2250 New River Inlet Rd Unit 114 · North Topsail Beach, NC 28460

$140,000

1 bd · 1.0 ba · 532 sqft · Condo · 133 Days on market

Built 1980 Good condition $263/sqft · 11% below area Est $158k · 11% under $649/mo HOA · 41% of rent

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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).

• ARV discount +12.6/15.0
• 1% rule +6.2/10.0
• Schools +5.9/10.0
• Cash flow +4.3/30.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Oceanfront condo renovated to offer a stylish stay only steps from the ocean. The condo would make a great Short Term Rental or 2nd home . The list of items that were included in the renovation are a new Electric panel, appliances , LVP flooring, tankless water heater, bedroom window, sliding glass door out to the balcony, kitchen cabinets, countertops , bathroom. Expanded kitchen design with peninsula bar. The condo is being sold fully furnished and is a turn key opportunity.

Key facts

• Modern cabinetry
• Newer appliances
• Updated kitchen

Tags

• ONSITE LAUNDRY FACILITIES
• UPDATED KITCHEN
• PENINSULA BAR
• MODERN CABINETRY
• NEWER APPLIANCES
• LVP FLOORING

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $140k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-373 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $86k (38.6% below list).
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $86k (38.6% below list) — sets the bar for cash-flow.
• Cap rate 3.1% vs local median 0.2% in North Topsail Beach — 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 (#424 in NC) — a middle-class / working-renter tenant base. Strengths: crime 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); 734 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 19y ago; this cycle's ask has dropped $20k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.

Recommended offer $85,961 (38.6% 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 133 days. Have you received any prior offers? Is the seller open to a 39% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 3.09%
• Cash-on-cash: -11.43%
• DSCR: 0.49
• GRM: 7.4

CMA / ARV

• ARV (median comp): $158,055
• List price: $140,000
• Delta: -11.42%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2250 New River Inlet Rd Unit 117	0.00mi	1/1.0	532 (0%)	0mo	$90,000	$169	100
2196 New River Inlet Rd Unit 163	0.08mi	1/1.0	532 (0%)	0mo	$135,000	$254	96
2210 New River Inlet Rd Unit 353	0.11mi	1/1.0	532 (0%)	0mo	$129,900	$244	95
2210 New River Inlet Rd #159	0.11mi	1/1.0	550 (+3%)	6mo	$135,000	$245	84
232 Sand Piper Dr	0.48mi	2/1.0 (+1)	532 (0%)	7mo	$300,000	$564	67
206 Sand Piper Dr	0.47mi	1/1.5	570 (+7%)	4mo	$286,000	$502	61
1822 New River Inlet Rd Unit 1213a	0.93mi	1/1.0	560 (+5%)	0mo	$263,000	$470	56
1822 New River Inlet Rd Unit 1304a	0.93mi	1/1.0	560 (+5%)	0mo	$265,000	$473	56
1866 New River Inlet Rd Unit 3101c	0.82mi	1/1.0	560 (+5%)	0mo	$250,000	$446	56
1822 New River Inlet Rd Unit 1312a	0.93mi	1/1.0	560 (+5%)	4mo	$283,000	$505	52
1840 New River Inlet Rd #2310	0.90mi	1/1.0	560 (+5%)	5mo	$265,000	$473	52
230 Sand Piper Dr	0.48mi	1/1.0	421 (-21%)	6mo	$249,000	$591	48

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: -31.0%
• Equity multiple: -0.06×
• Total profit: $-41,692
• Equity at exit: $20,874

10-year hold

• IRR: -17.9%
• Equity multiple: -0.18×
• Total profit: $-46,328
• Equity at exit: $12,105

Cash invested: $39,200 (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 →

Active competition Active MLS

• For sale now: 0 active · 1 under contract

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 28460

• Rents YoY: 5.7%
• Active inventory: 734
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,573 high
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,100/yr
• Insurance: −$58
• HOA: −$649
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $-373

Break-even live

Break-even rent $2,046

Max offer price $85,961

Occupancy floor —

Sensitivity live

Price	-10% $-277	-5% $-325	+0% $-373	+5% $-422	+10% $-470
Rent	-10% $-498	-5% $-436	+0% $-373	+5% $-311	+10% $-249
Rate	-1.0pp $-303	-0.5pp $-338	base $-373	+0.5pp $-410	+1.0pp $-447

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: $35,000
• Closing costs: $4,200
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2250 New River Inlet Rd N Topsail Beach, NC	1.0	1.0	532	$1,488	$2.80	51d	2	0.02mi
2250 New River Inlet Rd N Topsail Beach, NC	1.0	1.0	532	$1,800	$3.38	51d	1	0.02mi
2250 New River Inlet Rd N Topsail Beach, NC	1.0	1.0	532	$1,488	$2.80	44d	2	0.02mi
2250 New River Inlet Rd N Topsail Beach, NC	1.0	1.0	532	$1,800	$3.38	1d	1	0.02mi
2224 New River Inlet Rd N Topsail Beach, NC	1.0	1.0	532	$1,500	$2.82	1d	2	0.07mi
2182 New River Inlet Rd #273 North Topsail Beach, NC	1.0	1.0	532	$1,350	$2.54	1d	1	0.17mi

Property features AI

Finance

• Other: Zoning: R-5
• HOA & community: Homeowners association with annual feeAssociation amenities include basketball court, tennis courts, laundry, grounds maintenance, structure maintenance, management, trash service, and cable TV

Exterior

• Parking: On-site paved parking lot
• Security: Smoke detector(s)
• Utilities: Public waterSewer availableWater available
• Home design: CondominiumSingle-storyEntry level: 1
• Construction: Vinyl and wood siding with frame constructionPillar/post/pier foundation
• Exterior features: BalconyCovered patio/porchStorm door(s)Shingle roofOceanfront frontagePaved roads and parking lotOn waterfrontHas view

Interior

• Kitchen: Electric ovenElectric cooktopBuilt-in electric ovenRefrigeratorTankless water heater
• Bedrooms: Master downstairs
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingOther heatingWall/window air conditioning units
• Interior features: Master bedroom on the main levelCeiling fansStorm windowsFurnished
• Laundry & utility: Laundry available through association

HOA detail $649/mo · $7,788/yr condo

• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-11-08
   days on market $140,000 Active 133 DOM
2. 2026-11-07
   days on market $140,000 Active 132 DOM
3. 2026-11-06
   days on market $140,000 Active 131 DOM
4. 2026-11-05
   days on market $140,000 Active 130 DOM
5. 2026-11-04
   days on market $140,000 Active 129 DOM
6. 2026-11-02
   days on market $140,000 Active 127 DOM
7. 2026-11-01
   days on market $140,000 Active 126 DOM
8. 2026-10-31
   days on market $140,000 Active 125 DOM
9. 2026-10-30
   days on market $140,000 Active 124 DOM
10. 2026-10-29
    days on market $140,000 Active 123 DOM
11. 2026-10-28
    days on market $140,000 Active 122 DOM
12. 2026-10-27
    days on market $140,000 Active 121 DOM
13. 2026-10-26
    days on market $140,000 Active 120 DOM
14. 2026-10-25
    days on market $140,000 Active 119 DOM
15. 2026-10-24
    days on market $140,000 Active 118 DOM
16. 2026-10-23
    days on market $140,000 Active 117 DOM
17. 2026-10-22
    days on market $140,000 Active 116 DOM
18. 2026-10-21
    days on market $140,000 Active 115 DOM
19. 2026-10-20
    days on market $140,000 Active 114 DOM
20. 2026-10-19
    days on market $140,000 Active 113 DOM
21. 2026-10-18
    days on market $140,000 Active 112 DOM
22. 2026-10-17
    days on market $140,000 Active 111 DOM
23. 2026-10-16
    days on market $140,000 Active 110 DOM
24. 2026-10-15
    days on market $140,000 Active 109 DOM
25. 2026-10-14
    days on market $140,000 Active 108 DOM
26. 2026-10-13
    days on market $140,000 Active 107 DOM
27. 2026-10-12
    days on market $140,000 Active 106 DOM
28. 2026-10-11
    days on market $140,000 Active 105 DOM
29. 2026-10-10
    days on market $140,000 Active 104 DOM
30. 2026-10-09
    days on market $140,000 Active 103 DOM
31. 2026-10-08
    days on market $140,000 Active 102 DOM
32. 2026-10-07
    days on market $140,000 Active 101 DOM
33. 2026-10-06
    days on market $140,000 Active 100 DOM
34. 2026-10-05
    days on market $140,000 Active 99 DOM
35. 2026-10-04
    days on market $140,000 Active 98 DOM
36. 2026-10-04
    pricedays on market $140,000 Active 97 DOM
37. 2026-10-02
    days on market $150,000 Active 96 DOM
38. 2026-10-01
    days on market $150,000 Active 95 DOM
39. 2026-09-29
    days on market $150,000 Active 93 DOM
40. 2026-09-28
    days on market $150,000 Active 92 DOM
41. 2026-09-27
    days on market $150,000 Active 91 DOM
42. 2026-09-26
    days on market $150,000 Active 90 DOM
43. 2026-09-25
    days on market $150,000 Active 89 DOM
44. 2026-09-24
    days on market $150,000 Active 88 DOM
45. 2026-09-24
    days on market $150,000 Active 87 DOM
46. 2026-09-22
    days on market $150,000 Active 86 DOM
47. 2026-09-20
    days on market $150,000 Active 84 DOM
48. 2026-09-18
    days on market $150,000 Active 82 DOM
49. 2026-09-17
    days on market $150,000 Active 81 DOM
50. 2026-09-16
    days on market $150,000 Active 80 DOM

ⓘ 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: $18,882
• − Mortgage interest: −$7,842
• − Property taxes: −$2,100
• − Insurance: −$700
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − HOA: −$7,788
• − Depreciation: −$4,073
• Taxable loss: −$6,642
• Est. tax savings @ 24.0%: +$1,594
• After-tax cash flow: $-2,887/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 · 13 photos

Good 80/100 Cosmetic rehab Est. rehab $2,660–$7,980 screening

This fully updated, oceanfront condo is in excellent condition with recent upgrades and a great location.

Value-add opportunities

• Both oceanfront balcony — stunning views ↑
• Both landscaping — enhances curb appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 59/100

Zoned Schools

Elementary Coastal Elementary Middle Dixon Middle C NC #106/475 Nat'l #3,276/14,009 High Dixon High B NC #142/535 Nat'l #2,514/17,239

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

C Composite livability gradescore 63/100

Livability — North Topsail Beach

• Score: 63/100
• State rank: #424
• US rank: #15770

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Topsail Beach, NC
• County: Onslow County · 189,789 people
• Metro: Jacksonville, NC
• Population (ZIP): 13,532
• Household income: $88,908
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 2% of renters

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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%

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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%
• Languages at home: 93% English-only · Spanish 4% German/W. Germanic 1% Other Indo-European 1%

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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

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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

Property features AI

Finance

• Other: Zoning: R-5
• HOA & community: Homeowners association with annual feeAssociation amenities include basketball court, tennis courts, laundry, grounds maintenance, structure maintenance, management, trash service, and cable TV

Exterior

• Parking: On-site paved parking lot
• Security: Smoke detector(s)
• Utilities: Public waterSewer availableWater available
• Home design: CondominiumSingle-storyEntry level: 1
• Construction: Vinyl and wood siding with frame constructionPillar/post/pier foundation
• Exterior features: BalconyCovered patio/porchStorm door(s)Shingle roofOceanfront frontagePaved roads and parking lotOn waterfrontHas view

Interior

• Kitchen: Electric ovenElectric cooktopBuilt-in electric ovenRefrigeratorTankless water heater
• Bedrooms: Master downstairs
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heatingOther heatingWall/window air conditioning units
• Interior features: Master bedroom on the main levelCeiling fansStorm windowsFurnished
• Laundry & utility: Laundry available through association

Price history

+12.3% since first listed

22 events — show timeline

• 2026-06-27 Pending — Hive MLS
• 2026-06-02 Listed $160,000 Hive MLS
• 2026-04-30 Listing Removed — Hive MLS
• 2026-03-26 Relisted — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-02-21 Relisted — Hive MLS
• 2026-02-20 Listing Removed — Hive MLS
• 2026-01-27 Relisted — Hive MLS
• 2026-01-26 Listed $180,000 Hive MLS
• 2026-01-26 Listing Removed — Hive MLS
• 2023-01-10 Sold (MLS) $165,000 Hive MLS
• 2023-01-03 Pending — Hive MLS
• 2022-12-01 Price Changed $175,000 Hive MLS
• 2022-11-08 Listed $185,000 Hive MLS
• 2021-05-18 Sold (MLS) $132,500 Hive MLS
• 2021-03-31 Listed $129,900 Hive MLS
• 2014-07-18 Sold (MLS) $67,600 Hive MLS
• 2013-02-13 Listed $73,500 Hive MLS
• 2008-06-10 Listing Removed — Hive MLS
• 2007-12-11 Listed $119,500 Hive MLS
• 2007-11-01 Listing Removed — Hive MLS
• 2007-05-01 Listed $142,500 Hive MLS