599 Haws Run Rd · Jacksonville, NC 28540

$185,000

4 bd · 2.0 ba · 2,498 sqft · SingleFamily public records · 253 Days on market

Built 1952 0.63 ac 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 +17.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• Schools +3.9/10.0
• 1% rule +3.6/10.0
• Rent growth +3.6/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL! Spacious 3 bedroom, 3 full bath home with 2,498 sqft with plenty of potential located off of Haws Run. Home is being sold AS IS and utilities will not be turned on.

Key facts

• 0.63 acre lot
• 2 garage spots
• Built 1952

Property features AI

Exterior

• Parking: Attached 2-car garage; 2 covered parking spaces
• Utilities: Public water; Septic tank and holding tank for sewer
• Home design: Residential single-family home; R-8N residential zoning
• Construction: Brick veneer exterior
• Exterior features: Screened rear porch; Porch

Interior

• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Hardwood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning
• Interior features: Carpet and hardwood flooring; No fireplace; Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $141 ($2k/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 $160k (13.6% below list).
• Recommended offer: $160k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: Southwest Elementary (math 48% / reading 46%, grade D-, #497 of 1,410 statewide, top 38%, 742 students, 58% 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).
• Market conditions: Rents rising fast (+4.5%/yr); 386 active listings in the ZIP; 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 253 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $45k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $159,859 (13.6% below list)

Questions for the listing agent

1. It's been on market 253 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.86% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.26%
• DSCR: 1.15
• GRM: 9.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.47% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.64×
• Total profit: $-18,683
• Equity at exit: $27,584

10-year hold

• IRR: 1.3%
• Equity multiple: 1.10×
• Total profit: $5,131
• Equity at exit: $15,995

Cash invested: $51,800 (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: 386
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,599 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$75 /mo · $898/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $141

Break-even live

Break-even rent $1,420

Max offer price $185,000

Occupancy floor 86%

Sensitivity live

Price	-10% $246	-5% $193	+0% $141	+5% $88	+10% $36
Rent	-10% $15	-5% $78	+0% $141	+5% $204	+10% $267
Rate	-1.0pp $234	-0.5pp $188	base $141	+0.5pp $93	+1.0pp $44

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $185,000 Active 253 DOM
2. 2026-06-19
   days on market $185,000 Active 251 DOM
3. 2026-06-18
   days on market $185,000 Active 250 DOM
4. 2026-06-17
   days on market $185,000 Active 249 DOM
5. 2026-06-16
   days on market $185,000 Active 248 DOM
6. 2026-06-15
   days on market $185,000 Active 247 DOM
7. 2026-06-14
   days on market $185,000 Active 245 DOM
8. 2026-06-13
   days on market $185,000 Active 244 DOM
9. 2026-06-10
   days on market $185,000 Active 242 DOM
10. 2026-06-09
    days on market $185,000 Active 241 DOM
11. 2026-06-09
    days on market $185,000 Active 240 DOM
12. 2026-06-07
    days on market $185,000 Active 239 DOM
13. 2026-06-03
    days on market $185,000 Active 235 DOM
14. 2026-06-02
    days on market $185,000 Active 234 DOM
15. 2026-06-01
    days on market $185,000 Active 233 DOM
16. 2026-05-31
    days on market $185,000 Active 232 DOM
17. 2026-05-30
    days on market $185,000 Active 231 DOM
18. 2026-01-05
    price $185,000
19. 2025-12-04
    price $190,000
20. 2025-11-02
    price $199,000
21. 2025-10-19
    price $215,000
22. 2025-10-11
    listed $230,000 Active
23. 2022-05-23
    soldstatus $294,000
24. 2021-12-10
    soldstatus $75,000 182-char remark

    Show marketing remark (182 chars)

    INVESTOR SPECIAL! Spacious 3 bedroom, 3 full bath home with 2,498 sqft with plenty of potential located off of Haws Run. Home is being sold AS IS and utilities will not be turned on.

25. 2021-11-05
    listed $99,500 182-char remark

    Show marketing remark (182 chars)

    INVESTOR SPECIAL! Spacious 3 bedroom, 3 full bath home with 2,498 sqft with plenty of potential located off of Haws Run. Home is being sold AS IS and utilities will not be turned on.

26. 2017-02-16
    soldstatus $120,000

ⓘ 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: $898 · $75/mo
• Projected year-2 tax: $1,517 · $126/mo
• Expected delta: +$619/yr (+$52/mo · 68.9%)

ⓘ 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 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,183
• − Mortgage interest: −$10,363
• − Property taxes: −$898
• − Insurance: −$925
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$5,382
• Taxable loss: −$1,454
• Est. tax savings @ 24.0%: +$349
• After-tax cash flow: $2,039/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

• 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

+54.2% since first listed

9 events — show timeline

• 2026-01-05 Price Changed $185,000 LPRMLS
• 2025-12-04 Price Changed $190,000 LPRMLS
• 2025-11-02 Price Changed $199,000 LPRMLS
• 2025-10-19 Price Changed $215,000 LPRMLS
• 2025-10-11 Listed $230,000 LPRMLS
• 2022-05-23 Sold (Public Records) $294,000 Public Records
• 2021-12-10 Sold (MLS) $75,000 Hive MLS
• 2021-11-05 Listed $99,500 Hive MLS
• 2017-02-16 Sold (Public Records) $120,000 Public Records

Property tax history

-2.3%/yr

Latest (2025): $898 · +0.0% YoY. Source: county tax records.