211 Bracken Pl · Jacksonville, NC 28540

$168,000

2 bd · 1.5 ba · 1,320 sqft · Townhouse public records · 17 Days on market

Built 1979 2,483 sqft lot Est $168k · at est.

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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 +13.1/30.0
• ARV discount +7.4/15.0
• DSCR +3.9/10.0
• Schools +3.9/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect starter home or investment property. 2 Bed 1 1/2 bath townhome is conveniently located in Jacksonville. Located near Camp Lejeune, MCAS, restaurants, schools, entertainment and more. New roof in 2021.

Key facts

• Patio area
• Fenced in backyard
• Seamless flow

Tags

• TWO STORY LAYOUT
• SEAMLESS FLOW
• FIREPLACE
• PATIO AREA
• LOW MAINTENANCE LOT
• FENCED IN BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $168k.

Deal economics

• At list price, monthly cash flow is $-6 ($-67/yr) — negative.
• To cash-flow at today's rent, offer at most $167k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (20.8% below list).
• Recommended offer: $133k (20.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: employment D, crime F, 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: Northwoods Elementary (math 42% / reading 47%, grade F, #574 of 1,410 statewide, top 43%, 351 students, 69% FRL); Northwoods Park Middle (math 34% / reading 46%, grade F, #222 of 475 statewide, top 49%, 688 students, 52% FRL); Jacksonville High (math 52% / reading 66%, grade C+, #233 of 535 statewide, top 44%, 1,423 students, 44% FRL) — zoned schools average 55% FRL vs 37% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.5%/yr); 380 active listings in the ZIP; 14 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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: severe wind risk, 98% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,081 (20.8% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.79% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $167,640
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Greenford Pl	0.04mi	2/2.0	1,304 (-1%)	10mo	$178,000	$137	86
208 Bracken Pl	0.03mi	2/1.5	1,468 (+11%)	23mo	$180,000	$123	60
114 N Onsville Pl	0.60mi	2/1.5	1,241 (-6%)	3mo	$158,000	$127	59
119 N Onsville Pl	0.58mi	2/1.5	1,256 (-5%)	8mo	$160,000	$127	58
120 N Onsville Pl	0.56mi	2/1.5	1,198 (-9%)	12mo	$165,000	$138	48
112 N Onsville Pl	0.60mi	2/1.5	1,407 (+7%)	15mo	$168,000	$119	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 · 4.47% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.46×
• Total profit: $-25,627
• Equity at exit: $25,049

10-year hold

• IRR: -4.4%
• Equity multiple: 0.69×
• Total profit: $-14,508
• Equity at exit: $14,526

Cash invested: $47,040 (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 28540

• Home prices YoY: -21.5%
• Rents YoY: 4.5%
• Active inventory: 380
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,331 high
• Mortgage (P&I): −$881
• Tax from tax record: −$106 /mo · $1,271/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $-6

Break-even live

Break-even rent $1,338

Max offer price $167,011

Occupancy floor 95%

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: $42,000
• Closing costs: $5,040
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
319 Bracken Pl Jacksonville, NC	2.0	3.0	992	$1,150	$1.16	20d	1	0.08mi
16 White Oak St Jacksonville, NC	3.0	2.0	1150	$1,650	$1.43	20d	1	0.53mi
113 N Shore Dr Jacksonville, NC	3.0	1.0	1126	$1,395	$1.24	20d	1	0.53mi
200 Carmen Ave Jacksonville, NC	1.0–2.0	1.0–1.5	871	$1,320	$1.52	13d	6	0.55mi
1 S Onsville Pl Jacksonville, NC	2.0	1.5	992	$1,395	$1.41	20d	1	0.56mi
106 Brenda Dr Jacksonville, NC	2.0	1.0	983	$1,300	$1.32	20d	1	0.57mi
129 Sanders St Jacksonville, NC	3.0	2.0	1198	$1,450	$1.21	20d	1	0.62mi
508 Henderson Dr Jacksonville, NC	3.0	1.0	1050	$1,400	$1.33	20d	1	0.68mi
220 Audubon Dr Jacksonville, NC	3.0	2.0	1554	$1,875	$1.21	20d	1	0.88mi
1030 Daniel Dr Jacksonville, NC	3.0	2.0	1872	$2,000	$1.07	20d	1	1.05mi
2322 Indian Dr Unit A-3 Jacksonville, NC	2.0	1.0	1120	$1,150	$1.03	13d	1	1.10mi
2318 Indian Dr Unit B-7 Jacksonville, NC	2.0	1.0	1120	$995	$0.89	20d	1	1.10mi
1025 Kensington Dr Jacksonville, NC	1.0–3.0	1.0–2.0	1150	$1,435	$1.25	13d	8	1.42mi
1025 Kensington Dr Jacksonville, NC	1.0–3.0	1.0–2.0	1150	$1,430	$1.24	20d	1	1.42mi

Listing history 9 events

1. 2026-04-14
   status Pending
2. 2026-03-28
   listed $168,000 Active
3. 2024-05-15
   soldstatus $165,000
4. 2024-04-14
   listed $165,000 Active
5. 2024-04-14
   historical
6. 2024-04-12
   historical
7. 2021-10-22
   soldstatus $92,000 208-char remark

   Show marketing remark (208 chars)

   Perfect starter home or investment property. 2 Bed 1 1/2 bath townhome is conveniently located in Jacksonville. Located near Camp Lejeune, MCAS, restaurants, schools, entertainment and more. New roof in 2021.

8. 2021-08-19
   listed $97,000 208-char remark

   Show marketing remark (208 chars)

   Perfect starter home or investment property. 2 Bed 1 1/2 bath townhome is conveniently located in Jacksonville. Located near Camp Lejeune, MCAS, restaurants, schools, entertainment and more. New roof in 2021.

9. 2006-08-11
   soldstatus $82,000

ⓘ 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: $1,271 · $106/mo
• Projected year-2 tax: $1,378 · $115/mo
• Expected delta: +$106/yr (+$9/mo · 8.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥107°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,970
• − Mortgage interest: −$9,411
• − Property taxes: −$1,271
• − Insurance: −$840
• − Repairs & maintenance: −$1,278
• − Management: −$1,278
• − Depreciation: −$4,887
• Taxable loss: −$2,994
• Est. tax savings @ 24.0%: +$719
• After-tax cash flow: $651/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 — 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): 49,141
• Household income: $65,625
• Rent vs Own: 38.2% rent · 61.8% own
• Severe rent burden: 1304.0

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 0.58)
• Race & ethnicity: White 62% Black 14% Hispanic / Latino 14% Two or more races 13% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 6%
• Common ancestry: Italian 3% Serbian 2% Romanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 90% English-only · Spanish 7% Chinese 1% Other Asian/Pacific 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: ▼ -60.11%
• Current HPI: 219.5571
• Rent YoY: ▲ 4.47%
• 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

+104.9% since first listed

9 events — show timeline

• 2026-04-14 Pending — Hive MLS
• 2026-03-28 Listed $168,000 Hive MLS
• 2024-05-15 Sold (Public Records) $165,000 Public Records
• 2024-04-14 Listed $165,000 Hive MLS
• 2024-04-14 Listing Removed — Hive MLS
• 2024-04-12 Coming Soon — Hive MLS
• 2021-10-22 Sold (MLS) $92,000 Hive MLS
• 2021-08-19 Listed $97,000 Hive MLS
• 2006-08-11 Sold (Public Records) $82,000 Public Records

Property tax history

-0.1%/yr

Latest (2025): $1,271 · +0.0% YoY. Source: county tax records.