14 Sheffield Rd · Piney Green, NC 28546

$164,900

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 50 Days on market

Built 1967 0.46 ac lot Est $202k · 19% under

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Why this score? — see what drove the B- 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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +5.8/10.0
• Schools +3.9/10.0
• Rent growth +3.5/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming brick home on spacious corner lot in Montclair subdivision. Home has new roof and windows. Welcoming eat in kitchen and lots of storage space. Make your appointment to see today!

Key facts

• Wood flooring
• Fully fenced
• Two outbuildings

Tags

• BRICK AND VINYL EXTERIOR
• WOOD FLOORING
• SOLAR PANELS
• SPACIOUS CORNER LOT
• FULLY FENCED
• TWO OUTBUILDINGS

Property features AI

Finance

• Other: Zoning: R-10; Lot dimensions approximately 99 x 198 (0.46 acres)
• HOA & community: No association amenities

Exterior

• Parking: On-site parking; Carport (1 space)
• Utilities: Public water; Septic tank; Water service available
• Home design: Single-family residence; One story (entry level 1); One level
• Construction: Brick and frame construction; Shingle roof
• Exterior features: Chain link fence; Patios/porches: none specified; Exterior details: none specified; Has a view

Interior

• Kitchen: Refrigerator; Dishwasher
• Bedrooms: Master downstairs
• Flooring: Wood floors
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Master bedroom on the main level; Crawl space basement
• Laundry & utility: Washer/dryer locations not specified

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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); 604 active listings in the ZIP; 3 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).
• This rent runs 34% of the median local income ($64k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 13y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $165k implies a 57% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,953 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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?
5. 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?
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: 1.08% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.17%
• DSCR: 1.50
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $202,488
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Oxford Dr	0.10mi	3/1.0	1,130 (-1%)	2mo	$122,999	$109	89
408 Sterling Rd	0.42mi	3/1.5	1,170 (+2%)	4mo	$205,000	$175	73
310 Sterling Rd	0.24mi	3/1.5	1,026 (-10%)	3mo	$160,000	$156	69
111 Yorkshire Dr	0.17mi	3/1.5	1,280 (+12%)	4mo	$202,500	$158	69
7 Princeton Dr	0.17mi	3/1.5	1,030 (-10%)	9mo	$181,891	$177	68
118 Sheffield Rd	0.33mi	3/1.5	1,225 (+7%)	6mo	$232,000	$189	68
5 Oxford Dr	0.19mi	3/1.5	1,040 (-9%)	12mo	$203,000	$195	66
117 Sheffield Rd	0.35mi	3/2.0	1,025 (-10%)	2mo	$214,900	$210	62
325 Sterling Rd	0.28mi	3/2.0	1,225 (+7%)	14mo	$207,500	$169	62
2 Yorkshire Dr	0.25mi	4/2.0 (+1)	1,290 (+13%)	1mo	$231,000	$179	59
174 Old 30 Rd	0.40mi	3/1.0	1,278 (+12%)	13mo	$216,900	$170	49
306 Sheffield Rd	0.60mi	3/2.5	1,032 (-10%)	9mo	$223,000	$216	45

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: 1.2%
• Equity multiple: 1.05×
• Total profit: $2,128
• Equity at exit: $24,587

10-year hold

• IRR: 11.5%
• Equity multiple: 1.94×
• Total profit: $43,264
• Equity at exit: $14,258

Cash invested: $46,172 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,775 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $430

Break-even live

Break-even rent $1,231

Max offer price $164,900

Occupancy floor 71%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 White Stone Ct Jacksonville, NC	4.0	2.0	1460	$2,150	$1.47	21d	1	0.78mi
122 Basswood Ct Jacksonville, NC	3.0	1.0	1104	$1,400	$1.27	21d	1	1.18mi
110 Sycamore Dr Jacksonville, NC	3.0	2.0	1433	$1,750	$1.22	21d	1	1.26mi

Listing history 14 events

1. 2026-06-07
   statusdays on market $164,900 Pending 50 DOM
2. 2026-06-03
   days on market $164,900 Active 49 DOM
3. 2026-06-02
   days on market $164,900 Active 48 DOM
4. 2026-06-01
   days on market $164,900 Active 47 DOM
5. 2026-05-31
   days on market $164,900 Active 46 DOM
6. 2026-05-30
   days on market $164,900 Active 45 DOM
7. 2026-04-28
   price $164,900
8. 2026-04-15
   listed $175,000 Active
9. 2022-07-01
   status Active
10. 2022-05-20
    status Pending
11. 2022-05-06
    listed $169,900 Active
12. 2014-05-02
    soldstatus $105,000
13. 2014-05-01
    soldstatus $104,900 187-char remark

    Show marketing remark (187 chars)

    Charming brick home on spacious corner lot in Montclair subdivision. Home has new roof and windows. Welcoming eat in kitchen and lots of storage space. Make your appointment to see today!

14. 2013-05-20
    listed $104,900 187-char remark

    Show marketing remark (187 chars)

    Charming brick home on spacious corner lot in Montclair subdivision. Home has new roof and windows. Welcoming eat in kitchen and lots of storage space. Make your appointment to see today!

ⓘ 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: $467 · $39/mo
• Projected year-2 tax: $1,352 · $113/mo
• Expected delta: +$885/yr (+$74/mo · 189.3%)

ⓘ 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 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: $21,300
• − Mortgage interest: −$9,237
• − Property taxes: −$467
• − Insurance: −$824
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$4,797
• Taxable income: $2,566
• Est. tax owed @ 24.0%: −$616
• After-tax cash flow: $4,542/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

+57.2% since first listed

8 events — show timeline

• 2026-04-28 Price Changed $164,900 Hive MLS
• 2026-04-15 Listed $175,000 Hive MLS
• 2022-07-01 Relisted — Hive MLS
• 2022-05-20 Pending — Hive MLS
• 2022-05-06 Listed $169,900 Hive MLS
• 2014-05-02 Sold (Public Records) $105,000 Public Records
• 2014-05-01 Sold (MLS) $104,900 Hive MLS
• 2013-05-20 Listed $104,900 Hive MLS

Property tax history

-3.1%/yr

Latest (2025): $467 · +0.0% YoY. Source: county tax records.