3563 Wigeon Way · Leland, NC 28479

$317,000

3 bd · 2.0 ba · 1,481 sqft · SingleFamily public records · 41 Days on market

Built 2023 Good condition 6,490 sqft lot Est $401k · 21% under $90/mo HOA · 3% of rent ↓ 3% since listing

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Why this score? — see what drove the C+ 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 +17.3/30.0
• ARV discount +15.0/15.0
• Appreciation +5.6/10.0
• DSCR +5.4/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0

Listing remarks

YES THE PRICE WENT UP. Welcome home to 3563 Wigeon Way -- and yes, you're reading this right. We were sitting as one of the lowest price-per-square-foot homes in the entire Leland area at $315,000. The market didn't blink, so we bumped it to $317,000. Bold move? Maybe. But this one's worth it. Here's what you get: a sharp 3BD/2BA, 1,475 SF home with a 2-car garage, open-concept living, a stainless steel kitchen, and an owner's suite with a walk-in closet and oversized shower. Add top-tier community amenities (pools, clubhouse, playground, trails) and you've got a home that's honestly too good to rent out. But that's exactly where it's headed. Come July 1st, it hits the rental market. So her

Key facts

• Walk-in closet
• Community amenities
• Oversized shower

Tags

• OPEN-CONCEPT LIVING SPACE
• STAINLESS STEEL APPLIANCES
• WALK-IN CLOSET
• OVERSIZED SHOWER
• SMART HOME FEATURES
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Zoning: Le-Pud
• HOA & community: Homeowners association with clubhouse, playground, and management; Annual association fee: $1,080 (approximately $90/month); Community features include pool, sidewalks, and street lights

Exterior

• Parking: Attached garage; Garage faces front; Concrete driveway; 2 garage spaces (2 total parking spaces)
• Security: Smoke detector(s)
• Utilities: Public water; Sewer available; Water available
• Home design: Single-family residence; One story; Entry level: 1; Vinyl siding and frame construction
• Construction: Shingle roof; Slab foundation; Built with vinyl siding and frame
• Exterior features: Covered patio; Patio; Interior lot; Paved road frontage; City street and state road access; Has a view

Interior

• Kitchen: Electric oven; Dishwasher; Microwave; Disposal
• Bedrooms: Total rooms: 5 (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Heat pump cooling
• Interior features: Walk-in closets; Kitchen island; Pantry; Accessible full bathroom; Smoke detectors; Energy-efficient lighting and thermostat
• Laundry & utility: Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $317k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $230 ($3k/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 $291k (8.1% below list).
• Recommended offer: $291k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.2% in Leland — 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 68/100 on livability (#177 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: health & safety D, amenities F, commute F.
• Brunswick County Schools (rural): math 45% / reading 47% proficiency, ranked #82 of 178 in NC (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Town Creek Elementary (math 50% / reading 53%, grade C-, #392 of 1,410 statewide, top 28%, 654 students, 100% FRL); Leland Middle (math 26% / reading 36%, grade F, #326 of 475 statewide, top 69%, 780 students, 100% FRL); North Brunswick High (math 57% / reading 49%, grade C-, #281 of 535 statewide, top 53%, 1,450 students, 100% FRL) — zoned schools average 100% FRL vs 53% district-wide (46 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 188 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $4k appreciation (1.2% local appreciation)).
• Brunswick County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $89k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($307k) is reasonable based on typical stale-listing flexibility.

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 $291,363 (8.1% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $401,351
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6488 Pinnacle Pt	0.26mi	3/2.0	1,507 (+2%)	2mo	$335,000	$222	83
2672 Silverweed Ct	0.25mi	2/2.0 (-1)	1,549 (+5%)	3mo	$380,000	$245	73
342 Heartwood Dr #2	0.47mi	2/2.0 (-1)	1,492 (+1%)	5mo	$404,843	$271	68
2664 Silverweed Ct	0.25mi	2/2.0 (-1)	1,345 (-9%)	3mo	$411,760	$306	66
9634 Large Oak Ct	0.57mi	3/2.0	1,416 (-4%)	1mo	$335,000	$237	65
5027 Meadow Buttercup Ct #207	0.42mi	2/2.0 (-1)	1,403 (-5%)	5mo	$400,000	$285	62
420 St Kitts Way	0.72mi	3/2.0	1,505 (+2%)	6mo	$340,000	$226	59
346 Heartwood Dr #3	0.47mi	2/2.0 (-1)	1,403 (-5%)	6mo	$389,000	$277	59
9638 Large Oak Ct Lot 71	0.58mi	3/2.0	1,618 (+9%)	1mo	$347,500	$215	57
5308 Black Oak Ct	0.61mi	3/2.0	1,359 (-8%)	3mo	$324,000	$238	56
350 Heartwood Dr #4	0.48mi	2/2.0 (-1)	1,345 (-9%)	4mo	$375,000	$279	54
1319 Star Grass Way	0.69mi	2/2.0 (-1)	1,404 (-5%)	1mo	$445,000	$317	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.23% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.27×
• Total profit: $24,164
• Equity at exit: $112,083

10-year hold

• IRR: 9.4%
• Equity multiple: 2.17×
• Total profit: $103,810
• Equity at exit: $151,983

Cash invested: $88,760 (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 28479

• Home prices YoY: 0.8%
• Active inventory: 188
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,914 high
• Mortgage (P&I): −$1,662
• Tax from tax record: −$188 /mo · $2,251/yr
• Insurance: −$132
• HOA: −$90
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $230

Break-even live

Break-even rent $2,623

Max offer price $317,000

Occupancy floor 87%

Sensitivity live

Price	-10% $409	-5% $319	+0% $230	+5% $140	+10% $50
Rent	-10% $0	-5% $115	+0% $230	+5% $345	+10% $460
Rate	-1.0pp $389	-0.5pp $310	base $230	+0.5pp $148	+1.0pp $64

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: $79,250
• Closing costs: $9,510
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4756 Scaup Way Winnabow, NC	3.0	2.0	1618	$3,500	$2.16	14d	1	0.19mi
819 Meadowsweet Ln Leland, NC	2.0	2.0	1011	$2,300	$2.27	24d	1	1.09mi
136 N Palm Dr Winnabow, NC	3.0	2.0	1235	$1,850	$1.50	24d	1	1.34mi
136 N Palm Dr Winnabow, NC	3.0	2.0	1235	$1,850	$1.50	14d	1	1.34mi
1001 Hunterstone Dr Leland, NC	1.0–3.0	1.0–2.0	850	$1,482	$1.74	14d	29	1.40mi
2108 Silty Soil Ct Leland, NC	2.0–3.0	2.5	1442	$2,074	$1.44	14d	23	1.40mi

HOA detail

• Monthly dues: $90 · $1,080/yr
• Likely covers: pool

Listing history 18 events

1. 2026-06-18
   days on market $317,000 Active 41 DOM
2. 2026-06-17
   days on market $317,000 Active 40 DOM
3. 2026-06-16
   pricedays on market $317,000 Active 39 DOM
4. 2026-06-15
   days on market $315,000 Active 38 DOM
5. 2026-06-14
   days on market $315,000 Active 36 DOM
6. 2026-06-13
   days on market $315,000 Active 35 DOM
7. 2026-06-10
   days on market $315,000 Active 33 DOM
8. 2026-06-09
   days on market $315,000 Active 32 DOM
9. 2026-06-08
   days on market $315,000 Active 31 DOM
10. 2026-06-07
    days on market $315,000 Active 30 DOM
11. 2026-06-05
    days on market $315,000 Active 27 DOM
12. 2026-06-03
    days on market $315,000 Active 26 DOM
13. 2026-06-02
    pricedays on market $315,000 Active 25 DOM
14. 2026-06-01
    days on market $330,000 Active 24 DOM
15. 2026-05-31
    days on market $330,000 Active 23 DOM
16. 2026-05-30
    days on market $330,000 Active 22 DOM
17. 2026-05-12
    price $330,000
18. 2026-05-08
    listed $339,000 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: $2,251 · $188/mo
• Projected year-2 tax: $2,599 · $217/mo
• Expected delta: +$349/yr (+$29/mo · 15.5%)

ⓘ 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 9/10 Extreme 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,964
• − Mortgage interest: −$17,757
• − Property taxes: −$2,251
• − Insurance: −$1,585
• − Repairs & maintenance: −$2,797
• − Management: −$2,797
• − HOA: −$1,080
• − Depreciation: −$9,222
• Taxable loss: −$2,525
• Est. tax savings @ 24.0%: +$606
• After-tax cash flow: $3,363/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It has a modern kitchen, two bathrooms, and a well-maintained exterior. The home is move-in ready and has a good resale and rental value. Consider painting the exterior and interior walls, updating the flooring, and adding smart home features to further increase its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Updating the flooring in the living areas — New flooring can improve the overall look and feel of the home.
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality.
• Both Adding smart home features — Smart home features can increase convenience and add value to the home.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Updating the flooring in the living areas — New flooring can improve the overall look and feel of the home. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the home's appeal and functionality. ↑
• Both Adding smart home features — Smart home features can increase convenience and add value to the home. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and add value to the home. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Brunswick County Schools
• NCES district ID: 3700420
• Math proficiency: 45% ▲ 4.00%
• Reading proficiency: 47% ▲ 4.00%
• Median HH income: $47,494
• Composite: 39.23/100
• National rank: #4011
• State rank: #82 of 178 in NC

Livability — Leland

• Score: 68/100
• State rank: #177
• US rank: #9158

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Leland, NC
• City population: 46,933
• Population (ZIP): 6,971

Population outlook (Brunswick County) Hauer SSP2

• Today (2025): 152,111 people
• By 2030: 165,705 · +8.9%
• By 2040: 188,494 · +23.9%
• By 2050: 206,228 · +35.6%
• By 2075: 237,876 · +56.4%
• By 2100: 251,451 · +65.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Black 13% Two or more races 13% Hispanic / Latino 3%
• Common ancestry: Serbian 2% Slovak 2% Italian 2%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Brunswick

• 2024 margin: Strong R (+24.9) · D 37.2% · R 62.0%
• 2008→2024 swing: -6.9pp toward R · 2008: -17.9pp · 2024: -24.9pp
• All cycles: 2024: R+24.9 2020: R+25.0 2016: R+28.7 2012: R+22.2 2008: R+17.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.23%
• Current HPI: 159.4516
• Rent YoY: —
• Metro: —
• 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

-2.7% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $330,000 Hive MLS
• 2026-05-08 Listed $339,000 Hive MLS

Property tax history

+0.0%/yr

Latest (2025): $2,251 · +0.0% YoY. Source: county tax records.