105 Anthem Ave · Broad Creek, NC 28570

$368,875

3 bd · 2.0 ba · 1,636 sqft · SingleFamily · 60 Days on market

Built 2026 Poor condition 10,454 sqft lot Est $348k · 6% over $27/mo HOA

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• ARV discount +4.9/15.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

The single story classic Bayhill is a part of the JC Jackson's Carolina Series. With three bedrooms and two bathrooms this split bedroom home features a great room open to the kitchen and dining area that includes a corner pantry, and center eat at island. The owner's suite is separate from the secondary bedrooms, overlooks the backyard, and features a large walk-in closet.

Key facts

• Corner pantry
• Center eat at island
• Great room

Tags

• GREAT ROOM
• CORNER PANTRY
• CENTER EAT AT ISLAND
• OWNER'S SUITE
• LARGE WALK-IN CLOSET

Property features AI

Finance

• Other: Subdivision: Heritage Pointe; Roads paved; Lot dimensions approximately 64 x 135 x 75 x 176 (0.24 acres); Zoning: R; Directions: Coming from Morehead City on Hwy 70 East, turn left on Nine Foot Road, turn right on Howard Road, turn left on Anthem Ave.
• HOA & community: Homeowners association with annual fee of $325 (approximately $27.08/month); HOA provides management

Exterior

• Parking: Attached 2-car garage; Garage faces front; Concrete driveway; Garage door opener
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas connected; Water connected; Sewer connected
• Home design: Single-family residence; One story; Entry level: 1; New construction; Facing direction: See remarks
• Construction: Vinyl siding with stone veneer and frame construction; Built on slab foundation
• Exterior features: Covered rear porch; Shingle roof; Street lights in community; View

Interior

• Kitchen: Electric oven; Electric range; Dishwasher; Microwave; Garbage disposal; Tankless water heater; Gas water heater
• Bedrooms: Master downstairs
• Flooring: Carpet; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Master bedroom on main level; Walk-in closet(s); Vaulted ceilings; Kitchen island; Ceiling fan(s); Insulated windows; Gas log fireplace; Smoke detector(s); Accessible full bath; Ventilation for improved indoor air quality; Energy-efficient lighting and thermostat
• Laundry & utility: Laundry room with washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $369k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $7k ($87k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $369k).
• Recommended offer: $358k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.9% vs local median 22.6% in Broad Creek — 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 64/100 on livability (#340 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Carteret County Public Schools (rural): math 59% / reading 61% proficiency, ranked #31 of 178 in NC (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Newport Elementary (math 48% / reading 45%, grade D-, #542 of 1,410 statewide, top 39%, 645 students, 100% FRL); Newport Middle (math 39% / reading 56%, grade C-, #140 of 475 statewide, top 30%, 378 students, 98% FRL); West Carteret High (math 82% / reading 71%, grade A-, #89 of 535 statewide, top 16%, 1,146 students, 40% FRL) — zoned schools average 79% FRL vs 39% district-wide (40 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 216 active listings in the ZIP; 935 units permitted in Carteret County in 2024 (360 in 5+ unit buildings).
• At $12,434/mo this rent would consume 212% of the median local household income ($70k/yr) (locally 461% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• Carteret County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $103k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($358k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→22/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $357,808 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 3.37% ✓
• Cap rate: 29.87%
• Cash-on-cash: 84.19%
• DSCR: 4.75
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $348,468
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
275 Salty Shores Rd	0.06mi	3/1.5	1,570 (-4%)	2mo	$265,000	$169	87
180 Salty Shores Point Dr	0.26mi	3/2.0	1,592 (-3%)	2mo	$510,000	$320	82
3387 Highway 24	0.46mi	3/2.0	1,614 (-1%)	8mo	$260,000	$161	70
180 Avis Dr	0.22mi	3/2.0	1,772 (+8%)	11mo	$410,000	$231	67
215 Yacht Club Dr Unit & Boat Slip 53	0.36mi	3/2.0	1,517 (-7%)	24mo	$500,000	$330	51
600 Pearson Cir	0.58mi	3/2.0	1,879 (+15%)	10mo	$400,000	$213	40
114 Creek Bluff Rd	0.61mi	4/3.0 (+1)	1,859 (+14%)	5mo	$394,900	$212	36

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: 84.6%
• Equity multiple: 4.89×
• Total profit: $401,974
• Equity at exit: $55,000

10-year hold

• IRR: 87.8%
• Equity multiple: 10.15×
• Total profit: $945,172
• Equity at exit: $31,894

Cash invested: $103,285 (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 28570

• Home prices YoY: -16.2%
• Active inventory: 216
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $12,434 medium
• Mortgage (P&I): −$1,934
• Tax est. 1.5%: −$461 /mo · $5,533/yr
• Insurance: −$154
• HOA: −$27
• Vacancy / Maint / Mgmt: −$2,611
• Net cashflow: $7,247

Break-even live

Break-even rent $3,261

Max offer price $368,875

Occupancy floor 37%

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: $92,219
• Closing costs: $11,066
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 17 events

1. 2026-06-19
   days on market $368,875 Active 60 DOM
2. 2026-06-18
   days on market $368,875 Active 59 DOM
3. 2026-06-17
   days on market $368,875 Active 58 DOM
4. 2026-06-16
   days on market $368,875 Active 57 DOM
5. 2026-06-15
   days on market $368,875 Active 56 DOM
6. 2026-06-14
   days on market $368,875 Active 54 DOM
7. 2026-06-12
   days on market $368,875 Active 53 DOM
8. 2026-06-09
   days on market $368,875 Active 50 DOM
9. 2026-06-08
   days on market $368,875 Active 49 DOM
10. 2026-06-07
    days on market $368,875 Active 48 DOM
11. 2026-06-05
    days on market $368,875 Active 45 DOM
12. 2026-06-03
    days on market $368,875 Active 44 DOM
13. 2026-06-02
    days on market $368,875 Active 43 DOM
14. 2026-06-01
    days on market $368,875 Active 42 DOM
15. 2026-05-31
    days on market $368,875 Active 41 DOM
16. 2026-05-30
    days on market $368,875 Active 40 DOM
17. 2026-04-20
    listed $368,875 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 10/10 Extreme 7 d/yr ≥102°F today · 22 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $149,208
• − Mortgage interest: −$20,663
• − Property taxes: −$5,533
• − Insurance: −$1,844
• − Repairs & maintenance: −$11,937
• − Management: −$11,937
• − HOA: −$324
• − Depreciation: −$10,731
• Taxable income: $86,240
• Est. tax owed @ 24.0%: −$20,698
• After-tax cash flow: $66,262/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This single-family home requires extensive repairs and updates across all systems and areas, significantly impacting its current condition and value. A comprehensive renovation is necessary to bring it up to a good condition and increase its resale and rental value.

Repairs flagged

• Major roof — No visible photos of the roof.
• Major exterior siding — No visible photos of the exterior siding.
• Major interior walls/paint — No visible photos of the interior walls/paint.
• Major windows — No visible photos of the windows.
• Major HVAC/mechanicals — No visible photos of the HVAC/mechanicals.
• Major landscaping/curb appeal — No visible photos of the landscaping/curb appeal.

Value-add opportunities

• Resale roof replacement — A new roof would significantly improve the home's appearance and value.
• Resale exterior siding and paint — A fresh coat of paint and new siding would enhance the home's curb appeal.
• Both HVAC system upgrade — An updated HVAC system would improve comfort and energy efficiency, benefiting both resale and rental value.
• Resale landscaping and curb appeal — A well-maintained and aesthetically pleasing landscape would attract more buyers and renters.
• Resale interior paint and updates — Fresh paint and minor updates inside would make the home more appealing to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible photos of the roof.	Major	$15,000–50,000
exterior siding · No visible photos of the exterior siding.	Major	$15,000–50,000
interior walls/paint · No visible photos of the interior walls/paint.	Major	$15,000–50,000
windows · No visible photos of the windows.	Major	$15,000–50,000
HVAC/mechanicals · No visible photos of the HVAC/mechanicals.	Major	$15,000–50,000
landscaping/curb appeal · No visible photos of the landscaping/curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale roof replacement — A new roof would significantly improve the home's appearance and value. ↑
• Resale exterior siding and paint — A fresh coat of paint and new siding would enhance the home's curb appeal. ↑
• Both HVAC system upgrade — An updated HVAC system would improve comfort and energy efficiency, benefiting both resale and rental value. ↑
• Resale landscaping and curb appeal — A well-maintained and aesthetically pleasing landscape would attract more buyers and renters. ↑
• Resale interior paint and updates — Fresh paint and minor updates inside would make the home more appealing to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Carteret County Public Schools
• NCES district ID: 3700630
• Math proficiency: 59% ▲ 5.00%
• Reading proficiency: 61% ▲ 2.00%
• Median HH income: $48,330
• Composite: 50.92/100
• National rank: #1786
• State rank: #31 of 178 in NC

Livability — Broad Creek

• Score: 64/100
• State rank: #340
• US rank: #13718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Carteret County · 52,389 people
• Metro: Morehead City, NC
• Population (ZIP): 22,197
• Household income: $70,229
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 461.0

Population outlook (Carteret County) Hauer SSP2

• Today (2025): 73,443 people
• By 2030: 75,344 · +2.6%
• By 2040: 78,142 · +6.4%
• By 2050: 80,091 · +9.1%
• By 2075: 86,120 · +17.3%
• By 2100: 89,408 · +21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 6% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 2%
• Foreign-born: 5% · Canada, Dominican Republic
• Languages at home: 92% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · Carteret

• 2024 margin: Solid R (+43.1) · D 28.0% · R 71.1%
• 2008→2024 swing: -8.4pp toward R · 2008: -34.7pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+42.0 2016: R+44.5 2012: R+41.0 2008: R+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.54%
• Current HPI: 276.6589
• Rent YoY: —
• Metro: Morehead City, 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

• 2026-04-20 Listed $368,875 Hive MLS