading 68%, grade C, #243 of 535 statewide, top 46%, 1,975 students, 34% FRL).
• Market conditions: 92 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 2,581 units permitted in New Hanover County in 2024 (1,185 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8k of loan paydown is wiped out by about $35k of value loss. Plan a longer hold.
• New Hanover County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $323k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($1.12M) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y ago; this cycle's ask has dropped $95k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $633k; list at $1.16M implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,120,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 2.08% ✓
• Cap rate: 18.99%
• Cash-on-cash: 45.35%
• DSCR: 3.02
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $1,393,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
317 Sixth Ave S	0.28mi	5/4.0	2,900 (-7%)	7mo	$1,425,000	$491	67
434 Settlers Ln	0.45mi	5/5.5	3,257 (+4%)	4mo	$1,675,000	$514	60
142 S Sixth Ave	0.18mi	6/5.0 (+1)	3,081 (-1%)	22mo	$1,095,000	$355	60
613 S Fifth Ave S	0.60mi	5/4.0	3,323 (+6%)	3mo	$1,250,000	$376	57
316 Kure Dunes Ln	0.45mi	4/4.0 (-1)	3,194 (+2%)	14mo	$1,425,000	$446	57
249 Seawatch Way	0.62mi	5/4.0	2,913 (-7%)	3mo	$1,325,000	$455	55
240 Seawatch Way	0.61mi	5/3.5	3,318 (+6%)	9mo	$1,375,000	$414	54
302 S Fourth Ave	0.23mi	4/4.0 (-1)	3,578 (+14%)	10mo	$1,700,000	$475	50
309 Kure Dunes Ln	0.42mi	4/3.0 (-1)	2,897 (-7%)	16mo	$1,275,000	$440	48
214 Fort Fisher Blvd S	0.18mi	6/4.5 (+1)	3,495 (+12%)	19mo	$1,825,000	$522	47
712 S Fourth Ext	0.72mi	4/3.5 (-1)	2,786 (-11%)	6mo	$945,000	$339	38
718 Sailor Ct	0.74mi	4/2.5 (-1)	2,672 (-14%)	17mo	$835,000	$313	18

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: 42.5%
• Equity multiple: 2.83×
• Total profit: $590,827
• Equity at exit: $172,214

10-year hold

• IRR: 48.6%
• Equity multiple: 5.69×
• Total profit: $1,515,149
• Equity at exit: $99,863

Cash invested: $323,400 (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 28449

• Active inventory: 92
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $24,000 medium
• Mortgage (P&I): −$6,057
• Tax from tax record: −$200 /mo · $2,405/yr
• Insurance: −$481
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,040
• Net cashflow: $12,221

Break-even live

Break-even rent $8,530

Max offer price $1,155,000

Occupancy floor 44%

Sensitivity live

Price	-10% $12,875	-5% $12,548	+0% $12,221	+5% $10,579	+10% $10,180
Rent	-10% $10,325	-5% $11,273	+0% $12,221	+5% $13,169	+10% $14,117
Rate	-1.0pp $12,803	-0.5pp $12,515	base $12,221	+0.5pp $11,922	+1.0pp $11,618

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: $288,750
• Closing costs: $34,650
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1622 Swordfish Ln #1 Carolina Beach, NC	4.0	3.5	2476	$24,000	$9.69	22d	1	1.13mi

Listing history 23 events

1. 2026-06-03
   statusdays on market $1,155,000 Pending 38 DOM
2. 2026-05-31
   days on market $1,155,000 Active 37 DOM
3. 2026-05-30
   days on market $1,155,000 Active 36 DOM
4. 2026-05-06
   price $1,200,000 1370-char remark

   Show marketing remark (1370 chars)

   NEW PRICE * * NEW PRICE * * NEW PRICE * * PREFERRED LENDER IS OFFERING LENDER PAID ONE-YEAR, 1% RATE BUYDOWN * * Turnkey, fully furnished, multiple-occupancy home with ocean views, just 3 blocks from the beach, boardwalk and Kure Beach Pier. Each floor is a separate unit with private entrance and separately metered utilities, ideal for investors, house-hackers or multi-generational living. Downstairs is approx. 959 sq ft with 2BR/1BA, kitchen and living area; upstairs is approx. 1,792 sq ft with 3BR/2BA, full kitchen and large open living area. Oversized 2-car garage (approx. 833 sq ft) with half bath and 18' x 8' flex space, plus additional driveway parking and an 816 sq ft parking pad. Outdoor features include a 353 sq ft patio with pergola and fire pit and 665 sq ft of rebuilt upper decks with ocean views. Corner 50' x 100' lot, no HOA, not in a flood zone, and RA-2 zoning for flexible short, mid, and long-term rental use. Strong rental history and numerous recent updates: fortified roof (2022), new windows (2025), flooring, interior/exterior paint, upstairs primary bath renovation and cleaned/sanitized ductwork. Ready for immediate use as an income property or beach home with rental income. * NOTE: Although the two units are separate with their own private entrances, they are NOT legally separate units and cannot be sold individually. *

5. 2026-05-06
   price $1,200,000

   Show marketing remark (1370 chars)

   NEW PRICE * * NEW PRICE * * NEW PRICE * * PREFERRED LENDER IS OFFERING LENDER PAID ONE-YEAR, 1% RATE BUYDOWN * * Turnkey, fully furnished, multiple-occupancy home with ocean views, just 3 blocks from the beach, boardwalk and Kure Beach Pier. Each floor is a separate unit with private entrance and separately metered utilities, ideal for investors, house-hackers or multi-generational living. Downstairs is approx. 959 sq ft with 2BR/1BA, kitchen and living area; upstairs is approx. 1,792 sq ft with 3BR/2BA, full kitchen and large open living area. Oversized 2-car garage (approx. 833 sq ft) with half bath and 18' x 8' flex space, plus additional driveway parking and an 816 sq ft parking pad. Outdoor features include a 353 sq ft patio with pergola and fire pit and 665 sq ft of rebuilt upper decks with ocean views. Corner 50' x 100' lot, no HOA, not in a flood zone, and RA-2 zoning for flexible short, mid, and long-term rental use. Strong rental history and numerous recent updates: fortified roof (2022), new windows (2025), flooring, interior/exterior paint, upstairs primary bath renovation and cleaned/sanitized ductwork. Ready for immediate use as an income property or beach home with rental income. * NOTE: Although the two units are separate with their own private entrances, they are NOT legally separate units and cannot be sold individually. *

6. 2026-04-24
   listed $1,250,000 Active 1370-char remark

   Show marketing remark (1370 chars)

   NEW PRICE * * NEW PRICE * * NEW PRICE * * PREFERRED LENDER IS OFFERING LENDER PAID ONE-YEAR, 1% RATE BUYDOWN * * Turnkey, fully furnished, multiple-occupancy home with ocean views, just 3 blocks from the beach, boardwalk and Kure Beach Pier. Each floor is a separate unit with private entrance and separately metered utilities, ideal for investors, house-hackers or multi-generational living. Downstairs is approx. 959 sq ft with 2BR/1BA, kitchen and living area; upstairs is approx. 1,792 sq ft with 3BR/2BA, full kitchen and large open living area. Oversized 2-car garage (approx. 833 sq ft) with half bath and 18' x 8' flex space, plus additional driveway parking and an 816 sq ft parking pad. Outdoor features include a 353 sq ft patio with pergola and fire pit and 665 sq ft of rebuilt upper decks with ocean views. Corner 50' x 100' lot, no HOA, not in a flood zone, and RA-2 zoning for flexible short, mid, and long-term rental use. Strong rental history and numerous recent updates: fortified roof (2022), new windows (2025), flooring, interior/exterior paint, upstairs primary bath renovation and cleaned/sanitized ductwork. Ready for immediate use as an income property or beach home with rental income. * NOTE: Although the two units are separate with their own private entrances, they are NOT legally separate units and cannot be sold individually. *

7. 2026-04-24
   listed $1,250,000 Active

   Show marketing remark (1370 chars)

   NEW PRICE * * NEW PRICE * * NEW PRICE * * PREFERRED LENDER IS OFFERING LENDER PAID ONE-YEAR, 1% RATE BUYDOWN * * Turnkey, fully furnished, multiple-occupancy home with ocean views, just 3 blocks from the beach, boardwalk and Kure Beach Pier. Each floor is a separate unit with private entrance and separately metered utilities, ideal for investors, house-hackers or multi-generational living. Downstairs is approx. 959 sq ft with 2BR/1BA, kitchen and living area; upstairs is approx. 1,792 sq ft with 3BR/2BA, full kitchen and large open living area. Oversized 2-car garage (approx. 833 sq ft) with half bath and 18' x 8' flex space, plus additional driveway parking and an 816 sq ft parking pad. Outdoor features include a 353 sq ft patio with pergola and fire pit and 665 sq ft of rebuilt upper decks with ocean views. Corner 50' x 100' lot, no HOA, not in a flood zone, and RA-2 zoning for flexible short, mid, and long-term rental use. Strong rental history and numerous recent updates: fortified roof (2022), new windows (2025), flooring, interior/exterior paint, upstairs primary bath renovation and cleaned/sanitized ductwork. Ready for immediate use as an income property or beach home with rental income. * NOTE: Although the two units are separate with their own private entrances, they are NOT legally separate units and cannot be sold individually. *

8. 2019-01-24
   soldstatus $633,000 556-char remark

   Show marketing remark (556 chars)

   Unique Opportunity close to the beach, oceanfront park and downtown Kure Beach and out of the flood zone!!! Rental potential of $40,000 per year or more. Top/Bottom two family home with separate entrances on a desirable well-maintained corner lot has total of 5 bedrooms, 3.5 bathrooms, ample parking, outdoor shower, entertainment area and 2 car heated & cooled garage. Fully updated over the past 3 years. Zoned RA-2 options for residence plus rental, own or share with family or partner, use for strictly investment rental, light business, etc. ..

9. 2019-01-24
   soldstatus $633,000

   Show marketing remark (556 chars)

   Unique Opportunity close to the beach, oceanfront park and downtown Kure Beach and out of the flood zone!!! Rental potential of $40,000 per year or more. Top/Bottom two family home with separate entrances on a desirable well-maintained corner lot has total of 5 bedrooms, 3.5 bathrooms, ample parking, outdoor shower, entertainment area and 2 car heated & cooled garage. Fully updated over the past 3 years. Zoned RA-2 options for residence plus rental, own or share with family or partner, use for strictly investment rental, light business, etc. ..

10. 2018-11-29
    listed $647,000 556-char remark

    Show marketing remark (556 chars)

    Unique Opportunity close to the beach, oceanfront park and downtown Kure Beach and out of the flood zone!!! Rental potential of $40,000 per year or more. Top/Bottom two family home with separate entrances on a desirable well-maintained corner lot has total of 5 bedrooms, 3.5 bathrooms, ample parking, outdoor shower, entertainment area and 2 car heated & cooled garage. Fully updated over the past 3 years. Zoned RA-2 options for residence plus rental, own or share with family or partner, use for strictly investment rental, light business, etc. ..

11. 2018-06-15
    historical
12. 2018-03-11
    listed $627,500
13. 2018-01-05
    historical
14. 2017-12-29
    historical
15. 2017-11-02
    listed $649,000
16. 2017-08-28
    listed $649,000
17. 2007-02-13
    historical
18. 2007-02-13
    historical
19. 2006-02-15
    listed $675,000
20. 2006-02-15
    listed $675,000
21. 2004-04-01
    historical
22. 2003-10-30
    listed
23. 2003-10-01
    soldstatus $305,000

ⓘ 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: $2,405 · $200/mo
• Projected year-2 tax: $9,471 · $789/mo
• Expected delta: +$7,066/yr (+$589/mo · 293.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 10/10 Extreme 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $288,000
• − Mortgage interest: −$64,698
• − Property taxes: −$2,405
• − Insurance: −$5,775
• − Repairs & maintenance: −$23,040
• − Management: −$23,040
• − Depreciation: −$33,600
• Taxable income: $135,442
• Est. tax owed @ 24.0%: −$32,506
• After-tax cash flow: $114,151/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: New Hanover County Schools
• NCES district ID: 3703330
• Math proficiency: 48% ▼ -3.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $49,406
• Composite: 43.13/100
• National rank: #3081
• State rank: #61 of 178 in NC

Livability — Kure Beach

• Score: 65/100
• State rank: #303
• US rank: #12563

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kure Beach, NC
• Population (ZIP): 2,017

Population outlook (New Hanover County) Hauer SSP2

• Today (2025): 259,517 people
• By 2030: 279,586 · +7.7%
• By 2040: 318,223 · +22.6%
• By 2050: 354,831 · +36.7%
• By 2075: 437,158 · +68.5%
• By 2100: 486,769 · +87.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (97%)
• Race & ethnicity: White 97% Two or more races 3%
• Common ancestry: Romanian 6% Serbian 5% Lithuanian 4%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 2% Other Indo-European 1%

Political lean MEDSL · New Hanover

• 2024 margin: Toss-up / Even · D 49.8% · R 49.1% · Other 1.1%
• 2008→2024 swing: +2.0pp toward D · 2008: -1.4pp · 2024: 0.6pp
• All cycles: 2024: D+0.6 2020: D+2.1 2016: R+4.1 2012: R+4.7 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -197.31%
• Current HPI: 246.571
• Rent YoY: —
• Metro: —
• 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

+293.4% since first listed

20 events — show timeline

• 2026-05-06 Price Changed $1,200,000 Hive MLS
• 2026-05-06 Price Changed $1,200,000 Hive MLS
• 2026-04-24 Listed $1,250,000 Hive MLS
• 2026-04-24 Listed $1,250,000 Hive MLS
• 2019-01-24 Sold (Public Records) $633,000 Public Records
• 2019-01-24 Sold (MLS) $633,000 Hive MLS
• 2018-11-29 Listed $647,000 Hive MLS
• 2018-06-15 Listing Removed — Hive MLS
• 2018-03-11 Listed $627,500 Hive MLS
• 2018-01-05 Listing Removed — Hive MLS
• 2017-12-29 Listing Removed — Hive MLS
• 2017-11-02 Listed $649,000 Hive MLS
• 2017-08-28 Listed $649,000 Hive MLS
• 2007-02-13 Listing Removed — Hive MLS
• 2007-02-13 Listing Removed — Hive MLS
• 2006-02-15 Listed $675,000 Hive MLS
• 2006-02-15 Listed $675,000 Hive MLS
• 2004-04-01 Listing Removed — Hive MLS
• 2003-10-30 Listed — Hive MLS
• 2003-10-01 Sold (Public Records) $305,000 Public Records

Property tax history

-0.2%/yr

Latest (2025): $2,405 · -40.1% YoY. Source: county tax records.