154 Tradition Trl · Newport, NC 28570

$486,485

5 bd · 3.0 ba · 3,315 sqft · SingleFamily · 2 Days on market

Built 2026 0.84 ac lot Est $474k · at est. $25/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
• ARV discount +6.3/15.0
• Schools +5.1/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

PRE SALE! The Clayton is a two-story home with five bedrooms and three baths. This home features a large open great room, formal dining room, guest suite and study downstairs. The kitchen with bar top seating at the island is open to the great room for a perfect entertaining space. The upstairs Owner's Suite, includes a private bath, sitting area, and large walk-in closet. Three secondary bedrooms are also located upstairs along with the spacious loft and laundry room. Options for this home may include a fireplace in the family room, ''drop zone'' near the garage entrance, garage service door, tray ceilings, and even a luxury owner's bathroom. Brought to you by the sought after JC Jackson H

Key facts

• Study downstairs
• Entertaining space
• Formal dining room

Tags

• OPEN GREAT ROOM
• FORMAL DINING ROOM
• GUEST SUITE
• STUDY DOWNSTAIRS
• BAR TOP SEATING
• ENTERTAINING SPACE

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $486k.

Deal economics

• At list price, monthly cash flow is $10k ($116k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $486k).

Location & tenants

• Location reads 63/100 on livability (#385 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• 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 $16,500/mo this rent would consume 282% 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 $15k 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 $136k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $486,485

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 3.39% ✓
• Cap rate: 30.09%
• Cash-on-cash: 85.00%
• DSCR: 4.78
• GRM: 2.5

CMA / ARV

• ARV (on-the-fly): $474,045
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
154 Tradition Trl	0.00mi	5/3.0	3,315 (0%)	0mo	$486,485	$147	100
117 Tradition Trl	0.12mi	5/3.0	3,315 (0%)	5mo	$461,865	$139	90
108 Tradition Trl	0.19mi	5/3.0	3,315 (0%)	2mo	$461,951	$139	90
155 Tradition Trl	0.07mi	5/3.0	3,315 (0%)	10mo	$506,655	$153	89
262 Independence Blvd	0.37mi	5/3.0	3,315 (0%)	8mo	$475,000	$143	76
208 Independence Blvd	0.37mi	5/3.0	3,315 (0%)	12mo	$460,000	$139	72
159 Tradition Trl	0.27mi	5/3.0	3,459 (+4%)	13mo	$495,796	$143	69
187 Independence Blvd	0.35mi	5/3.0	3,315 (0%)	18mo	$460,000	$139	68

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: 85.4%
• Equity multiple: 4.93×
• Total profit: $535,942
• Equity at exit: $72,536

10-year hold

• IRR: 88.6%
• Equity multiple: 10.24×
• Total profit: $1,259,041
• Equity at exit: $42,062

Cash invested: $136,216 (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: $16,500 medium
• Mortgage (P&I): −$2,551
• Tax est. 1.5%: −$608 /mo · $7,297/yr
• Insurance: −$203
• HOA: −$25
• Vacancy / Maint / Mgmt: −$3,465
• Net cashflow: $9,648

Break-even live

Break-even rent $4,287

Max offer price $486,485

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: $121,621
• Closing costs: $14,595
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 3 events

1. 2025-12-11
   status Pending
2. 2025-11-05
   status Pending
3. 2025-11-02
   listed $486,485 Active

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

Taxation est. · year 1

• Rental income: $198,005
• − Mortgage interest: −$27,251
• − Property taxes: −$7,297
• − Insurance: −$2,432
• − Repairs & maintenance: −$15,840
• − Management: −$15,840
• − HOA: −$300
• − Depreciation: −$14,152
• Taxable income: $114,892
• Est. tax owed @ 24.0%: −$27,574
• After-tax cash flow: $88,206/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: 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 — Newport

• Score: 63/100
• State rank: #385
• US rank: #15094

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport, NC
• County: Carteret County · 52,389 people
• City population: 22,197
• 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

3 events — show timeline

• 2025-12-11 Pending — Hive MLS
• 2025-11-05 Pending — Hive MLS
• 2025-11-02 Listed $486,485 Hive MLS