308 Sheffield Rd · Piney Green, NC 28546

$214,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 33 Days on market

Built 1975 0.47 ac lot Est $191k · 12% over

---

Why this score? — see what drove the F 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 +10.3/30.0
• Schools +3.9/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• ARV discount +2.1/15.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming home in the well established Montclair neighborhood. .and it's on a cul de sac! Close to base, shopping, and beaches this house is in the perfect location. The house has been freshly painted throughout and there is tons of natural light. The kitchen boasts granite counter tops and stainless steel appliances. The home has three good sized bedrooms providing plenty of options. There is a separate laundry room and a one car garage. This . 47 acre lot backs up to trees providing plenty of privacy. Septic inspection has already been completed and will be pumped prior to closing. All of this for under $200k! What better way to ring in the new year than to celebrate home ownership!

Key facts

• Luxury lvp flooring
• Natural light
• Cul-de-sac

Tags

• CUL-DE-SAC
• MONTCLAIR NEIGHBORHOOD
• NATURAL LIGHT
• LUXURY LVP FLOORING
• GRANITE COUNTERTOPS
• STAINLESS-STEEL APPLIANCES

Property features AI

Exterior

• Parking: Attached garage (front-facing), 1 garage space; On-site concrete parking
• Utilities: Public water; Septic tank sewer; Water connected
• Home design: Single-family residence; One story; Entry at ground level
• Construction: Brick veneer and frame construction; Built with shingle roof
• Exterior features: Storm door(s); Partial chain-link fencing; Shingle roof; Crawl space foundation; Has a view; Located on a cul-de-sac; Level and wooded yard; Irregular lot shape

Interior

• Kitchen: Electric oven; Electric cooktop; Electric range; Microwave; Refrigerator; Ice maker; Dishwasher
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating with heat pump; Central air; Ceiling fans
• Interior features: Ceiling fans; Pantry; Unfurnished
• Laundry & utility: Washer hookup; Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $214k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $146k (31.6% below list).
• Recommended offer: $146k (31.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.6% in Piney Green — 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 60/100 on livability (#524 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime D+, employment D+, amenities 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: Morton Elementary (math 53% / reading 48%, grade D+, #403 of 1,410 statewide, top 29%, 682 students, 58% FRL); Hunters Creek Middle (math 32% / reading 44%, grade F, #251 of 475 statewide, top 54%, 922 students, 55% FRL); White Oak High (math 57% / reading 54%, grade C, #265 of 535 statewide, top 50%, 1,207 students, 49% FRL) — zoned schools average 54% FRL vs 37% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 612 active listings in the ZIP; 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 33 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 7 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.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 99% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $146,448 (31.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.37%
• DSCR: 0.89
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $191,040
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
306 Sheffield Rd	0.02mi	3/2.5	1,032 (+8%)	9mo	$223,000	$216	73
117 Sheffield Rd	0.32mi	3/2.0	1,025 (+7%)	2mo	$214,900	$210	68
310 Sterling Rd	0.38mi	3/1.5	1,026 (+7%)	3mo	$160,000	$156	67
211 Devon Ct	0.35mi	3/1.5	1,008 (+5%)	20mo	$201,000	$199	57
114 Oxford Dr	0.52mi	3/1.0	1,096 (+14%)	19mo	$100,000	$91	37

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.32×
• Total profit: $-41,029
• Equity at exit: $31,908

10-year hold

• IRR: -10.9%
• Equity multiple: 0.32×
• Total profit: $-40,500
• Equity at exit: $18,503

Cash invested: $59,920 (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 28546

• Home prices YoY: -19.3%
• Rents YoY: 3.9%
• Active inventory: 612
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,464 medium
• Mortgage (P&I): −$1,122
• Tax from tax record: −$64 /mo · $764/yr
• Insurance: −$89
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $-118

Break-even live

Break-even rent $1,614

Max offer price $193,125

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-58	+0% $-118	+5% $-179	+10% $-239
Rent	-10% $-234	-5% $-176	+0% $-118	+5% $-60	+10% $-2
Rate	-1.0pp $-10	-0.5pp $-64	base $-118	+0.5pp $-174	+1.0pp $-230

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: $53,500
• Closing costs: $6,420
• Reserves months: —
• Total cash needed: —

Listing history 40 events

1. 2026-06-21
   days on market $214,000 Active 33 DOM
2. 2026-06-19
   days on market $214,000 Active 31 DOM
3. 2026-06-18
   days on market $214,000 Active 30 DOM
4. 2026-06-17
   days on market $214,000 Active 29 DOM
5. 2026-06-16
   days on market $214,000 Active 28 DOM
6. 2026-06-15
   days on market $214,000 Active 27 DOM
7. 2026-06-14
   pricedays on market $214,000 Active 25 DOM
8. 2026-06-13
   days on market $215,000 Active 24 DOM
9. 2026-06-10
   days on market $215,000 Active 22 DOM
10. 2026-06-09
    days on market $215,000 Active 21 DOM
11. 2026-06-09
    days on market $215,000 Active 20 DOM
12. 2026-06-07
    days on market $215,000 Active 19 DOM
13. 2026-06-03
    days on market $215,000 Active 15 DOM
14. 2026-06-02
    remarks 699-char remark
15. 2026-06-02
    days on market $215,000 Active 14 DOM
16. 2026-06-01
    days on market $215,000 Active 13 DOM
17. 2026-05-31
    days on market $215,000 Active 12 DOM
18. 2026-05-30
    days on market $215,000 Active 11 DOM
19. 2026-05-19
    listed $215,000 Active
20. 2025-04-17
    soldstatus $199,500 Closed 708-char remark

    Show marketing remark (708 chars)

    Welcome to this charming home in the well established Montclair neighborhood. .and it's on a cul de sac! Close to base, shopping, and beaches this house is in the perfect location. The house has been freshly painted throughout and there is tons of natural light. The kitchen boasts granite counter tops and stainless steel appliances. The home has three good sized bedrooms providing plenty of options. There is a separate laundry room and a one car garage. This . 47 acre lot backs up to trees providing plenty of privacy. Septic inspection has already been completed and will be pumped prior to closing. All of this for under $200k! What better way to ring in the new year than to celebrate home ownership!

21. 2025-04-17
    soldstatus $199,500

    Show marketing remark (708 chars)

    Welcome to this charming home in the well established Montclair neighborhood. .and it's on a cul de sac! Close to base, shopping, and beaches this house is in the perfect location. The house has been freshly painted throughout and there is tons of natural light. The kitchen boasts granite counter tops and stainless steel appliances. The home has three good sized bedrooms providing plenty of options. There is a separate laundry room and a one car garage. This . 47 acre lot backs up to trees providing plenty of privacy. Septic inspection has already been completed and will be pumped prior to closing. All of this for under $200k! What better way to ring in the new year than to celebrate home ownership!

22. 2025-03-18
    status Pending 708-char remark

    Show marketing remark (708 chars)

    Welcome to this charming home in the well established Montclair neighborhood. .and it's on a cul de sac! Close to base, shopping, and beaches this house is in the perfect location. The house has been freshly painted throughout and there is tons of natural light. The kitchen boasts granite counter tops and stainless steel appliances. The home has three good sized bedrooms providing plenty of options. There is a separate laundry room and a one car garage. This . 47 acre lot backs up to trees providing plenty of privacy. Septic inspection has already been completed and will be pumped prior to closing. All of this for under $200k! What better way to ring in the new year than to celebrate home ownership!

23. 2025-01-25
    price $199,500 708-char remark

    Show marketing remark (708 chars)

    Welcome to this charming home in the well established Montclair neighborhood. .and it's on a cul de sac! Close to base, shopping, and beaches this house is in the perfect location. The house has been freshly painted throughout and there is tons of natural light. The kitchen boasts granite counter tops and stainless steel appliances. The home has three good sized bedrooms providing plenty of options. There is a separate laundry room and a one car garage. This . 47 acre lot backs up to trees providing plenty of privacy. Septic inspection has already been completed and will be pumped prior to closing. All of this for under $200k! What better way to ring in the new year than to celebrate home ownership!

24. 2024-12-08
    listed $199,990 Active 708-char remark

    Show marketing remark (708 chars)

    Welcome to this charming home in the well established Montclair neighborhood. .and it's on a cul de sac! Close to base, shopping, and beaches this house is in the perfect location. The house has been freshly painted throughout and there is tons of natural light. The kitchen boasts granite counter tops and stainless steel appliances. The home has three good sized bedrooms providing plenty of options. There is a separate laundry room and a one car garage. This . 47 acre lot backs up to trees providing plenty of privacy. Septic inspection has already been completed and will be pumped prior to closing. All of this for under $200k! What better way to ring in the new year than to celebrate home ownership!

25. 2022-10-28
    soldstatus $164,900 Closed 351-char remark

    Show marketing remark (351 chars)

    Are you looking for your first starter home? Then come take a look at this adorable 3 bedroom 1 bath home. This home was remodeled 3 years ago, to include a new roof at that time. Also new HVAC put in a little over a year ago. This house is nestled in a quiet cul-de-sac, is minutes away from bases, shopping, and beaches. Schedule your showing today!

26. 2022-10-28
    soldstatus $165,000

    Show marketing remark (351 chars)

    Are you looking for your first starter home? Then come take a look at this adorable 3 bedroom 1 bath home. This home was remodeled 3 years ago, to include a new roof at that time. Also new HVAC put in a little over a year ago. This house is nestled in a quiet cul-de-sac, is minutes away from bases, shopping, and beaches. Schedule your showing today!

27. 2022-09-27
    historical 351-char remark

    Show marketing remark (351 chars)

    Are you looking for your first starter home? Then come take a look at this adorable 3 bedroom 1 bath home. This home was remodeled 3 years ago, to include a new roof at that time. Also new HVAC put in a little over a year ago. This house is nestled in a quiet cul-de-sac, is minutes away from bases, shopping, and beaches. Schedule your showing today!

28. 2022-09-23
    listed $164,900 351-char remark

    Show marketing remark (351 chars)

    Are you looking for your first starter home? Then come take a look at this adorable 3 bedroom 1 bath home. This home was remodeled 3 years ago, to include a new roof at that time. Also new HVAC put in a little over a year ago. This house is nestled in a quiet cul-de-sac, is minutes away from bases, shopping, and beaches. Schedule your showing today!

29. 2022-02-08
    soldstatus $133,000
30. 2022-02-08
    soldstatus $133,000
31. 2021-11-02
    listed $130,000
32. 2019-10-25
    soldstatus $101,500
33. 2019-10-24
    soldstatus $101,400
34. 2019-06-14
    listed $99,900
35. 2019-02-08
    soldstatus $30,000
36. 2019-01-17
    listed $30,000
37. 2012-08-11
    historical
38. 2011-08-18
    listed $123,500
39. 2008-12-16
    soldstatus $115,000
40. 2007-04-12
    soldstatus $95,000

ⓘ 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: $764 · $64/mo
• Projected year-2 tax: $1,755 · $146/mo
• Expected delta: +$990/yr (+$83/mo · 129.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 65% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,574
• − Mortgage interest: −$11,987
• − Property taxes: −$764
• − Insurance: −$1,070
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$6,225
• Taxable loss: −$5,285
• Est. tax savings @ 24.0%: +$1,268
• After-tax cash flow: $-150/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 — Piney Green

• Score: 60/100
• State rank: #524
• US rank: #19401

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Piney Green, NC
• County: Onslow County · 164,453 people
• Metro: Jacksonville, NC
• Population (ZIP): 47,256
• Household income: $63,561
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 1830.0

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: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 57% Black 18% Hispanic / Latino 16% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 1% Serbian 1% Slovak 1%
• Foreign-born: 5% · Canada, South Korea
• Languages at home: 89% English-only · Spanish 8% German/W. Germanic 1% Tagalog/Filipino 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: ▼ -50.75%
• Current HPI: 211.9993
• Rent YoY: ▲ 3.86%
• 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

+126.3% since first listed

22 events — show timeline

• 2026-05-19 Listed $215,000 Hive MLS
• 2025-04-17 Sold (Public Records) $199,500 Public Records
• 2025-04-17 Sold (MLS) $199,500 Hive MLS
• 2025-03-18 Pending — Hive MLS
• 2025-01-25 Price Changed $199,500 Hive MLS
• 2024-12-08 Listed $199,990 Hive MLS
• 2022-10-28 Sold (Public Records) $165,000 Public Records
• 2022-10-28 Sold (MLS) $164,900 Hive MLS
• 2022-09-27 Listing Removed — Hive MLS
• 2022-09-23 Listed $164,900 Hive MLS
• 2022-02-08 Sold (Public Records) $133,000 Public Records
• 2022-02-08 Sold (MLS) $133,000 Hive MLS
• 2021-11-02 Listed $130,000 Hive MLS
• 2019-10-25 Sold (Public Records) $101,500 Public Records
• 2019-10-24 Sold (MLS) $101,400 Hive MLS
• 2019-06-14 Listed $99,900 Hive MLS
• 2019-02-08 Sold (MLS) $30,000 Hive MLS
• 2019-01-17 Listed $30,000 Hive MLS
• 2012-08-11 Listing Removed — Hive MLS
• 2011-08-18 Listed $123,500 Hive MLS
• 2008-12-16 Sold (Public Records) $115,000 Public Records
• 2007-04-12 Sold (Public Records) $95,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $764 · +0.0% YoY. Source: county tax records.