290 Broad Creek Loop Rd · Broad Creek, NC 28570

$239,000

3 bd · 2.0 ba · 1,344 sqft · Manufactured public records · 91 Days on market

Built 2001 9,583 sqft lot

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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
• Schools +5.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BOGUE SOUND WATERVIEW! This is it! The perfect affordable second home, retirement, or first time buyer's home. You will absolutely love the beautiful WATERVIEW from this wonderfully maintained doublewide with permanent brick foundation. All furniture and most personal items convey so it's all set up and waiting for you! Covered side deck and lovely landscaping. Close to community boat ramp and fabulous Croatan school district. Don't miss this one!

Key facts

• Covered side deck
• Mature landscaping
• 9,583 sq ft lot

Tags

• BOGUE SOUND WATERVIEW
• COVERED SIDE DECK
• MATURE LANDSCAPING
• CROATAN SCHOOL DISTRICT
• EASY ACCESS TO BOAT RAMPS

Property features AI

Exterior

• Parking: Gravel parking; 2 total parking spaces; 2-car garage
• Utilities: Public water; Water connected; Septic tank sewer service
• Home design: Manufactured home; One level; Residential property
• Construction: Vinyl siding and frame construction; Brick/mortar foundation; Shingle roof; Built on a 0.22-acre lot (lot dimensions: 105 x 175 x 34 x 136)
• Exterior features: Front porch; Rear porch; Has a view

Interior

• Kitchen: Electric oven; Dishwasher; Refrigerator
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Interior features: Furnished; No basement
• Laundry & utility: Washer; Dryer; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $239k.

Deal economics

• At list price, monthly cash flow is $8k ($102k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $239k).
• Recommended offer: $217k (9.0% below list) — sets the bar for market timing.
• Cap rate 49.2% vs local median 22.6% in Broad Creek — 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 64/100 on livability (#340 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety D-.
• Carteret County Public Schools (rural): math 59% / reading 61% proficiency, ranked #31 of 178 in NC (top 17%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Bogue Sound Elementary (math 63% / reading 63%, grade B, #168 of 1,410 statewide, top 12%, 467 students, 99% FRL); Broad Creek Middle (math 63% / reading 68%, grade A-, #28 of 475 statewide, top 6%, 710 students, 100% FRL); Croatan High (math 82% / reading 78%, grade A, #73 of 535 statewide, top 13%, 974 students, 26% FRL) — zoned schools average 75% FRL vs 39% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 216 active listings in the ZIP; 935 units permitted in Carteret County in 2024 (360 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.
• Carteret County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask has dropped $26k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $115k; list at $239k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 5.27% ✓
• Cap rate: 49.19%
• Cash-on-cash: 153.20%
• DSCR: 7.82
• GRM: 1.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.49×
• Total profit: $501,244
• Equity at exit: $35,636

10-year hold

• IRR: —
• Equity multiple: 17.92×
• Total profit: $1,132,008
• Equity at exit: $20,664

Cash invested: $66,920 (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 28570

• Home prices YoY: -16.2%
• Active inventory: 216
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $12,602 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$60 /mo · $718/yr
• Insurance: −$100
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,647
• Net cashflow: $8,477

Break-even live

Break-even rent $1,872

Max offer price $239,000

Occupancy floor 28%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-19
   days on market $239,000 Active 91 DOM
2. 2026-06-18
   days on market $239,000 Active 90 DOM
3. 2026-06-17
   days on market $239,000 Active 89 DOM
4. 2026-06-16
   days on market $239,000 Active 88 DOM
5. 2026-06-15
   days on market $239,000 Active 87 DOM
6. 2026-06-14
   days on market $239,000 Active 85 DOM
7. 2026-06-12
   days on market $239,000 Active 84 DOM
8. 2026-06-09
   days on market $239,000 Active 81 DOM
9. 2026-06-08
   days on market $239,000 Active 80 DOM
10. 2026-06-07
    days on market $239,000 Active 79 DOM
11. 2026-06-05
    pricedays on market $239,000 Active 76 DOM
12. 2026-06-03
    days on market $250,000 Active 75 DOM
13. 2026-06-02
    days on market $250,000 Active 74 DOM
14. 2026-06-01
    days on market $250,000 Active 73 DOM
15. 2026-05-31
    days on market $250,000 Active 72 DOM
16. 2026-05-30
    days on market $250,000 Active 71 DOM
17. 2026-04-13
    price $250,000
18. 2026-03-20
    listed $265,000 Active
19. 2017-01-11
    soldstatus $115,000 451-char remark

    Show marketing remark (451 chars)

    BOGUE SOUND WATERVIEW! This is it! The perfect affordable second home, retirement, or first time buyer's home. You will absolutely love the beautiful WATERVIEW from this wonderfully maintained doublewide with permanent brick foundation. All furniture and most personal items convey so it's all set up and waiting for you! Covered side deck and lovely landscaping. Close to community boat ramp and fabulous Croatan school district. Don't miss this one!

20. 2017-01-11
    soldstatus $115,000

    Show marketing remark (451 chars)

    BOGUE SOUND WATERVIEW! This is it! The perfect affordable second home, retirement, or first time buyer's home. You will absolutely love the beautiful WATERVIEW from this wonderfully maintained doublewide with permanent brick foundation. All furniture and most personal items convey so it's all set up and waiting for you! Covered side deck and lovely landscaping. Close to community boat ramp and fabulous Croatan school district. Don't miss this one!

21. 2016-09-21
    listed $125,000 451-char remark

    Show marketing remark (451 chars)

    BOGUE SOUND WATERVIEW! This is it! The perfect affordable second home, retirement, or first time buyer's home. You will absolutely love the beautiful WATERVIEW from this wonderfully maintained doublewide with permanent brick foundation. All furniture and most personal items convey so it's all set up and waiting for you! Covered side deck and lovely landscaping. Close to community boat ramp and fabulous Croatan school district. Don't miss this one!

22. 2007-04-20
    soldstatus $107,500 382-char remark

    Show marketing remark (382 chars)

    Incredible Sound Views-3 BR,2 Bath Doublewide Mobile Home-Fresh Paint,New Sunburst Front Door,New Outside Heating Unit,Blinds,New Berber Carpet-Spacious Open Floor Plan-Lg Kitchen w/Range w/Oven & New Side by Side Refrigerator-Split BR Floor Plan-MBR has Huge Bath w/Garden Tub-Large Separate Laundry Area opens to Back Yard-COMBO LOCKBOX-EASY TO SHOW Water: Still Has Well Also

23. 2007-04-20
    soldstatus $107,500

    Show marketing remark (382 chars)

    Incredible Sound Views-3 BR,2 Bath Doublewide Mobile Home-Fresh Paint,New Sunburst Front Door,New Outside Heating Unit,Blinds,New Berber Carpet-Spacious Open Floor Plan-Lg Kitchen w/Range w/Oven & New Side by Side Refrigerator-Split BR Floor Plan-MBR has Huge Bath w/Garden Tub-Large Separate Laundry Area opens to Back Yard-COMBO LOCKBOX-EASY TO SHOW Water: Still Has Well Also

24. 2007-04-20
    soldstatus $107,500

    Show marketing remark (382 chars)

    Incredible Sound Views-3 BR,2 Bath Doublewide Mobile Home-Fresh Paint,New Sunburst Front Door,New Outside Heating Unit,Blinds,New Berber Carpet-Spacious Open Floor Plan-Lg Kitchen w/Range w/Oven & New Side by Side Refrigerator-Split BR Floor Plan-MBR has Huge Bath w/Garden Tub-Large Separate Laundry Area opens to Back Yard-COMBO LOCKBOX-EASY TO SHOW Water: Still Has Well Also

25. 2005-10-19
    listed $109,900 382-char remark

    Show marketing remark (382 chars)

    Incredible Sound Views-3 BR,2 Bath Doublewide Mobile Home-Fresh Paint,New Sunburst Front Door,New Outside Heating Unit,Blinds,New Berber Carpet-Spacious Open Floor Plan-Lg Kitchen w/Range w/Oven & New Side by Side Refrigerator-Split BR Floor Plan-MBR has Huge Bath w/Garden Tub-Large Separate Laundry Area opens to Back Yard-COMBO LOCKBOX-EASY TO SHOW Water: Still Has Well Also

26. 2005-10-19
    listed $109,900

    Show marketing remark (382 chars)

    Incredible Sound Views-3 BR,2 Bath Doublewide Mobile Home-Fresh Paint,New Sunburst Front Door,New Outside Heating Unit,Blinds,New Berber Carpet-Spacious Open Floor Plan-Lg Kitchen w/Range w/Oven & New Side by Side Refrigerator-Split BR Floor Plan-MBR has Huge Bath w/Garden Tub-Large Separate Laundry Area opens to Back Yard-COMBO LOCKBOX-EASY TO SHOW Water: Still Has Well Also

27. 2005-03-31
    historical
28. 2004-03-15
    listed $80,900

ⓘ 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: $718 · $60/mo
• Projected year-2 tax: $1,960 · $163/mo
• Expected delta: +$1,242/yr (+$104/mo · 173.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥102°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $151,229
• − Mortgage interest: −$13,388
• − Property taxes: −$718
• − Insurance: −$1,992
• − Repairs & maintenance: −$12,098
• − Management: −$12,098
• − Depreciation: −$6,953
• Taxable income: $103,982
• Est. tax owed @ 24.0%: −$24,956
• After-tax cash flow: $76,765/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: Carteret County Public Schools
• NCES district ID: 3700630
• Math proficiency: 59% ▲ 5.00%
• Reading proficiency: 61% ▲ 2.00%
• Median HH income: $48,330
• Composite: 50.92/100
• National rank: #1786
• State rank: #31 of 178 in NC

Livability — Broad Creek

• Score: 64/100
• State rank: #340
• US rank: #13718

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Broad Creek, NC
• County: Carteret County · 52,389 people
• Metro: Morehead City, NC
• Population (ZIP): 22,197
• Household income: $70,229
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 461.0

Population outlook (Carteret County) Hauer SSP2

• Today (2025): 73,443 people
• By 2030: 75,344 · +2.6%
• By 2040: 78,142 · +6.4%
• By 2050: 80,091 · +9.1%
• By 2075: 86,120 · +17.3%
• By 2100: 89,408 · +21.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 7% Two or more races 6% Black 3% Asian 1%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Romanian 3% Lithuanian 2%
• Foreign-born: 5% · Canada, Dominican Republic
• Languages at home: 92% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · Carteret

• 2024 margin: Solid R (+43.1) · D 28.0% · R 71.1%
• 2008→2024 swing: -8.4pp toward R · 2008: -34.7pp · 2024: -43.1pp
• All cycles: 2024: R+43.1 2020: R+42.0 2016: R+44.5 2012: R+41.0 2008: R+34.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.54%
• Current HPI: 276.6589
• Rent YoY: —
• Metro: Morehead City, 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

+209.0% since first listed

12 events — show timeline

• 2026-04-13 Price Changed $250,000 Hive MLS
• 2026-03-20 Listed $265,000 Hive MLS
• 2017-01-11 Sold (Public Records) $115,000 Public Records
• 2017-01-11 Sold (MLS) $115,000 Hive MLS
• 2016-09-21 Listed $125,000 Hive MLS
• 2007-04-20 Sold (Public Records) $107,500 Public Records
• 2007-04-20 Sold (MLS) $107,500 Hive MLS
• 2007-04-20 Sold (MLS) $107,500 Hive MLS
• 2005-10-19 Listed $109,900 Hive MLS
• 2005-10-19 Listed $109,900 Hive MLS
• 2005-03-31 Listing Removed — Hive MLS
• 2004-03-15 Listed $80,900 Hive MLS

Property tax history

+3.4%/yr

Latest (2025): $718 · +41.5% YoY. Source: county tax records.