268 Marie St · Jacksonville, NC 28546

$30,000

3 bd · 2.0 ba · 1,344 sqft · Other · 24 Days on market

Built 2001 Poor condition

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Step into comfortable, relaxed living with this beautifully laid-out 2001 TIMB manufactured home, offering an impressive 28x48 floor plan that gives you all the space you need to live and entertain. The open floor plan creates a bright, airy atmosphere that flows effortlessly from room to room, making the home feel even larger than its already generous footprint. The kitchen is a true centerpiece, featuring a convenient island that& apos; s perfect for meal prep, casual dining, or gathering with family and friends. Priced at just $30,000, this is a home-only sale & acirc; & euro; & rdquo; a fantastic opportunity to own your own place while enjoying the perks of a well-maint

Key facts

• Open floor plan
• Open green spaces
• Community pool

Tags

• OPEN FLOOR PLAN
• KITCHEN ISLAND
• COMMUNITY POOL
• PLAYGROUND
• OPEN GREEN SPACES
• PET FRIENDLY COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $30k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $893 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $30k (1.5% below list) — sets the bar for market timing.
• Cap rate 44.7% vs local median 4.4% in Jacksonville — 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 71/100 on livability (#111 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, employment D, crime 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.
• Market conditions: Rents rising (+3.9%/yr); 604 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $207 of loan paydown is wiped out by about $900 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($30k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 98% 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 $29,550 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is F 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?
5. 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?
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: 4.92% ✓
• Cap rate: 44.66%
• Cash-on-cash: 137.01%
• DSCR: 7.10
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.86% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.35×
• Total profit: $53,343
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 15.92×
• Total profit: $125,295
• Equity at exit: $2,594

Cash invested: $8,400 (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 28546

• Home prices YoY: -19.3%
• Rents YoY: 3.9%
• Active inventory: 604
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,476 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $893

Break-even live

Break-even rent $347

Max offer price $30,000

Occupancy floor 35%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
553 Corbin St Lot A-633 Jacksonville, NC	3.0	2.0	1216	$48,000	$39.47	21d	1	0.11mi
553 Corbin St Lot A-255 Jacksonville, NC	2.0	2.0	896	$18,000	$20.09	21d	1	0.11mi
553 Corbin St Lot A-620 Jacksonville, NC	3.0	2.0	980	$20,000	$20.41	21d	1	0.32mi
553 Corbin St Lot A-334 Jacksonville, NC	3.0	2.0	952	$15,000	$15.76	21d	1	0.32mi
553 Corbin St Lot A-634 Jacksonville, NC	3.0	2.0	952	$12,000	$12.61	21d	1	0.32mi
131 Cornerstone Pl Jacksonville, NC	2.0	2.5	928	$1,100	$1.19	21d	1	0.51mi
104 Spring Meadows Cir Jacksonville, NC	2.0	2.5	992	$1,100	$1.11	13d	1	0.73mi
209 Mesa Ln Jacksonville, NC	2.0	2.5	992	$1,350	$1.36	21d	1	0.87mi
106 Pinegrove Ct Jacksonville, NC	2.0	2.5	992	$1,200	$1.21	13d	1	0.90mi
507 Birchwood Ct Jacksonville, NC	3.0	2.0	1314	$1,525	$1.16	13d	1	0.97mi
977 W Pueblo Dr Jacksonville, NC	2.0	2.5	992	$1,195	$1.20	21d	1	1.01mi
981 W Pueblo Dr Jacksonville, NC	2.0	2.0	882	$1,250	$1.42	21d	1	1.02mi
102 Riverbirch Pl Jacksonville, NC	3.0	2.5	1520	$2,400	$1.58	21d	1	1.02mi
120 Palace Cir Jacksonville, NC	3.0	2.5	1378	$1,400	$1.02	21d	1	1.04mi
236 White Oak Blvd Jacksonville, NC	3.0	2.0	1275	$1,650	$1.29	21d	1	1.07mi
1110 Pueblo Dr Jacksonville, NC	2.0	2.5	992	$1,250	$1.26	21d	1	1.16mi
2033 Brandymill Ln Jacksonville, NC	2.0	2.5	992	$1,300	$1.31	21d	1	1.17mi
110 Sycamore Dr Jacksonville, NC	3.0	2.0	1433	$1,750	$1.22	21d	1	1.22mi
821 Shadowridge Rd Jacksonville, NC	3.0	2.0	1488	$750	$0.50	21d	1	1.41mi

Listing history 17 events

1. 2026-06-19
   days on market $30,000 Active 24 DOM
2. 2026-06-18
   days on market $30,000 Active 23 DOM
3. 2026-06-17
   days on market $30,000 Active 22 DOM
4. 2026-06-16
   days on market $30,000 Active 21 DOM
5. 2026-06-15
   days on market $30,000 Active 20 DOM
6. 2026-06-14
   days on market $30,000 Active 18 DOM
7. 2026-06-13
   days on market $30,000 Active 17 DOM
8. 2026-06-10
   days on market $30,000 Active 15 DOM
9. 2026-06-09
   days on market $30,000 Active 14 DOM
10. 2026-06-09
    days on market $30,000 Active 13 DOM
11. 2026-06-07
    days on market $30,000 Active 12 DOM
12. 2026-06-03
    days on market $30,000 Active 8 DOM
13. 2026-06-02
    days on market $30,000 Active 7 DOM
14. 2026-06-01
    days on market $30,000 Active 6 DOM
15. 2026-05-31
    days on market $30,000 Active 5 DOM
16. 2026-05-30
    days on market $30,000 Active 4 DOM
17. 2026-05-26
    listed $30,000 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 98% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,718
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$948
• − Repairs & maintenance: −$1,417
• − Management: −$1,417
• − Depreciation: −$873
• Taxable income: $10,932
• Est. tax owed @ 24.0%: −$2,624
• After-tax cash flow: $8,088/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 manufactured home requires extensive repairs and updates to its exterior, interior, and HVAC systems, significantly impacting its value. Immediate action is needed to address these issues before considering resale or rental.

Repairs flagged

• Major roof — No visible roof condition
• Major exterior siding — No visible siding condition
• Major interior walls/paint — No visible interior condition
• Major HVAC/mechanical — No visible HVAC/mechanical condition

Value-add opportunities

• Both exterior painting and siding repair — Improves curb appeal and home value
• Both HVAC system replacement — Enhances comfort and energy efficiency
• Both interior painting and minor repairs — Enhances home aesthetics and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof condition	Major	$15,000–50,000
exterior siding · No visible siding condition	Major	$15,000–50,000
interior walls/paint · No visible interior condition	Major	$15,000–50,000
HVAC/mechanical · No visible HVAC/mechanical condition	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both exterior painting and siding repair — Improves curb appeal and home value ↑
• Both HVAC system replacement — Enhances comfort and energy efficiency ↑
• Both interior painting and minor repairs — Enhances home aesthetics and value ↑

ⓘ 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: 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 — Jacksonville

• Score: 71/100
• State rank: #111
• US rank: #6991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jacksonville, NC
• County: Onslow County · 164,453 people
• City population: 96,397
• 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

1 event — show timeline

• 2026-05-26 Listed $30,000 FSBO.com