6 Lakewood Ct · Jacksonville, NC 28546

$227,500

3 bd · 1.5 ba · 1,256 sqft · SingleFamily public records · 59 Days on market

Built 1980 6,098 sqft lot Est $217k · at est.

---

Why this score? — see what drove the F 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 +7.4/30.0
• ARV discount +5.4/15.0
• Schools +3.9/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home needs repairs and updating - think of it as a blank canvas ready for your vision! Sold as-is perfect for investors, handy homeowners or anyone looking to roll up their sleeves.

Key facts

• Cul-de-sac
• 6,098 sq ft lot
• Built 1980

Tags

• CUL-DE-SAC
• NUMEROUS IMPROVEMENTS
• PRIVACY OF CUL-DE-SAC LIVING
• WELL CARED FOR PROPERTY
• HIGHLY DESIRABLE AREA

Property features AI

Exterior

• Parking: On-site paved parking
• Utilities: Public water; Public sewer; No additional utilities listed
• Home design: Single family residence; One-story; Entry on level 1; Located on a cul-de-sac; Subdivision: Lakewood; Facing/directions: Gum Branch Road to Lakewood Drive to Lakewood Court
• Construction: Vinyl siding with frame construction; Shingle roof; Built on crawl space
• Exterior features: Patio; Porch; Has view; No additional exterior features listed

Interior

• Kitchen: Refrigerator; Electric range
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Has cooling
• Interior features: Refrigerator; Electric range
• Laundry & utility: Washer hookup in kitchen; Crawl space (no basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $228k.

Deal economics

• At list price, monthly cash flow is $-291 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $142k (37.6% below list).
• Recommended offer: $142k (37.6% below list) — sets the bar for 1% rule.

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: Parkwood Elementary (math 62% / reading 62%, grade B, #179 of 1,410 statewide, top 14%, 503 students, 52% FRL); Jacksonville Commons Middle (math 39% / reading 47%, grade D-, #191 of 475 statewide, top 41%, 1,011 students, 64% FRL); Jacksonville High (math 52% / reading 66%, grade C+, #233 of 535 statewide, top 44%, 1,423 students, 44% FRL) — zoned schools average 53% FRL vs 37% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 612 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.
• Current owner paid $161k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% 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 $141,862 (37.6% 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 59 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
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: 0.62% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.48%
• DSCR: 0.76
• GRM: 13.4

CMA / ARV

• ARV (on-the-fly): $217,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Cardinal Rd	0.25mi	3/2.0	1,250 (-0%)	2mo	$167,000	$134	84
400 N Pine Cone Ln	0.32mi	3/1.5	1,212 (-4%)	6mo	$225,000	$186	74
314 Cardinal Rd	0.29mi	3/1.0	1,304 (+4%)	8mo	$213,000	$163	72
103 Brookdale Plz	0.29mi	3/1.5	1,320 (+5%)	9mo	$212,230	$161	71
209 Cardinal Rd	0.17mi	3/1.5	1,085 (-14%)	1mo	$215,000	$198	69
201 N Willow Ln	0.32mi	3/2.0	1,176 (-6%)	5mo	$220,000	$187	69
411 Cardinal Dr	0.44mi	3/2.0	1,248 (-1%)	11mo	$220,000	$176	67
304 S Willow Ln	0.36mi	3/2.0	1,360 (+8%)	9mo	$245,000	$180	60
203 Dennis Rd	0.53mi	3/2.0	1,159 (-8%)	4mo	$200,000	$173	57
302 S Willow Ln	0.35mi	3/2.0	1,415 (+13%)	8mo	$235,000	$166	54
136 Sandy Dr	0.31mi	4/2.0 (+1)	1,404 (+12%)	8mo	$210,000	$150	52
1020 Foscue Dr	0.44mi	3/2.0	1,415 (+13%)	9mo	$244,000	$172	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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -24.9%
• Equity multiple: 0.15×
• Total profit: $-54,218
• Equity at exit: $33,921

10-year hold

• IRR: -18.7%
• Equity multiple: -0.04×
• Total profit: $-66,196
• Equity at exit: $19,670

Cash invested: $63,700 (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: 612
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,419 high
• Mortgage (P&I): −$1,193
• Tax from tax record: −$124 /mo · $1,483/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$298
• Net cashflow: $-291

Break-even live

Break-even rent $1,787

Max offer price $176,150

Occupancy floor —

Sensitivity live

Price	-10% $-162	-5% $-226	+0% $-291	+5% $-355	+10% $-419
Rent	-10% $-403	-5% $-347	+0% $-291	+5% $-235	+10% $-179
Rate	-1.0pp $-176	-0.5pp $-233	base $-291	+0.5pp $-350	+1.0pp $-410

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: $56,875
• Closing costs: $6,825
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
231A Lakewood Dr Jacksonville, NC	2.0	1.0	880	$1,095	$1.24	23d	1	0.10mi
5049 Western Blvd Jacksonville, NC	1.0–3.0	1.0–2.0	1118	$1,649	$1.47	15d	1	0.36mi
2318 Indian Dr Unit B-7 Jacksonville, NC	2.0	1.0	1120	$995	$0.89	23d	1	0.41mi
100 Windsor Cir Jacksonville, NC	3.0	1.0–2.5	1033	$1,657	$1.60	15d	11	0.42mi
2322 Indian Dr Unit A-3 Jacksonville, NC	2.0	1.0	1120	$1,150	$1.03	15d	1	0.43mi
1004 Banister Loop Jacksonville, NC	2.0	2.5	1024	$1,250	$1.22	23d	1	0.48mi
2005 Banister Loop Jacksonville, NC	2.0	2.5	1098	$1,150	$1.05	23d	1	0.49mi
5001 Grandeur Ave Jacksonville, NC	2.0	2.5	1024	$1,350	$1.32	23d	1	0.52mi
2015 Gum Branch Rd Jacksonville, NC	1.0–3.0	1.0–2.0	1194	$1,746	$1.46	15d	17	0.73mi
1 S Onsville Pl Jacksonville, NC	2.0	1.5	992	$1,395	$1.41	23d	1	0.88mi
106 Brenda Dr Jacksonville, NC	2.0	1.0	983	$1,300	$1.32	23d	1	0.90mi
200 Carmen Ave Jacksonville, NC	1.0–2.0	1.0–1.5	871	$1,320	$1.52	15d	6	0.90mi
220 Audubon Dr Jacksonville, NC	3.0	2.0	1554	$1,875	$1.21	23d	1	0.96mi
100 Delaney Dr Jacksonville, NC	1.0–3.0	1.0–2.0	1150	$1,650	$1.43	15d	11	1.08mi
1030 Daniel Dr Jacksonville, NC	3.0	2.0	1872	$2,000	$1.07	23d	1	1.15mi
319 Bracken Pl Jacksonville, NC	2.0	3.0	992	$1,150	$1.16	23d	1	1.35mi
1003 Wt Whitehead Dr Jacksonville, NC	3.0	2.0	1225	$1,890	$1.54	23d	1	1.39mi
606 Springwood Dr Jacksonville, NC	3.0	3.0	1069	$1,500	$1.40	23d	1	1.48mi

Listing history 26 events

1. 2026-06-21
   days on market $227,500 Active 59 DOM
2. 2026-06-19
   days on market $227,500 Active 57 DOM
3. 2026-06-18
   days on market $227,500 Active 56 DOM
4. 2026-06-17
   days on market $227,500 Active 55 DOM
5. 2026-06-16
   days on market $227,500 Active 54 DOM
6. 2026-06-15
   days on market $227,500 Active 53 DOM
7. 2026-06-14
   days on market $227,500 Active 51 DOM
8. 2026-06-13
   days on market $227,500 Active 50 DOM
9. 2026-06-10
   days on market $227,500 Active 48 DOM
10. 2026-06-09
    days on market $227,500 Active 47 DOM
11. 2026-06-09
    days on market $227,500 Active 46 DOM
12. 2026-06-07
    days on market $227,500 Active 45 DOM
13. 2026-06-03
    days on market $227,500 Active 41 DOM
14. 2026-06-02
    days on market $227,500 Active 40 DOM
15. 2026-06-01
    days on market $227,500 Active 39 DOM
16. 2026-05-31
    days on market $227,500 Active 38 DOM
17. 2026-05-30
    days on market $227,500 Active 37 DOM
18. 2026-05-11
    price $229,900
19. 2026-04-23
    listed $232,900 Active
20. 2026-03-24
    soldstatus $161,000 Closed 186-char remark

    Show marketing remark (186 chars)

    This home needs repairs and updating - think of it as a blank canvas ready for your vision! Sold as-is perfect for investors, handy homeowners or anyone looking to roll up their sleeves.

21. 2026-03-24
    soldstatus $161,000

    Show marketing remark (186 chars)

    This home needs repairs and updating - think of it as a blank canvas ready for your vision! Sold as-is perfect for investors, handy homeowners or anyone looking to roll up their sleeves.

22. 2026-02-12
    status Pending 186-char remark

    Show marketing remark (186 chars)

    This home needs repairs and updating - think of it as a blank canvas ready for your vision! Sold as-is perfect for investors, handy homeowners or anyone looking to roll up their sleeves.

23. 2026-02-02
    listed $155,000 Active 186-char remark

    Show marketing remark (186 chars)

    This home needs repairs and updating - think of it as a blank canvas ready for your vision! Sold as-is perfect for investors, handy homeowners or anyone looking to roll up their sleeves.

24. 2025-06-02
    historical
25. 2024-08-27
    price $210,000
26. 2024-06-14
    listed $225,000 Active

ⓘ 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: $1,483 · $124/mo
• Projected year-2 tax: $1,866 · $155/mo
• Expected delta: +$383/yr (+$32/mo · 25.8%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,023
• − Mortgage interest: −$12,744
• − Property taxes: −$1,483
• − Insurance: −$1,138
• − Repairs & maintenance: −$1,362
• − Management: −$1,362
• − Depreciation: −$6,618
• Taxable loss: −$7,682
• Est. tax savings @ 24.0%: +$1,844
• After-tax cash flow: $-1,644/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): 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

+2.2% since first listed

9 events — show timeline

• 2026-05-11 Price Changed $229,900 Hive MLS
• 2026-04-23 Listed $232,900 Hive MLS
• 2026-03-24 Sold (Public Records) $161,000 Public Records
• 2026-03-24 Sold (MLS) $161,000 Hive MLS
• 2026-02-12 Pending — Hive MLS
• 2026-02-02 Listed $155,000 Hive MLS
• 2025-06-02 Listing Removed — Hive MLS
• 2024-08-27 Price Changed $210,000 Hive MLS
• 2024-06-14 Listed $225,000 Hive MLS

Property tax history

+2.6%/yr

Latest (2025): $1,483 · +0.0% YoY. Source: county tax records.