Hyacinth Plan · Castle Hayne, NC 28429

$295,990

3 bd · 2.5 ba · 1,856 sqft · SingleFamily · 160 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 +7.6/30.0
• 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 +2.3/10.0
• DSCR +1.7/10.0
• 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 — $358,546.

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 $-424 ($-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 $260k (12.2% below list).
• Recommended offer: $260k (12.2% 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: 302 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 43% 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 160 days — a 12% lower offer ($260k) is reasonable based on typical stale-listing flexibility.

Recommended offer $259,990 (12.2% 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 160 days. Have you received any prior offers? Is the seller open to a 12% 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: 0.73% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.07%
• DSCR: 0.77
• GRM: 11.5

CMA / ARV

• ARV (median comp): $358,546
• List price: $295,990
• Delta: -17.45%
• 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
1201 Saint Augustine Dr	0.94mi	4/2.0 (+1)	1,829 (-2%)	0mo	$365,000	$200	55
1121 Saint Augustine Dr Lot 37	0.76mi	4/2.5 (+1)	1,896 (+2%)	2mo	$369,000	$195	55
6220 Centipede Pl	0.90mi	4/2.0 (+1)	1,810 (-2%)	6mo	$395,000	$218	49
4333 Rough Stalk Ln Lot 295	1.08mi	4/2.0 (+1)	1,774 (-4%)	3mo	$418,990	$236	48
6201 Centipede Pl Lot 163	0.85mi	4/2.0 (+1)	1,811 (-2%)	7mo	$375,000	$207	48
1218 Saint Augustine Dr	0.98mi	4/2.0 (+1)	1,803 (-3%)	6mo	$359,000	$199	48
4314 Rough Stalk Ln Lot 308	1.10mi	4/2.0 (+1)	1,774 (-4%)	4mo	$401,490	$226	47
6205 Centipede Pl	0.85mi	3/2.0	1,640 (-12%)	0mo	$345,000	$210	43
2233 Emerald Ave	1.03mi	3/2.0	1,642 (-12%)	1mo	$350,000	$213	43
2173 Emerald Ave	0.91mi	4/2.5 (+1)	1,987 (+7%)	7mo	$365,000	$184	43
4334 Rough Stalk Ln Lot 313	1.10mi	3/2.0	1,618 (-13%)	5mo	$392,490	$243	38
2238 Emerald Ave Lot 242	1.04mi	3/2.0	1,618 (-13%)	6mo	$345,000	$213	37

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: -24.9%
• Equity multiple: 0.15×
• Total profit: $-85,060
• Equity at exit: $53,460

10-year hold

• IRR: -20.7%
• Equity multiple: -0.08×
• Total profit: $-108,675
• Equity at exit: $31,001

Cash invested: $100,393 (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 · 7 under contract
• Months of supply: 36.0 mo (3%/mo absorbed)
• Median asking: $387,251 ($206/sqft)
• Median days on market: 149 d
• This list price: 11% of active listings are priced below it
• ARV vs active asking: -6.4% 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: 302
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,600 high
• Mortgage (P&I): −$1,880
• Tax est. 1.5%: −$448 /mo · $5,378/yr
• Insurance: −$149
• HOA: −$0
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-424

Break-even live

Break-even rent $3,136

Max offer price $297,206

Occupancy floor —

Sensitivity live

Price	-10% $-176	-5% $-300	+0% $-424	+5% $-548	+10% $-672
Rent	-10% $-629	-5% $-527	+0% $-424	+5% $-321	+10% $-219
Rate	-1.0pp $-243	-0.5pp $-333	base $-424	+0.5pp $-517	+1.0pp $-611

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: $89,637
• Closing costs: $10,756
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5300 Sidbury Rd Castle Hayne, NC	4.0	3.5	2074	$2,624	$1.26	0d	10	0.12mi
4605 Sidbury Xing Castle Hayne, NC	1.0–3.0	1.0–2.0	1031	$2,066	$2.00	0d	58	0.29mi
6105 Dichondra Dr Castle Hayne, NC	3.0–5.0	2.0–3.0	2064	$2,391	$1.16	0d	7	0.70mi
4413 Cohan Cir Wilmington, NC	1.0–3.0	1.0–3.0	979	$1,698	$1.73	0d	9	1.18mi
307 Deerfield Rd Castle Hayne, NC	3.0	2.0	1380	$2,500	$1.81	7d	1	1.34mi
4348 Majesty Dr Unit 362 Castle Hayne, NC	4.0	2.5	1948	$2,400	$1.23	51d	1	1.38mi
4339 Majesty Dr Castle Hayne, NC	4.0	2.5	1554	$1,800	$1.16	2d	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. 2026-11-08
   days on market $295,990 Active 160 DOM
2. 2026-11-07
   days on market $295,990 Active 159 DOM
3. 2026-11-06
   days on market $295,990 Active 158 DOM
4. 2026-11-05
   days on market $295,990 Active 157 DOM
5. 2026-11-04
   days on market $295,990 Active 156 DOM
6. 2026-11-02
   days on market $295,990 Active 154 DOM
7. 2026-11-01
   days on market $295,990 Active 153 DOM
8. 2026-10-31
   days on market $295,990 Active 152 DOM
9. 2026-10-30
   days on market $295,990 Active 151 DOM
10. 2026-10-29
    days on market $295,990 Active 150 DOM
11. 2026-10-28
    days on market $295,990 Active 149 DOM
12. 2026-10-27
    days on market $295,990 Active 148 DOM
13. 2026-10-26
    days on market $295,990 Active 147 DOM
14. 2026-10-25
    days on market $295,990 Active 146 DOM
15. 2026-10-24
    days on market $295,990 Active 145 DOM
16. 2026-10-23
    days on market $295,990 Active 144 DOM
17. 2026-10-22
    days on market $295,990 Active 143 DOM
18. 2026-10-21
    days on market $295,990 Active 142 DOM
19. 2026-10-20
    days on market $295,990 Active 141 DOM
20. 2026-10-19
    days on market $295,990 Active 140 DOM
21. 2026-10-18
    days on market $295,990 Active 139 DOM
22. 2026-10-17
    days on market $295,990 Active 138 DOM
23. 2026-10-16
    days on market $295,990 Active 137 DOM
24. 2026-10-15
    days on market $295,990 Active 136 DOM
25. 2026-10-14
    days on market $295,990 Active 135 DOM
26. 2026-10-13
    days on market $295,990 Active 134 DOM
27. 2026-10-12
    days on market $295,990 Active 133 DOM
28. 2026-10-11
    days on market $295,990 Active 132 DOM
29. 2026-10-10
    days on market $295,990 Active 131 DOM
30. 2026-10-09
    days on market $295,990 Active 130 DOM
31. 2026-10-08
    days on market $295,990 Active 129 DOM
32. 2026-10-07
    days on market $295,990 Active 128 DOM
33. 2026-10-06
    days on market $295,990 Active 127 DOM
34. 2026-10-05
    days on market $295,990 Active 126 DOM
35. 2026-10-04
    days on market $295,990 Active 125 DOM
36. 2026-10-03
    days on market $295,990 Active 124 DOM
37. 2026-10-02
    days on market $295,990 Active 123 DOM
38. 2026-10-01
    days on market $295,990 Active 122 DOM
39. 2026-09-30
    days on market $295,990 Active 121 DOM
40. 2026-09-29
    days on market $295,990 Active 120 DOM
41. 2026-09-28
    days on market $295,990 Active 119 DOM
42. 2026-09-27
    days on market $295,990 Active 118 DOM
43. 2026-09-26
    days on market $295,990 Active 117 DOM
44. 2026-09-25
    days on market $295,990 Active 116 DOM
45. 2026-09-24
    days on market $295,990 Active 115 DOM
46. 2026-09-24
    days on market $295,990 Active 114 DOM
47. 2026-09-22
    days on market $295,990 Active 113 DOM
48. 2026-09-21
    days on market $295,990 Active 112 DOM
49. 2026-09-20
    days on market $295,990 Active 111 DOM
50. 2026-09-19
    days on market $295,990 Active 110 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: $31,199
• − Mortgage interest: −$20,084
• − Property taxes: −$5,378
• − Insurance: −$1,793
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − Depreciation: −$10,430
• Taxable loss: −$11,479
• Est. tax savings @ 24.0%: +$2,755
• After-tax cash flow: $-2,332/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%
• 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)