Hyacinth Plan · Castle Hayne, NC 28429

$295,990

3 bd · 2.5 ba · 1,856 sqft · SingleFamily · 115 Days on market

Good condition

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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).

• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

This two-story townhome includes a first-floor primary suite, two secondary bedrooms, and two-and-one-half bathrooms. Immediately inside the entrance is the open concept two-story great room with an optional fireplace that flows directly into the eat-in area and kitchen with access to the covered porch. There is an optional wraparound porch for the front entry and an optional pet pad for the eat-in space. The coveted downstairs primary suite features a walk-in closet and an optional boxed ceiling and dual vanities. A laundry room is located just outside of the primary suite for ultimate convenience and offers an optional bench and cubby and deluxe cabinets for extra storage.

Key facts

• Covered porch
• Dual vanities
• Laundry room

Tags

• FIRST FLOOR PRIMARY SUITE
• OPEN CONCEPT GREAT ROOM
• COVERED PORCH
• WALK IN CLOSET
• DUAL VANITIES
• LAUNDRY ROOM

🏗️ New construction. The $295,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $358,953.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $296k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-391 ($-5k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (10.6% below list).
• Recommended offer: $264k (10.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#335 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: health & safety D, amenities F, commute F.
• New Hanover County Schools (urban): math 48% / reading 53% proficiency, ranked #61 of 178 in NC (top 34%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Castle Hayne Elementary (math 47% / reading 53%, grade D+, #409 of 1,410 statewide, top 29%, 459 students, 99% FRL); Holly Shelter Middle (math 39% / reading 43%, grade F, #209 of 475 statewide, top 45%, 858 students, 100% FRL); Emsley A Laney High (math 62% / reading 63%, grade B-, #179 of 535 statewide, top 34%, 2,220 students, 42% FRL) — zoned schools average 80% FRL vs 42% district-wide (39 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 263 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); 2,581 units permitted in New Hanover County in 2024 (1,185 in 5+ unit buildings).
• This rent runs 44% of the median local income ($72k/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 $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• New Hanover County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($269k) is reasonable based on typical stale-listing flexibility.

Recommended offer $264,486 (10.6% 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 115 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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 D-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: 0.74% ✗
• Cap rate: 4.99%
• Cash-on-cash: -4.67%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (median comp): $358,953
• List price: $295,990
• Delta: -17.54%
• 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
1121 Saint Augustine Dr Lot 37	0.76mi	4/2.5 (+1)	1,896 (+2%)	0mo	$369,000	$195	56
6220 Centipede Pl	0.90mi	4/2.0 (+1)	1,810 (-2%)	5mo	$395,000	$218	50
4333 Rough Stalk Ln Lot 295	1.08mi	4/2.0 (+1)	1,774 (-4%)	1mo	$418,990	$236	50
6201 Centipede Pl Lot 163	0.85mi	4/2.0 (+1)	1,811 (-2%)	5mo	$375,000	$207	50
1218 Saint Augustine Dr	0.98mi	4/2.0 (+1)	1,803 (-3%)	5mo	$359,000	$199	49
4314 Rough Stalk Ln Lot 308	1.10mi	4/2.0 (+1)	1,774 (-4%)	3mo	$401,490	$226	48
2173 Emerald Ave	0.91mi	4/2.5 (+1)	1,987 (+7%)	5mo	$365,000	$184	44
4334 Rough Stalk Ln Lot 313	1.10mi	3/2.0	1,618 (-13%)	3mo	$392,490	$243	39
2238 Emerald Ave Lot 242	1.04mi	3/2.0	1,618 (-13%)	4mo	$345,000	$213	38
2206 Emerald Ave	0.95mi	3/2.0	1,653 (-11%)	9mo	$350,000	$212	37
1221 Saint Augustine Dr	0.99mi	3/2.0	1,618 (-13%)	8mo	$345,000	$213	35
5813 Sidbury Rd	0.64mi	4/3.0 (+1)	1,558 (-16%)	10mo	$395,000	$254	30

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.2%
• Equity multiple: 0.17×
• Total profit: $-83,042
• Equity at exit: $53,521

10-year hold

• IRR: -19.5%
• Equity multiple: -0.04×
• Total profit: $-104,233
• Equity at exit: $31,036

Cash invested: $100,507 (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: 18 active · 3 under contract
• Months of supply: 21.6 mo (5%/mo absorbed)
• Median asking: $369,990 ($210/sqft)
• Median days on market: 104 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: -8.1% vs current asking $/sqft

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

ZIP-level market 28429

• Active inventory: 263
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,645 high
• Mortgage (P&I): −$1,882
• Tax est. 1.5%: −$449 /mo · $5,384/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-391

Break-even live

Break-even rent $3,140

Max offer price $302,345

Occupancy floor —

Sensitivity live

Price	-10% $-143	-5% $-267	+0% $-391	+5% $-515	+10% $-639
Rent	-10% $-600	-5% $-496	+0% $-391	+5% $-287	+10% $-182
Rate	-1.0pp $-210	-0.5pp $-300	base $-391	+0.5pp $-484	+1.0pp $-579

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: $89,738
• Closing costs: $10,769
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 Sidbury Rd Castle Hayne, NC	4.0	3.5	2074	$2,714	$1.31	0d	7	0.12mi
4605 Sidbury Crossing Dr Castle Hayne, NC	1.0–3.0	1.0–2.0	1031	$2,041	$1.98	0d	76	0.29mi
6105 Dichondra Dr Castle Hayne, NC	3.0–5.0	2.0–3.0	2064	$2,301	$1.11	0d	9	0.70mi
4413 Cohan Cir Wilmington, NC	1.0–3.0	1.0–3.0	979	$1,736	$1.77	0d	12	1.18mi
4348 Majesty Dr Unit 362 Castle Hayne, NC	4.0	2.5	1948	$2,400	$1.23	6d	1	1.38mi
4339 Majesty Dr Castle Hayne, NC	4.0	2.5	1554	$2,300	$1.48	0d	1	1.40mi

Property features AI

Finance

• Financial info: List price $295,990

Exterior

• Home design: Single-family home (new construction plan)Active listing
• Construction: Hyacinth plan (new construction)Built/Listed in 2026
• Exterior features: Listing address: 1030 Rodanthe Ave, Castle Hayne, NC 28429

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan: Hyacinth (new construction plan)

Listing history 50 events

1. 2026-09-24
   days on market $295,990 Active 115 DOM
2. 2026-09-24
   days on market $295,990 Active 114 DOM
3. 2026-09-22
   days on market $295,990 Active 113 DOM
4. 2026-09-21
   days on market $295,990 Active 112 DOM
5. 2026-09-20
   days on market $295,990 Active 111 DOM
6. 2026-09-19
   days on market $295,990 Active 110 DOM
7. 2026-09-18
   days on market $295,990 Active 109 DOM
8. 2026-09-17
   days on market $295,990 Active 108 DOM
9. 2026-09-16
   days on market $295,990 Active 107 DOM
10. 2026-09-15
    days on market $295,990 Active 106 DOM
11. 2026-09-14
    days on market $295,990 Active 105 DOM
12. 2026-09-13
    days on market $295,990 Active 104 DOM
13. 2026-09-12
    days on market $295,990 Active 103 DOM
14. 2026-09-11
    days on market $295,990 Active 102 DOM
15. 2026-09-05
    days on market $295,990 Active 96 DOM
16. 2026-09-04
    days on market $295,990 Active 95 DOM
17. 2026-09-03
    days on market $295,990 Active 94 DOM
18. 2026-08-31
    days on market $295,990 Active 91 DOM
19. 2026-08-30
    days on market $295,990 Active 90 DOM
20. 2026-08-29
    days on market $295,990 Active 89 DOM
21. 2026-08-28
    days on market $295,990 Active 88 DOM
22. 2026-08-27
    days on market $295,990 Active 87 DOM
23. 2026-08-25
    days on market $295,990 Active 85 DOM
24. 2026-08-24
    days on market $295,990 Active 84 DOM
25. 2026-08-23
    days on market $295,990 Active 83 DOM
26. 2026-08-22
    days on market $295,990 Active 82 DOM
27. 2026-08-21
    days on market $295,990 Active 81 DOM
28. 2026-08-20
    days on market $295,990 Active 80 DOM
29. 2026-08-19
    days on market $295,990 Active 79 DOM
30. 2026-08-18
    days on market $295,990 Active 78 DOM
31. 2026-08-17
    days on market $295,990 Active 77 DOM
32. 2026-08-16
    days on market $295,990 Active 76 DOM
33. 2026-08-15
    days on market $295,990 Active 75 DOM
34. 2026-08-14
    days on market $295,990 Active 74 DOM
35. 2026-08-13
    days on market $295,990 Active 73 DOM
36. 2026-08-12
    days on market $295,990 Active 72 DOM
37. 2026-08-11
    days on market $295,990 Active 71 DOM
38. 2026-08-10
    days on market $295,990 Active 70 DOM
39. 2026-08-09
    days on market $295,990 Active 69 DOM
40. 2026-08-08
    days on market $295,990 Active 68 DOM
41. 2026-08-07
    days on market $295,990 Active 67 DOM
42. 2026-08-06
    days on market $295,990 Active 66 DOM
43. 2026-08-05
    days on market $295,990 Active 65 DOM
44. 2026-08-04
    days on market $295,990 Active 64 DOM
45. 2026-08-03
    days on market $295,990 Active 63 DOM
46. 2026-07-31
    days on market $295,990 Active 60 DOM
47. 2026-07-30
    days on market $295,990 Active 59 DOM
48. 2026-07-29
    days on market $295,990 Active 58 DOM
49. 2026-07-27
    days on market $295,990 Active 56 DOM
50. 2026-07-25
    days on market $295,990 Active 54 DOM

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

Taxation est. · year 1

• Rental income: $31,738
• − Mortgage interest: −$20,107
• − Property taxes: −$5,384
• − Insurance: −$1,795
• − Repairs & maintenance: −$2,539
• − Management: −$2,539
• − Depreciation: −$10,442
• Taxable loss: −$11,068
• Est. tax savings @ 24.0%: +$2,656
• After-tax cash flow: $-2,038/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 None rehab

This two-story townhome is in excellent condition with modern finishes and a good curb appeal. It is move-in ready and would benefit from a fresh coat of paint and some high-end updates to further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Resale Replace countertops with quartz or granite — High-end countertops add value and appeal to potential buyers ↑
• Both Install smart home technology — Modernizes the home and adds convenience for both buyers and renters ↑

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Castle Hayne Elementary D+ NC #409/1,410 Nat'l #12,529/41,679 Middle Holly Shelter Middle F NC #209/475 Nat'l #5,727/14,009 High Emsley A Laney High B- NC #179/535 Nat'l #3,176/17,239

Schools (NCES district)

• District: New Hanover County Schools
• NCES district ID: 3703330
• Math proficiency: 48% ▼ -3.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $49,406
• Composite: 43.13/100
• National rank: #3081
• State rank: #61 of 178 in NC

C Composite livability gradescore 65/100

Livability — Castle Hayne

• Score: 65/100
• State rank: #335
• US rank: #13604

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New Hanover County · 259,517 people
• City population: 9,662
• Metro: Wilmington, NC
• Population (ZIP): 9,662
• Household income: $72,337
• Rent vs Own: 13.9% rent · 86.1% own

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Population outlook (New Hanover County) Hauer SSP2

• Today (2025): 259,517 people
• By 2030: 279,586 · +7.7%
• By 2040: 318,223 · +22.6%
• By 2050: 354,831 · +36.7%
• By 2075: 437,158 · +68.5%
• By 2100: 486,769 · +87.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 14% Hispanic / Latino 8% Two or more races 6%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 94% English-only · Spanish 5% German/W. Germanic 1%

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Political lean MEDSL · New Hanover

• 2024 margin: Toss-up / Even · D 49.8% · R 49.1% · Other 1.1%
• 2008→2024 swing: +2.0pp toward D · 2008: -1.4pp · 2024: 0.6pp
• All cycles: 2024: D+0.6 2020: D+2.1 2016: R+4.1 2012: R+4.7 2008: R+1.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -120.39%
• Current HPI: 220.4084
• Rent YoY: —
• Metro: Wilmington, 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

• Financial info: List price $295,990

Exterior

• Home design: Single-family home (new construction plan)Active listing
• Construction: Hyacinth plan (new construction)Built/Listed in 2026
• Exterior features: Listing address: 1030 Rodanthe Ave, Castle Hayne, NC 28429

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Interior features: Plan: Hyacinth (new construction plan)