Bedford INT Plan · Southport, NC 28461

$257,670

3 bd · 3.0 ba · 1,787 sqft · Townhouse · 133 Days on market

Excellent condition Garage $265/mo HOA · 12% of rent

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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).

• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Condition / age +5.0/5.0
• Livability +3.8/5.0
• Rent growth +2.7/5.0
• Cash flow +1.3/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The Bedford I offers a thoughtfully designed single-level layout, creating the perfect balance of comfort and versatility. The open concept living area seamlessly connects the kitchen, dining, and living room, providing an ideal space for everyday living and entertaining. A private owner's suite is tucked toward the rear of the home, featuring a spacious layout, walk-in closet, and well-appointed bath for a true retreat. Two additional bedrooms and a full bath are positioned separately, offering privacy for guests or family.

Key facts

• $265 HOA
• Garage
• Listed 133 days

🏗️ New construction. The $257,670 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $486,220.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $258k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-2k ($-23k/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (20.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (17.2% below list).
• Recommended offer: $205k (20.2% below list) — sets the bar for cash-flow.
• Cap rate 1.5% vs local median 2.7% in Southport — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 76/100 on livability (#35 in NC, #3,475 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, employment A-; Watch: 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: Southport Elementary (math 59% / reading 56%, grade C+, #245 of 1,410 statewide, top 18%, 403 students, 99% FRL); South Brunswick Middle (math 41% / reading 49%, grade D, #160 of 475 statewide, top 35%, 572 students, 100% FRL); South Brunswick High (math 62% / reading 57%, grade C+, #216 of 535 statewide, top 43%, 1,172 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: Rents flat; 1204 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 6,112 units permitted in Brunswick County in 2024 (990 in 5+ unit buildings).
• This rent runs 31% of the median local income ($83k/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 $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Brunswick County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 133 days — a 12% lower offer ($227k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,494 (20.2% 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 133 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.44% ✗
• Cap rate: 1.50%
• Cash-on-cash: -17.10%
• DSCR: 0.24
• GRM: 19.0

CMA / ARV

• ARV (median comp): $486,220
• List price: $257,670
• Delta: -47.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
778 Pelican Cove Way SE #303	0.11mi	4/2.0 (+1)	1,741 (-3%)	3mo	$337,530	$194	79
774 Pelican Cove Way SE #302	0.11mi	3/2.0	1,583 (-11%)	0mo	$307,900	$195	71
3129 Weather Side Dr SE #153	0.05mi	3/2.5	1,498 (-16%)	2mo	$322,400	$215	69
3121 Weather Side Dr SE #151	0.03mi	3/2.0	1,500 (-16%)	0mo	$299,900	$200	69
767 Pelican Cove Way SE #213	0.15mi	3/2.0	1,583 (-11%)	3mo	$339,000	$214	68
3125 Weather Side Dr SE #152	0.04mi	4/2.5 (+1)	2,117 (+18%)	3mo	$359,900	$170	64
3332 Island Lakes Dr	1.12mi	3/2.0	1,774 (-1%)	1mo	$478,603	$270	59
3404 Lake Club Cir	0.99mi	3/2.0	1,946 (+9%)	7mo	$504,068	$259	41
3391 Lake Club Cir	0.94mi	3/3.0	2,136 (+20%)	3mo	$548,686	$257	38
3741 Canary Ln	0.78mi	3/2.0	2,087 (+17%)	2mo	$564,000	$270	34
3316 Island Lakes Dr	1.08mi	4/3.0 (+1)	2,129 (+19%)	6mo	$507,500	$238	30
3400 Lake Club Cir	0.98mi	4/3.0 (+1)	2,129 (+19%)	7mo	$503,929	$237	29

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 · 0.74% rent growth · sell at horizon

5-year hold

• IRR: -52.7%
• Equity multiple: -0.52×
• Total profit: $-206,899
• Equity at exit: $72,497

10-year hold

• IRR: —
• Equity multiple: -1.62×
• Total profit: $-357,079
• Equity at exit: $42,039

Cash invested: $136,142 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 2 active · 1 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $272,400 ($152/sqft)
• Median days on market: 149 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +78.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 28461

• Rents YoY: 0.7%
• Active inventory: 1204
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,133 medium
• Mortgage (P&I): −$2,550
• Tax est. 1.5%: −$608 /mo · $7,293/yr
• Insurance: −$203
• HOA: −$265
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-1,940

Break-even live

Break-even rent $4,589

Max offer price $205,494

Occupancy floor —

Sensitivity live

Price	-10% $-1,604	-5% $-1,772	+0% $-1,940	+5% $-2,108	+10% $-2,276
Rent	-10% $-2,109	-5% $-2,024	+0% $-1,940	+5% $-1,856	+10% $-1,772
Rate	-1.0pp $-1,695	-0.5pp $-1,816	base $-1,940	+0.5pp $-2,066	+1.0pp $-2,194

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: $121,555
• Closing costs: $14,587
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3025 Headwater Dr SE Southport, NC	1.0–3.0	1.0–2.0	1017	$1,925	$1.89	0d	64	0.27mi
1045 Woodsia Way Southport, NC	1.0–3.0	1.0–2.0	1041	$2,834	$2.72	0d	17	1.01mi

Property features AI

Finance

• Other: Address: 3105 Weather Side Dr SE, Southport, NC 28461List price $257,670
• HOA & community: Association fee of $265

Exterior

• Parking: 1 garage space (1 parking space total)
• Home design: New construction inventory (Plan)
• Exterior features: Living area approximately 1,787

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan: Bedford INTActive listing

Listing history 50 events

1. 2026-09-23
   days on market $257,670 Active 133 DOM
2. 2026-09-22
   days on market $257,670 Active 132 DOM
3. 2026-09-21
   days on market $257,670 Active 131 DOM
4. 2026-09-20
   days on market $257,670 Active 130 DOM
5. 2026-09-19
   days on market $257,670 Active 129 DOM
6. 2026-09-18
   days on market $257,670 Active 128 DOM
7. 2026-09-17
   days on market $257,670 Active 127 DOM
8. 2026-09-16
   days on market $257,670 Active 126 DOM
9. 2026-09-14
   days on market $257,670 Active 124 DOM
10. 2026-09-13
    days on market $257,670 Active 123 DOM
11. 2026-09-12
    days on market $257,670 Active 122 DOM
12. 2026-09-11
    days on market $257,670 Active 121 DOM
13. 2026-09-06
    days on market $257,670 Active 115 DOM
14. 2026-09-04
    days on market $257,670 Active 114 DOM
15. 2026-09-03
    days on market $257,670 Active 113 DOM
16. 2026-08-31
    days on market $257,670 Active 110 DOM
17. 2026-08-30
    days on market $257,670 Active 109 DOM
18. 2026-08-29
    days on market $257,670 Active 108 DOM
19. 2026-08-28
    days on market $257,670 Active 107 DOM
20. 2026-08-27
    days on market $257,670 Active 106 DOM
21. 2026-08-25
    days on market $257,670 Active 104 DOM
22. 2026-08-24
    days on market $257,670 Active 103 DOM
23. 2026-08-23
    days on market $257,670 Active 102 DOM
24. 2026-08-22
    days on market $257,670 Active 101 DOM
25. 2026-08-21
    days on market $257,670 Active 100 DOM
26. 2026-08-20
    days on market $257,670 Active 99 DOM
27. 2026-08-19
    days on market $257,670 Active 98 DOM
28. 2026-08-18
    days on market $257,670 Active 97 DOM
29. 2026-08-17
    days on market $257,670 Active 96 DOM
30. 2026-08-16
    days on market $257,670 Active 95 DOM
31. 2026-08-15
    days on market $257,670 Active 94 DOM
32. 2026-08-14
    days on market $257,670 Active 93 DOM
33. 2026-08-13
    days on market $257,670 Active 92 DOM
34. 2026-08-12
    days on market $257,670 Active 91 DOM
35. 2026-08-11
    days on market $257,670 Active 90 DOM
36. 2026-08-10
    days on market $257,670 Active 89 DOM
37. 2026-08-09
    days on market $257,670 Active 88 DOM
38. 2026-08-08
    days on market $257,670 Active 87 DOM
39. 2026-08-07
    days on market $257,670 Active 86 DOM
40. 2026-08-06
    days on market $257,670 Active 85 DOM
41. 2026-08-05
    days on market $257,670 Active 84 DOM
42. 2026-08-04
    days on market $257,670 Active 83 DOM
43. 2026-08-03
    days on market $257,670 Active 82 DOM
44. 2026-07-31
    days on market $257,670 Active 79 DOM
45. 2026-07-30
    days on market $257,670 Active 77 DOM
46. 2026-07-27
    days on market $257,670 Active 75 DOM
47. 2026-07-25
    days on market $257,670 Active 73 DOM
48. 2026-07-24
    days on market $257,670 Active 72 DOM
49. 2026-07-23
    days on market $257,670 Active 71 DOM
50. 2026-07-22
    days on market $257,670 Active 70 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 9/10 Extreme 7 d/yr ≥103°F today · 19 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 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: $25,597
• − Mortgage interest: −$27,236
• − Property taxes: −$7,293
• − Insurance: −$2,431
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − HOA: −$3,180
• − Depreciation: −$14,145
• Taxable loss: −$32,784
• Est. tax savings @ 24.0%: +$7,868
• After-tax cash flow: $-15,412/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 · 4 photos

Excellent 100/100 None rehab

The Bedford I townhouse is in excellent condition with no visible repairs or maintenance needed. It offers a thoughtfully designed single-level layout and is move-in ready, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances — Modernizes the kitchen and appeals to potential buyers ↑
• Resale Bathroom fixtures — Modernizes the bathrooms and appeals to potential buyers ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Southport Elementary C+ NC #245/1,410 Nat'l #8,415/41,679 Middle South Brunswick Middle D NC #160/475 Nat'l #4,622/14,009 High South Brunswick High C+ NC #216/535 Nat'l #3,588/17,239

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

B Composite livability gradescore 76/100

Livability — Southport

• Score: 76/100
• State rank: #35
• US rank: #3475

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Brunswick County · 152,111 people
• City population: 23,762
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• Population (ZIP): 23,762
• Household income: $82,692
• Rent vs Own: 12.8% rent · 87.2% own
• Severe rent burden: 6% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Black 4% Hispanic / Latino 3%
• Common ancestry: Romanian 4% Slovak 3% Serbian 3%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 2%

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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: ▼ -195.19%
• Current HPI: 142.5667
• Rent YoY: ▲ 0.74%
• Metro: Myrtle Beach-Conway-North Myrtle Beach, SC-NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

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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

Property features AI

Finance

• Other: Address: 3105 Weather Side Dr SE, Southport, NC 28461List price $257,670
• HOA & community: Association fee of $265

Exterior

• Parking: 1 garage space (1 parking space total)
• Home design: New construction inventory (Plan)
• Exterior features: Living area approximately 1,787

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms
• Interior features: Plan: Bedford INTActive listing