518 Oyster Rock Ln · Sneads Ferry, NC 28460

$217,500

3 bd · 2.5 ba · 1,120 sqft · Townhouse public records · 87 Days on market

Built 2013 871 sqft lot Est $220k · at est. $67/mo HOA · 3% of rent

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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 +18.7/30.0
• ARV discount +7.9/15.0
• DSCR +5.9/10.0
• 1% rule +4.3/10.0
• Rent growth +3.9/5.0
• Schools +3.9/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This townhouse would make an economical rental property for an investor, roommates who want to share expenses or first time buyers. Each bedroom has its own bathroom and there is a half bath on the main floor. The kitchen is equipped with stainless steel appliances and the bedroom level washer and dryer stays. There is good storage with a pantry in the kitchen, an outdoor storage closet and a walk in closet in the rear master bedroom. The rear master bathroom has double sinks and a soaking tub. There is a fenced backyard and the HOA maintains the front yard. There is also a community pool. The location is convenient to both bases and beaches. For those who need flexibility, consider buying now and transitioning to a rental later. Call today for a showing.

Key facts

• Double sinks
• Walk-in closet
• Soaking tub

Tags

• PRIVATE BATHROOM
• STAINLESS STEEL APPLIANCES
• OUTDOOR STORAGE CLOSET
• WALK-IN CLOSET
• DOUBLE SINKS
• SOAKING TUB

Property features AI

Finance

• HOA & community: Homeowners association with professional management; Annual association fee of $800 (approximately $66.67/month); Community pool

Exterior

• Parking: Assigned parking; Paved parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Water available
• Home design: Townhouse; Two levels; Residential property; Middle unit in a multi-unit community
• Construction: Stone, vinyl siding and frame construction; Shingle roof; Slab foundation; Built as townhouse (1120 finished area)
• Exterior features: Patio; Porch; Vinyl fencing; Has view

Interior

• Kitchen: Electric oven; Dishwasher; Microwave; Refrigerator
• Bedrooms: 4 total rooms (bedroom count not separately listed)
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Walk-in closet(s); Pantry; Window coverings; No basement
• Laundry & utility: Washer; Dryer; Laundry in hall; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $218k.

Deal economics

• At list price, monthly cash flow is $216 ($3k/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 $203k (6.7% below list).
• Recommended offer: $203k (6.7% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 4.2% in Sneads Ferry — 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 63/100 on livability (#398 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living 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 fast (+5.7%/yr); 570 active listings in the ZIP; 1 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $126k; list at $218k implies a 73% 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; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,849 (6.7% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.93% ✗
• Cap rate: 7.48%
• Cash-on-cash: 4.25%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $219,520
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
735 Cross Bridge Way Lot 13	0.07mi	2/2.5 (-1)	1,137 (+2%)	1mo	$254,900	$224	88
725 Cross Bridge Way Lot 18	0.07mi	2/2.5 (-1)	1,137 (+2%)	2mo	$254,900	$224	88
730 Cross Bridge Way	0.06mi	2/2.5 (-1)	1,137 (+2%)	3mo	$249,900	$220	88
505 Oyster Rock Ln	0.04mi	2/2.5 (-1)	1,135 (+1%)	5mo	$205,000	$181	87
732 Cross Bridge Way Lot 11	0.06mi	2/2.5 (-1)	1,137 (+2%)	4mo	$249,900	$220	87
502 Oyster Rock Ln	0.03mi	2/2.5 (-1)	1,120 (0%)	10mo	$205,000	$183	86
510 Oyster Rock Ln	0.02mi	2/2.5 (-1)	1,120 (0%)	11mo	$205,000	$183	85
528 Oyster Rock Ln	0.02mi	2/2.5 (-1)	1,157 (+3%)	7mo	$218,000	$188	83
535 Oyster Rock Ln	0.03mi	2/2.5 (-1)	1,120 (0%)	15mo	$220,000	$196	81

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 · 5.68% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.74×
• Total profit: $-15,929
• Equity at exit: $32,430

10-year hold

• IRR: 5.6%
• Equity multiple: 1.46×
• Total profit: $28,005
• Equity at exit: $18,805

Cash invested: $60,900 (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 28460

• Rents YoY: 5.7%
• Active inventory: 570
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,028 medium
• Mortgage (P&I): −$1,141
• Tax from tax record: −$89 /mo · $1,063/yr
• Insurance: −$91
• HOA: −$67
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $216

Break-even live

Break-even rent $1,755

Max offer price $217,500

Occupancy floor 84%

Sensitivity live

Price	-10% $339	-5% $277	+0% $216	+5% $154	+10% $93
Rent	-10% $55	-5% $136	+0% $216	+5% $296	+10% $376
Rate	-1.0pp $325	-0.5pp $271	base $216	+0.5pp $159	+1.0pp $102

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: $54,375
• Closing costs: $6,525
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
602 Ebb Tide Ln Sneads Ferry, NC	2.0	2.5	1076	$1,700	$1.58	15d	1	0.06mi

HOA detail

• Monthly dues: $67 · $804/yr
• Likely covers: pool

Listing history 25 events

1. 2026-06-21
   days on market $217,500 Active 87 DOM
2. 2026-06-19
   days on market $217,500 Active 85 DOM
3. 2026-06-18
   days on market $217,500 Active 84 DOM
4. 2026-06-17
   days on market $217,500 Active 83 DOM
5. 2026-06-16
   days on market $217,500 Active 82 DOM
6. 2026-06-15
   days on market $217,500 Active 81 DOM
7. 2026-06-14
   days on market $217,500 Active 79 DOM
8. 2026-06-13
   days on market $217,500 Active 78 DOM
9. 2026-06-10
   days on market $217,500 Active 76 DOM
10. 2026-06-09
    days on market $217,500 Active 75 DOM
11. 2026-06-09
    days on market $217,500 Active 74 DOM
12. 2026-06-07
    days on market $217,500 Active 73 DOM
13. 2026-06-03
    days on market $217,500 Active 69 DOM
14. 2026-06-02
    days on market $217,500 Active 68 DOM
15. 2026-06-01
    days on market $217,500 Active 67 DOM
16. 2026-05-31
    days on market $217,500 Active 66 DOM
17. 2026-05-30
    days on market $217,500 Active 65 DOM
18. 2026-05-13
    price $217,500
19. 2026-03-26
    listed $220,000 Active
20. 2020-05-19
    soldstatus $125,500 765-char remark

    Show marketing remark (765 chars)

    This townhouse would make an economical rental property for an investor, roommates who want to share expenses or first time buyers. Each bedroom has its own bathroom and there is a half bath on the main floor. The kitchen is equipped with stainless steel appliances and the bedroom level washer and dryer stays. There is good storage with a pantry in the kitchen, an outdoor storage closet and a walk in closet in the rear master bedroom. The rear master bathroom has double sinks and a soaking tub. There is a fenced backyard and the HOA maintains the front yard. There is also a community pool. The location is convenient to both bases and beaches. For those who need flexibility, consider buying now and transitioning to a rental later. Call today for a showing.

21. 2020-05-19
    soldstatus $125,500

    Show marketing remark (765 chars)

    This townhouse would make an economical rental property for an investor, roommates who want to share expenses or first time buyers. Each bedroom has its own bathroom and there is a half bath on the main floor. The kitchen is equipped with stainless steel appliances and the bedroom level washer and dryer stays. There is good storage with a pantry in the kitchen, an outdoor storage closet and a walk in closet in the rear master bedroom. The rear master bathroom has double sinks and a soaking tub. There is a fenced backyard and the HOA maintains the front yard. There is also a community pool. The location is convenient to both bases and beaches. For those who need flexibility, consider buying now and transitioning to a rental later. Call today for a showing.

22. 2020-01-10
    listed $123,000 765-char remark

    Show marketing remark (765 chars)

    This townhouse would make an economical rental property for an investor, roommates who want to share expenses or first time buyers. Each bedroom has its own bathroom and there is a half bath on the main floor. The kitchen is equipped with stainless steel appliances and the bedroom level washer and dryer stays. There is good storage with a pantry in the kitchen, an outdoor storage closet and a walk in closet in the rear master bedroom. The rear master bathroom has double sinks and a soaking tub. There is a fenced backyard and the HOA maintains the front yard. There is also a community pool. The location is convenient to both bases and beaches. For those who need flexibility, consider buying now and transitioning to a rental later. Call today for a showing.

23. 2013-06-27
    soldstatus $116,900 1607-char remark

    Show marketing remark (1607 chars)

    Introducing Oyster Landing Townhomes in Sneads Ferry, located just minutes from Topsail Beach, Golfing, Stone Bay, Marsoc, and Camp Lejeune. Ready to get away from the Hustle & Bustle of everyday life? Want to get close to the beach but tired of staying in hotels? Ready to own your own home - a place that is yours that you can escape too? A vacation spot or maybe you''re looking for an investment property? These townhomes are over 1100 heated square feet. They have 2 bedroom and 2.5 baths (both bedrooms include ceiling fans). The master bath has dual vanities and a bathtub that is great to soak and relax in while reading a good book, (bubbles sold separately). The laundry is conveniently located upstairs, so no worries about lugging baskets up and down the stairs. The kitchen flows into the living room, which allows the person cooking to still be part of the conversation. There are plenty of cabinets, and a lazy susan at the corner cabinet so your items will be easy to get to. The stainless steel smooth top stove, dishwasher, refrigerator and microhood make preparing meals quick and easy. Don''t feel like cooking, no problem as there are restaurants and places to eat nearby or maybe you want to pack a picnic and watch the ocean waves. Tired of the sand, again no problem as there will also be a community pool for you to swim in. Waiting for you to call home. Seller will contribute 2% towards Buyer''s Closing Costs. He will also consider buyer''s possession. The HOA dues are $350.00 a year. Selections depend on the stage of completion of the home. Please call with any questions.

24. 2013-06-27
    soldstatus $117,000

    Show marketing remark (1607 chars)

    Introducing Oyster Landing Townhomes in Sneads Ferry, located just minutes from Topsail Beach, Golfing, Stone Bay, Marsoc, and Camp Lejeune. Ready to get away from the Hustle & Bustle of everyday life? Want to get close to the beach but tired of staying in hotels? Ready to own your own home - a place that is yours that you can escape too? A vacation spot or maybe you''re looking for an investment property? These townhomes are over 1100 heated square feet. They have 2 bedroom and 2.5 baths (both bedrooms include ceiling fans). The master bath has dual vanities and a bathtub that is great to soak and relax in while reading a good book, (bubbles sold separately). The laundry is conveniently located upstairs, so no worries about lugging baskets up and down the stairs. The kitchen flows into the living room, which allows the person cooking to still be part of the conversation. There are plenty of cabinets, and a lazy susan at the corner cabinet so your items will be easy to get to. The stainless steel smooth top stove, dishwasher, refrigerator and microhood make preparing meals quick and easy. Don''t feel like cooking, no problem as there are restaurants and places to eat nearby or maybe you want to pack a picnic and watch the ocean waves. Tired of the sand, again no problem as there will also be a community pool for you to swim in. Waiting for you to call home. Seller will contribute 2% towards Buyer''s Closing Costs. He will also consider buyer''s possession. The HOA dues are $350.00 a year. Selections depend on the stage of completion of the home. Please call with any questions.

25. 2013-02-19
    listed $116,900 1607-char remark

    Show marketing remark (1607 chars)

    Introducing Oyster Landing Townhomes in Sneads Ferry, located just minutes from Topsail Beach, Golfing, Stone Bay, Marsoc, and Camp Lejeune. Ready to get away from the Hustle & Bustle of everyday life? Want to get close to the beach but tired of staying in hotels? Ready to own your own home - a place that is yours that you can escape too? A vacation spot or maybe you''re looking for an investment property? These townhomes are over 1100 heated square feet. They have 2 bedroom and 2.5 baths (both bedrooms include ceiling fans). The master bath has dual vanities and a bathtub that is great to soak and relax in while reading a good book, (bubbles sold separately). The laundry is conveniently located upstairs, so no worries about lugging baskets up and down the stairs. The kitchen flows into the living room, which allows the person cooking to still be part of the conversation. There are plenty of cabinets, and a lazy susan at the corner cabinet so your items will be easy to get to. The stainless steel smooth top stove, dishwasher, refrigerator and microhood make preparing meals quick and easy. Don''t feel like cooking, no problem as there are restaurants and places to eat nearby or maybe you want to pack a picnic and watch the ocean waves. Tired of the sand, again no problem as there will also be a community pool for you to swim in. Waiting for you to call home. Seller will contribute 2% towards Buyer''s Closing Costs. He will also consider buyer''s possession. The HOA dues are $350.00 a year. Selections depend on the stage of completion of the home. Please call with any questions.

ⓘ 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: $1,063 · $89/mo
• Projected year-2 tax: $1,784 · $149/mo
• Expected delta: +$721/yr (+$60/mo · 67.8%)

ⓘ 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 5/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 19 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: $24,342
• − Mortgage interest: −$12,183
• − Property taxes: −$1,063
• − Insurance: −$1,088
• − Repairs & maintenance: −$1,947
• − Management: −$1,947
• − HOA: −$804
• − Depreciation: −$6,327
• Taxable loss: −$1,018
• Est. tax savings @ 24.0%: +$244
• After-tax cash flow: $2,833/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 — Sneads Ferry

• Score: 63/100
• State rank: #398
• US rank: #15272

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Onslow County · 164,453 people
• City population: 13,532
• Metro: Jacksonville, NC
• Population (ZIP): 13,532
• Household income: $88,908
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 349.0

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 (79%)
• Race & ethnicity: White 79% Two or more races 13% Hispanic / Latino 9% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Dominican 2%
• Common ancestry: Lithuanian 3% Romanian 2% Portuguese 2%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 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: ▼ -162.21%
• Current HPI: 176.3461
• Rent YoY: ▲ 5.68%
• 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

+86.1% since first listed

8 events — show timeline

• 2026-05-13 Price Changed $217,500 Hive MLS
• 2026-03-26 Listed $220,000 Hive MLS
• 2020-05-19 Sold (Public Records) $125,500 Public Records
• 2020-05-19 Sold (MLS) $125,500 Hive MLS
• 2020-01-10 Listed $123,000 Hive MLS
• 2013-06-27 Sold (Public Records) $117,000 Public Records
• 2013-06-27 Sold (MLS) $116,900 Hive MLS
• 2013-02-19 Listed $116,900 Hive MLS

Property tax history

+2.8%/yr

Latest (2025): $1,063 · +0.0% YoY. Source: county tax records.