250 Bream St · Holly Ridge, NC 28445

$199,000

3 bd · 2.0 ba · 1,200 sqft · Manufactured public records · 58 Days on market

Built 1995 0.36 ac lot

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Why this score? — see what drove the C 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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +4.9/10.0
• Schools +3.9/10.0
• Livability +3.7/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a double wide with 3 bedrooms and 2 full baths. It is underpinned with block and has been resided with vinyl. The kitchen and baths have been updated with tile. The roof is only 2-3 years and the Hvac is 3 years also. Has a tenant that is on month to month paying $800.00 per month that would love to stay. Carpet is the only upgrade it needs. It also is on .37 acres with a 10 by 25 ft screened porch. Great Investment property or quiet home.

Key facts

• Double wide
• Block foundation
• Expansive backyard

Tags

• DOUBLE WIDE
• BLOCK FOUNDATION
• LARGE SCREENED-IN PORCH
• EXPANSIVE BACKYARD

Property features AI

Exterior

• Parking: Off-street parking on site
• Utilities: City water connected; Sewer connected
• Home design: Manufactured home; Single-story, entry level on main floor; Vinyl siding and frame construction
• Construction: Shingle roof; Permanent foundation
• Exterior features: Porch with screened area; Located on a cul-de-sac; Has a view

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Total of 7 rooms; Crawl space or no basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $199k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/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 $198k (0.5% below list).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.0% in Holly Ridge — 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 73/100 on livability (#78 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety 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: Coastal Elementary (822 students, 31% FRL); Dixon Middle (math 49% / reading 53%, grade C, #106 of 475 statewide, top 22%, 948 students, 39% FRL); Dixon High (math 62% / reading 72%, grade B, #142 of 535 statewide, top 28%, 1,149 students, 33% FRL) — zoned schools at 34% FRL track the district average.
• Zoned-school proficiency averages 59% at this address vs 46% district-wide (+14 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 (+3.5%/yr); 453 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,246 units permitted in Onslow County in 2024 (0 in 5+ unit buildings).

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

• It's been on market 58 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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.
• Current owner paid $70k; list at $199k implies a 184% 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; 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 $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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: 0.99% ✗
• Cap rate: 8.56%
• Cash-on-cash: 8.10%
• DSCR: 1.36
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.53% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-7,314
• Equity at exit: $29,672

10-year hold

• IRR: 6.7%
• Equity multiple: 1.51×
• Total profit: $28,534
• Equity at exit: $17,206

Cash invested: $55,720 (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 28445

• Rents YoY: 3.5%
• Active inventory: 453
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,979 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$61 /mo · $733/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $376

Break-even live

Break-even rent $1,503

Max offer price $199,000

Occupancy floor 76%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Buckhorn Ave Holly Ridge, NC	2.0	3.0	1220	$1,475	$1.21	13d	1	0.96mi
1001 Victory Lap Ln Holly Ridge, NC	1.0–3.0	1.0–2.0	1021	$1,950	$1.91	13d	18	1.28mi

Listing history 19 events

1. 2026-06-13
   days on market $199,000 Active 58 DOM
2. 2026-06-10
   days on market $199,000 Active 56 DOM
3. 2026-06-09
   days on market $199,000 Active 55 DOM
4. 2026-06-09
   days on market $199,000 Active 54 DOM
5. 2026-06-07
   days on market $199,000 Active 53 DOM
6. 2026-06-03
   days on market $199,000 Active 49 DOM
7. 2026-06-02
   days on market $199,000 Active 48 DOM
8. 2026-06-01
   days on market $199,000 Active 47 DOM
9. 2026-05-31
   days on market $199,000 Active 46 DOM
10. 2026-05-30
    days on market $199,000 Active 45 DOM
11. 2026-04-15
    listed $199,000 Active
12. 2026-03-06
    historical
13. 2026-01-20
    price $199,900
14. 2025-09-18
    listed $219,000 Active
15. 2011-07-22
    soldstatus $70,000
16. 2011-07-21
    soldstatus $70,000 451-char remark

    Show marketing remark (451 chars)

    This is a double wide with 3 bedrooms and 2 full baths. It is underpinned with block and has been resided with vinyl. The kitchen and baths have been updated with tile. The roof is only 2-3 years and the Hvac is 3 years also. Has a tenant that is on month to month paying $800.00 per month that would love to stay. Carpet is the only upgrade it needs. It also is on .37 acres with a 10 by 25 ft screened porch. Great Investment property or quiet home.

17. 2011-03-16
    listed $79,000 451-char remark

    Show marketing remark (451 chars)

    This is a double wide with 3 bedrooms and 2 full baths. It is underpinned with block and has been resided with vinyl. The kitchen and baths have been updated with tile. The roof is only 2-3 years and the Hvac is 3 years also. Has a tenant that is on month to month paying $800.00 per month that would love to stay. Carpet is the only upgrade it needs. It also is on .37 acres with a 10 by 25 ft screened porch. Great Investment property or quiet home.

18. 2009-04-23
    soldstatus $125,000
19. 2006-01-17
    soldstatus $47,000

ⓘ 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: $733 · $61/mo
• Projected year-2 tax: $1,632 · $136/mo
• Expected delta: +$898/yr (+$75/mo · 122.5%)

ⓘ 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 7/10 Severe
• 🌡 Heat 9/10 Extreme 7 d/yr ≥104°F today · 20 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,753
• − Mortgage interest: −$11,147
• − Property taxes: −$733
• − Insurance: −$995
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − Depreciation: −$5,789
• Taxable income: $1,288
• Est. tax owed @ 24.0%: −$309
• After-tax cash flow: $4,205/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 — Holly Ridge

• Score: 73/100
• State rank: #78
• US rank: #5549

Category grades

Amenities F Commute F Cost of living B+ 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: Holly Ridge, NC
• County: Onslow County · 164,453 people
• City population: 10,797
• Metro: Jacksonville, NC
• Population (ZIP): 10,797
• Household income: $84,016
• Rent vs Own: 16.9% rent · 83.1% own
• Severe rent burden: 131.0

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Black 3% Native American 1%
• Common ancestry: Slovak 6% Serbian 3% Iranian 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -291.92%
• Current HPI: 193.9949
• Rent YoY: ▲ 3.53%
• 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

+323.4% since first listed

9 events — show timeline

• 2026-04-15 Listed $199,000 Hive MLS
• 2026-03-06 Listing Removed — Hive MLS
• 2026-01-20 Price Changed $199,900 Hive MLS
• 2025-09-18 Listed $219,000 Hive MLS
• 2011-07-22 Sold (Public Records) $70,000 Public Records
• 2011-07-21 Sold (MLS) $70,000 Hive MLS
• 2011-03-16 Listed $79,000 Hive MLS
• 2009-04-23 Sold (Public Records) $125,000 Public Records
• 2006-01-17 Sold (Public Records) $47,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $733 · +0.0% YoY. Source: county tax records.